Sound Transit Combined - Redacted - Redacted - CROW

November 3, 2014
Doug Haffie, Sr.

Contracts Specialist
Sound Transit Procurement and Contracts Division
401 South Jackson Street
Seattle, 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 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
TABLE OF CONTENTS
TRANSMITTAL LETTER
01
PROLOGUE
16
I. DEVELOPMENT PROGRAM
103
II. FINANCIAL CAPACITY AND PROJECT

FINANCIALS
157
III. PROJECT APPROACH
173
IV. TRANSACTION STRUCTURE

APPENDIX
PROLOGUE
PROLOGUE
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 leadingedge 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 COMMUNITY
We 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 SPACES
Well-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 DEPENDENCE
To 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 vast
majority 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.
CONNECT PEOPLE AND BUILDINGS TO NATURE

We 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 ALTERNATIVES
As 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 FEET
We 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 ART
We 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 REAL
Our 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
meaningful
experiences.
INTEGRATE SCHOOLS AND NEIGHBORHOODS
Schools 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 MATTER
Historical 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.
raise b + c
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 PLAZA
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a
o
The success of the plaza is critical to the success of the project. Programming,
br
not only for the Farmers Market but other formal and informal activities,
ensures its daily vibrancy.
connect east/west
denn
connections to Plaza and Festival Street
The Plaza and its surrounding landscape will feel comfortable to individuals,
large crowds, or clusters of small groups.
e. j
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
ay
adw
playing with their parents, dining at local restaurants.
bro
denn
open corners to park
Adjacent residential uses provide eyes on the Plaza to promote a sense of

public safety.
EAST WEST CONNECTIONS
Strong, pedestrian-focused east-west connections leverage Broadways vitality,
drawing activity into the heart of the Plaza.
east west connections
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.
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adw
denn
bro
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.
north view
scale to context
importance of Cal Anderson Park
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.
SUSTAINABILITY
As 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.
th
10
denn
scale of neighboring buildings
ave
MENDING THE FABRIC

Broadway 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 ALL
Light 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.
AUTHENTICITY
Create 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
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.
C3
B5
B3
C2
B2
URBAN DESIGN GOALS

ARCHITECTURE
B1
C1
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.
A3
A2
A1 Scale of the first two floors
North Station Entry
complements the station entry

A2 Building mass recedes to the pass-a1
through
A3 Building steps down at Denny to
create an intimate roof garden
B1 Playground activates the eastern
two-story
masssite
relates
to station
isometric
view
from entry
northwest
a2
step-back marks passageway
a3
low-roof creats amenity with views to park
b1
large pass-through houses play area
b2
b3
edge of the plaza and opens up to the b4

pass-through
A1
c1
massing shift marks entrance to denny
bay distinguishes pass-through
c2
slot reveals residential entry
recess reduces bulk and creats balcony zone
c3
balcony zone fosters strong park connection
step-back opens plaza to park
A3
B2 The stair tower provides eyes on the
plaza and locates the pass-through.
C1
B3 Continuous balconies animate the
Plaza and Park edges
B4
B4 Bays and balconies break down
B3
building mass adjacent to L3 zone
B2
B5 Building angles open the Plaza to
the Park
South Station Entry
C1 The shift in mass addresses the
C3
Plaza
C2 Notch reveals the residential
entrance
isometric site view from southeast
C3 Building mass steps down to the
Park and reveals the transit entrance
a3
low-roof creats amenity with views to park
b2
bay distinguishes pass-through
b3
recess reduces bulk and creats balcony zone
opensPROPERTIES
plaza to park
b4 step-back
CAPITOL
HILL
REDEVELOPMENT
c1
massing shift marks entrance to denny
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
vegetated wall
landscape in food cultivation
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 highdemand 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
plaza
mid-block / plinth
entries / accents
sidewalks
bike parking
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
10
lighting
wayfinding
11
13
SITE A
I. DEVELOPMENT PROGRAM
(THIS WILL BE REPLACED WITH A TABBED DIVIDER)
OVERALL PROGRAM APPROACH
A MASTER DEVELOPER APPROACH
We create
vibrant,
sustainable and
inspiring places
where people can
live, work and
learn.
16
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 A
Site 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
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-NORTH
Site 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.
17
EXPLANATION AND NARRATIVE TEXT
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-SOUTH
Site 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 C
Site 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.
18
SITE A
SITE A
(THIS WILL BE REPLACED WITH A TABBED DIVIDER)
RETAIL APPROACH - BROADWAY AND DENNY

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.
20
SITE A
A1.1 BROADWAY RETAIL WINDOW
CONTRIBUTION TO ACTIVATION OF THE
PEDESTRIAN ENVIRONMENT
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 passthrough 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 passthrough.

A1.2 DENNY WAY RETAIL WINDOW
CONTRIBUTION TO ACTIVATION OF THE
PEDESTRIAN ENVIRONMENT
A1.3 RETAIL BAY SPACE DIMENSIONS

(WIDTH AND DEPTH) TO ENCOURAGE LOCAL
NON-FORMULA RETAIL USES
The programming of the retail south of the passthrough 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.
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.
21

A1.4 RETAIL FLOOR TO CEILING HEIGHT
The floor to ceiling height in A North and A South will
be twenty feet.
A1.5 LEASING STRATEGY
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:
SITE A
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 everexpanding 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.
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
22

A1.6 USE OF RETAIL ARCHITECT
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.
A1.7 RELATIONSHIP TO/WITH THE CAPITOL HILL

CHAMBER OF COMMERCE
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.
23
RETAIL APPROACH - BROADWAY
SITE A
A1.8 CONTINUOUS RETAIL/COMMERCIAL FRONTAGE

Continuous retail frontage is provided along Broadway between the station
entry to the north and Denny Way to the south
A1.9 WEATHER PROTECTION
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
A1.10 Wood Storefront
A1.10 RETAIL FACADE: TRANSPARENCY, STORE FRONT DESIGN

INTEGRATION WITH GROUND FLOOR SETBACKS
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
A1.10 Pivot Doors
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
A1.11 SIGNAGE CONCEPTS AND LIGHTING SOLUTIONS INTEGRATION WITH FACADE
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, evenlydistributed, integral illumination such as neon or LED
The sidewalk will be illuminated by integrated canopy lighting
A1.11 Local retail signage
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
24
A1.11 Totem Sign
A1.11
A1.9
A1.8
A1.10
A1.12
SITE A NORTH
A1.9
A1.12
A1.10
SITE A SOUTH
25
SITE A
A1.12 RETAIL RELATIONSHIP TO SIDEWALK TREATMENT,

ACTIVATION FOR PEDESTRIAN INTEREST
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
A1.13 TREATMENT OF NORTHWEST CORNER DIAGONAL SETBACK
AND RELATIONSHIP TO STATION ENTRANCE
A1.11 Seating Options
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
A1.14 WEATHER PROTECTION
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
A1.15 RETAIL FACADE: TRANSPARENCY, STORE FRONT DESIGN
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
A1.11 Landscape Benches
A1.14 Tensile Fabric
A1.15 Interior/Exterior Connection

26
A1.13
A1.14
A1.15
A1.16
A1.17
A1.19
A1.20
27
RETAIL APPROACH - DENNY
SITE A
A1.16 SIGNAGE CONCEPTS AND LIGHTING SOLUTIONS INTEGRATION WITH FACADE

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
Signs are only illuminated from the outside or from high quality, evenlydistributed, 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 Vibrant Facade Lighting
A1.17 RETAIL RELATIONSHIP TO SIDEWALK TREATMENT,

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 Engaging Sidewalk Pattern
A1.18 Protective Canopies
A1.18 USE OF PLINTH FOR RETAIL ENVIRONMENT, INCLUDING

SOUTH AND EAST FACADES; I.E., RESTAURANT
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 Elevated View Point
28
RETAIL APPROACH - DENNY

A1.19 RELATIONSHIP TO/INTEGRATION WITH DENNY
FESTIVAL STREET
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 freeflowing 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
A1.20 ADA RELATIONSHIP TO/INTEGRATION WITH DENNY
FESTIVAL STREET
A1.18 Dynamic Edge
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 Barrier Free
A1.17
A1.18
A1.19
A1.20
29
AMENITY AREA APPROACH
SITE A
A2.0 PUBLIC PLAZA CONCEPT

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
A2.1 CONCEPTS FOR STORM WATER COLLECTION AND DRAINAGE
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
A1.18 Varitey in Spaces and Finishes
A2.2 PAVEMENT ACCENTS, INCLUDING SCORING, EXPANSION

JOINTS, IN-PAVEMENT LIGHTING, ETC.
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
A2.1 Rain Garden
A2.3 PROVISION OF UTILITIES

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
A2.2 Surface Distinctions
A2.2 Inlays
30
AMENTITY AREA APPROACH

A2.4 LIGHTING CONCEPT AND FEATURES
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 Building Lighting in Landscape
A2.5 FEATURES THAT FACILITATE WAYFINDING WITHIN THE

PROJECT AND TO THE LARGER CONTEXT
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
A2.6 ACTIVATION PLAN FOR PUBLIC PLAZA (NON-FARMERS MARKET)
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
A2.5 Wayfinding and Lighting
a2.6 Dancing in the Plaza
A2.7 ACTIVATION PLAN FOR PUBLIC PLAZA (FARMERS MARKET)

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
A2.7 Broadway Farmers Market
31
SITE A
A2.8 ACTIVATION AGREEMENT WITH THE FARMERS MARKET

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 Childrens Play Area
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
A2.9 Integral Color and Texture
A2.9 Pre-Cast Concrete Steps
A2.9 Integral Color Paving
32
Market Stall
PLAZA PLAN
FROM BERGER
AERIAL PERSPECTIVE MARKET STALL LAYOUT
PLAN MARKET STALL LAYOUT
33
SITE A
DEPICTION OF PLINTH ALONG DENNY WAY

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
A2.10 CONCEPTS FOR STORM WATER COLLECTION AND
DRAINAGE
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
A2.11 Pedestrian Scaled Paving
A2.11 PAVEMENT ACCENTS, INCLUDING SCORING, EXPANSION

JOINTS, IN-PAVEMENT LIGHTING, ETC
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
A2.12 PROVISION OF UTILITIES
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
A2.13 Planting Bed Lighting
A2.13 Bench Lighting
A2.13 LIGHTING CONCEPT AND FACILITIES

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
34
A2.14 Wayfinding Signage

A2.14 FEATURES THAT FACILITATE WAYFINDING WITHIN THE
PROJECT AND TO THE LARGER CONTEXT
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
A2.15 STAIRS RAILING, PLANTING BEDS, LANDSCAPE MATERIALS
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 Weathered Steel Planter
A2.16 ADA ACCESS BETWEEN THE PLINTH AND THE PUBLIC

SIDEWALK ALONG DENNY SOUTH
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 Integral Stair and Ramp
A2.14
A2.15
A2.16
35
SITE A
A2.17 TYPE, COLORS, PATTERNS AND LOCATIONS OF

PAVEMENT MATERIALS
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
A2.17 Tining
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
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
A2.18 Expansion Joint
A2.20 Concrete Color and Texture
A2.21 Pavement Accents
36
A2.17
A2.18
A2.19
A2.18
A2.17
A2.19
37
SITE A
A2.20 TYPE, COLORS, PATTERNS AND LOCATIONS OF

PAVEMENT MATERIALS
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
A2.21 PAVEMENT ACCENTS INCLUDING SCORING

EXPANSION JOINTS INPAVING LIGHTING, ETC
A2.20 Pedestrian Paving
Accents are provided at intersections with building entries to signify change in

material and promote circulation between interior and exterior spaces
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
A2.22 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
A2.21Accented Paving
A2.21 Expansion Joints
A2.22 Site Drain
38
A2.21
A2.20
39
SITE A
NARRATIVE & VISUAL DEPICTION OF THE PEDESTRIAN PASSTHROUGH BETWEEN BROADWAY & THE PUBLIC
PLAZA INCLUDING:
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
A2.22 Retail
Sidewalk
A2.24 COORDINATION WITH BROADWAY RETAIL CONCEPTS AND

STRATEGIES
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 passthrough and onto the plinth
A2.23 Open and Accessible Plaza
A2.25 TREATMENT OF BUILDING LOBBIES

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
A2.24 Passageway Transparancy
A2.26 TYPE, COLORS, PATTERNS AND LOCATIONS OF PAVEMENT

MATERIALS
Pedestrian paving is a highly durable and easily maintained surface enabling
a range of activities
joints running perpendicular to the path of travel
A2.24 Plaza Seating and Paving
40

A2.27 PAVEMENT ACCENTS
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
A2.28 PASSAGE WIDTH AND CEILING FEATURES
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
A2.27 Pre-Cast Conscrete Pavers

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
A2.22 Pass-Through
41
SITE A
NARRATIVE AND VISUAL DEPICTION OF THE PEDESTRIAN LINK

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

THE ADJACENT 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 passthrough so that there continues to be activity those areas even when the retail is
closed
A2.30 Green Roof at Bicycle Parking
A2.30 Bicycle Rack as Furniture
A2.31 TYPE COLORS PATTERNS AND LOCATIONS OF PAVEMENT

MATERIALS
Pedestrian paving will be a highly durable and easily maintained surface
enabling a range of activities
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 Scored Concrete
A2.32 PAVEMENT ACCENTS INCLUDING SCORING EXPANSION

JOINTS, INPAVEMENT LIGHTING, ETC.
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.
A2.33 SOFFIT FORM
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
42
A2.33 Wood Soffit

architectural elements to support a cohesive nighttime environment.
The overall lighting design strategy provides a safe, secure, illuminated
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 RAILING STAIRS AND OTHER DETAIL

Stairs are cast-in-place concrete with sandblasted strips along top of nosing
to provide tactile warning texture.
guardrails are needed.
A2.35 Mesh Railing
A2.23
A2.30
A2.30
A2.31
43
SITE A
NARRATIVE AND VISUAL DEPICTION OF THE PEDESTRIAN LINK

ALONG THE EAST FACADE
A2.36 CONCEPTS FOR PROVIDING INTEREST OR ACTIVATION OF
THE ADJACENT FACADE
The east faade has a great number of balconies
The balconies are individually expressed, to give a greater impression of eyes-onthe-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
A2.37 TYPE, COLORS, PATTERNS, AND LOCATIONS OF MATERIALS
A2.36 Wood Panel Accents
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
A2.38 ACCENTS
Wood panels add variety and interest to the window openings
Sliding wood panels provide solar control and a dynamic element
A2.39 ACCENTS
A2.36 Eyes-on-the-Street
Wood panels add variety and interest to the window openings

Sliding wood panels provide solar control and a dynamic element
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
A2.41 RELATIONSHIP TO INTERIOR FLOOR PLAN

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)
A2.37 Light-Permeable Balconies
A2.42 RELATIONSHIP TO FACADE DESIGN

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
A2.41 Social Roof
44
A2.41
A2.38
A2.42
A2.36
A2.37
A2.40
45
SITE A
NARRATIVE AND VISUAL DEPICTION OF THE ROOF TOP GARDEN

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
A2.43 DESCRIPTION OF STORM WATER COLLECTION & DRAINAGE

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 Roof Planters
A2.44 DIMENSIONS AND LAYOUT OF GARDENS

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
A2.45 TYPE AND QUANTITIES OF PLANTING MEDIA

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
A2.44 Urban Agriculture
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.
A2.45 4 Topsoil Mix
A2.47 IRRIGATION
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
46
A2.45 Wood and Concrete Deck

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

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
A2.44
A2.49
A2.48
A2.50
47
SITE A

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 Catenary Lights
A2.50 USER AMENITIES SUCH AS SEATING,

SHADE, TRASH RECEPTACLES
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
NARRATIVE AND VISUAL DEPICTION FOR LANDSCAPE ELEMENTS,

PLANTINGS, GREEN ROOF, VEGETATIVE WALLS
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
A2.49 Movable Wood Block Seating
A2.50 Fixed Wood Slat Seating
A3.1 BROADWAY PLANTING STRIP

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 plant selection 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
48
A2.50 Cushioned Furniture

A3.2 ALTERNATIVE (INCREASED SIZE) GREEN ROOF
BETWEEN 2AND 4OF GROWTH MEDIUM
17,500 SF of green roof area with 2-4 growing media is provided on the rooftop
of the building
A3.3 BIKE CAGE GREEN CANOPY

An approximately 950 SF green roof is provided above the bike cage as a canopy
shelter
This green roof media is greater than 4 depth
A3.4 VEGETATIVE WALL
A3.3 Bike Cage Green Roof
An approximately 1,200 SF vegetated wall is provided along the south and east sides
of the Sound Transit Central Vent Shaft building/structure
The vegetated wall is a vine screen
A3.5 PERMEABLE PAVING

Permeable paving is provided, with water collection occuring at the membrane
under the paving
A3.4 Vegetated Wall
SITE A GREEN FACTOR DIAGRAMS (REFERENCE PROLOGUE FOR DETAILS)
49
SITE A
GREEN FACTOR AND SUSTAINABILITY APPROACH

NARRATIVE AND VISUAL DEPICTION FOR SUSTAINABILITY
ELEMENTS
Gerding Edlen is one of the worlds leading developers of highlevel LEED Certified properties and brings to this project their
demonstrated expertise in sustainable development and district
strategies for water and energy. The design and construction
of a high performance building requires commitment from
the beginning of the project. With inspiring and challenging
goals for resource reduction established, integrated thinking
and decisions by the design team ultimately leads to very high
performing buildings within the budget parameters. If selected
as the Master Developer, we have the ability to take a district
approach to our energy and water strategies. It is not possible to
achieve these strategies for just one building.
Mike Mariano, an architect and co-founder of Schemata
Workshop, is also co-chair of the Capitol Hill EcoDistrict, a
neighborhood-based sustainability initiative. We are interested
in working with this vital neighborhood organization to further
establish district-wide systems. The Gerding Edlen team
embraces the opportunity to collaborate and plan for near and
long-term solutions related to bio-mass fueled generators, water
recovery and reuse, heat recovery and rainwater harvesting,
among others.
Current Capitol Hill EcoDistrict projects already underway by

the organization that our proposal has the ability to integrate
include the following:
Community Solar: This program offers Seattle City Light
subscribers the opportunity to invest in and receive the
financial benefits of photovoltaic arrays that are maintained by
Seattle City Light and located on buildings in Capitol Hill
Pollinator Pathway: A built project that exists just south of
Cal Anderson Park and merges landscape, human systems,
and design thinking, with innovative research and creative
work that is now being developed into a national certification
program. Cal Anderson Park directly connects the expansive
landscape shown on our rooftops and site perimeter with the
nearby 11th Avenue expansion of the Pathway.
Shared Parking: District parking is a system under which
parking can be leased across buildings. With this system, a
daytime office worker and a local resident who parks at night
can share one space rather than taking up two. The EcoDistrict
is exploring a comprehensive sharing system that uses smart
phones and new garage technologies to track and share
information
A3.6 LEED SILVER/EVERGREEN STANDARD OR HIGHER

The baseline for a stand-alone building is LEED Gold. Our target is LEED Platinum,
which Gerding Edlen has achieved on over 16 projects.
Preference is to develop the project in conjunction with 3 other sites and strive to
meet the energy reduction requirements of the Architecture 2030 Challenge. The
Architecture 2030 Challenge specifies that any building constructed between 2015
and 2020 must perform 70% better than the existing building stock in its region.
After 2020, the requirement increase to 80%, after 2025 to 90%, and after 2030
to net-zero. On-site renewable energy is allowed to account for up to 20% of the
required savings. The program is voluntary, but widely accepted as an appropriate
target to put the building industry on track to meet worldwide carbon dioxide
reduction goals. In addition to carbon reduction, the lower energy use reduces
building operational cost, reduces infrastructure requirements, future proofs the
building against rapid utility price increases, and in some cases, adds resiliency to the
design in the case of prolonged power failure.
The average mixed-use multifamily residential building with a ground floor grocery
in Seattle uses about 83 kBTU/sf/year in energy. This metric is referred to as the
buildings Energy Use Intensity, or EUI, and represents the total annual energy
use of a building divided by its floor area. It is comparable to a buildings gasmileage rating, except that a smaller value is better. The 70% reduction required by
Architecture 2030 sets an energy-use target for the new buildings of about 25 kBTU/
sf/year. Of this, up to about 17 kBTU/sf/yr is allowed as on-site renewable energy.
This results in a maximum allowable energy use before renewables of 42 kBTU/sf/yr.
SITE A BASELINE
EXTERNAL
LIGHTS
SITE A BASELINE
PLUG LOADS
LIGHTS
DOMEST
HOT WTR
REFRIGERATION
SPACE HEATING
VENT FANS
PUMPS
SPACE COOLING
SITE A TARGET
SITE A TARGET
LIGHTS
PLUG LOADS
SPACE HEATING
SPACE COOLING
PUMPS
SAVINGS
VENT FANS
REFRIGERATION
DOMEST HOT WTR
EXTERNAL LIGHTS
50
GREEN FACTOR AND SUSTAINABILITY APPROACH

A3.7 ON SITE TREATMENT AND/OR USE OF SITE A STORMWATER
RUNOFF (ST APPROVAL REQUIRED)
Stormwater runoff generated over the tunnel will be intercepted and prevented from infiltrating down to the tunnel
Stormwater runoff generated from the green roof will be captured and conveyed to the public storm drain in East Denny Way
Stormwater runoff generated from non-green roof will be captured and stored in an onsite cistern before being treated and
reused for flush fixtures and irrigation
If the City of Seattle accepts the interpretation of the area over the tunnel as roof, surface level runoff will be captured and
stored in an onsite cistern before being treated and reused for flush fixtures and irrigation
The existing StormFilter and contributing storm drain system on the easterly side of the site will be protected in place and/or
modified as required to accommodate additional drainage
A3.8 APPLICATION OF SITE & BUILDING ENERGY SAVING BEYOND CITY INCENTIVES
The following energy efficiency measures are being considered to achieve the Architecture 2030 Goals.
Daylighting: Daylight dimming in common areas, and residential units designed to maximize natural light and encourage
limited artificial light use
Low power density lighting design: Target 20% less than energy code prescriptive allowance
High performance windows: the project will use double and/or triple-paned windows to reduce heating load and the size of
heating equipment required. The high performance windows will reduce cooling requirements as well
High performance walls: the project will use walls that exceed code-minimum insulation levels to further reduce heating load
and energy use
Reduced Infiltration: The project will target an air leakage rate of about 40% more stringent than Seattle Code
Heat Recovery: The project will use centralized heat recovery ventilators to pre-heat and cool ventilation air
Demand controlled ventilation for common areas: The ground floor zones will employ demand controlled ventilation to control
ventilation rates based on occupancy and use requirements
Plug load reductions: Energy Star appliances and individual unit metering will reduce plug load energy use
Low flow hot water fixtures: Low flow fixtures will be employed to reduce water heating energy and water use
Heat pump water heating: An option to provide each unit an individual heat pump water heater will be explored
Decentralized heat pump water heaters use less than 50% of the energy of a traditional water heater and could provide an
additional benefit of space cooling
Optimized fan flow: Pre-calibrated pressure independent air balancing valves will be employed to reduce fan energy and heating
requirements by maintaining constant exhaust air flow in the residential units
Refrigeration heat recovery: Recovering the heat rejected by the grocery tenants refrigeration system to preheat domestic hot
water will reduce domestic water heating energy demands
Enhanced Refrigeration: The grocery tenant may be encouraged to employ energy savings refrigeration technology with LED
lights and occupancy sensors
Renewables: To meet the 2030 goals, renewable energy will likely be required: A 200 kW PV array is anticipated to be provided
to meet the remaining energy production requirements for Architecture 2030
Site A
80.0
70.0
kbtu/sf/yr
60.0
50.0
40.0
30.0
20.0
10.0
0.0
SITE ENERGY SAVINGS

51
PARKING APPROACH
SITE A
NARRATIVE FOR PARKING APPROACH

Gerding Edlen has built many thousands of urban residential units over the past 15
years, most located in close proximity to transit and in neighborhoods that present
a variety of transit options (walking, biking, streetcar or light rail, bus, carshare).
While there are many residents who choose to forego car ownership, there will also
be those who own cars and, as such, we need to provide parking options. In addition
to residents who use their car daily, it is expected that a number of the residents of
the Capitol Hill properties will own cars that are used primarily for semi-regular
shopping or excursions.
Since Gerding Edlen is proposing on all four sites, it makes sense for us to look at
a shared parking approach. On Site A we are expecting to meet 100% of parking
demand in the garage located under Site A. We are proposing a 3-level underground
parking structure that will accommodate 152 cars. We are proposing a parking
ratio for the residential of 0.5:1, or 68 spaces reserved for residential use, with an
additional 84 units in the garage. Of those 84 spaces, we need 23 spaces to meet
the residential parking need for Site C. (Site C has a small parking garage of only
27 spaces. It contains 100 units, and we are also proposing a 0.5:1 ratio for Site C;
therefore, we have an additional demand for 21 spaces for the Site C residential).
This leaves an additional 63 spaces in the Site A parking garage. The grocer on Site A
will need approximately 20 spaces reserved for short-term customer parking, and the
remaining 27-37 spaces will be designated as short-term visitor or customer parking,
in order to provide parking for visitors to the apartments and retail on Sundays, we
A4.1 RESIDENTIAL STALL COUNT BELOW DA

REQUIREMENTS OF .7 STALL/UNIT
The proposed ratio of stalls/unit on Site A is 0.5:1
A4.2 UNBUNDLED RESIDENTIAL STALLS IN EXCESS OF MFTE

100% of the residential parking stalls on Site A will be unbundled, meaning that
residents requiring a parking space will pay rent for the parking space separate and
above the rent paid for their unit.
52
SITE B NORTH
AMENITY AREAS
SITE
B-NORTH
OVERALL PROGRAM APPROACH NARRATIVE

A range of landscape strategies are being employed (accent trees, evergreen
and deciduous shrubs, groundcovers and vines) within the setbacks to achieve
an attractive public realm that exceeds the baseline requirements
Plant groupings are arranged along the faade to provide outdoor space for
community meetings rooms units and activate the streetscape
BN1.1 TYPES AND QUANTITIES OF LANDSCAPE MATERIAL
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.) are selected to
respond to exposure to sun, shade, wind and moisture
BN1.1 Grasses
BN1.2 TECHNIQUES FOR IRRIGATION

All new planting areas are fully irrigated and the irrigation system design
incorporates the use of high efficiency irrigation equipment operated by an
automatic controller
In small planting areas around the building, a subsurface drip tubing
is used. Operating at 92.5% efficiency, drip tubing is made of 5/8
polyethylene tubing with .5 gph emitters welded to the inside tube wall at
18-inch intervals. The tubing is installed in a grid pattern at a depth of 4
inches. Pressure regulators at the valve maintain a pressure of 30 psi at the
beginning of the zone. Air/vacuum relief valves and flush valves allow for
easy maintenance and long term viability of the system. 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 the Hunter MP Rotator nozzles
which operate at a minimum 70% efficiency with a low precipitation rate.
The pop up heads have internal check valves for up to 10 of elevation
changehelping to prevent low head drainage. Sloped areas are zoned along
similar grade lines which allow run times to be fine-tuned and help prevent
run-off. The MP rotator nozzle improves overall water application efficiency
of an irrigation system and minimizes irrigation water run-off, reducing water
waste
Trees are irrigated with high efficiency root zone watering systems which
provide water along the depth of the rootball to maximize establishment and
overall tree health
A rain sensor wired to the controller is provided. The rain sensor shuts the
system down automatically if effective rainfall exceeds the set limit on the
gauge. The gauge can be set to respond to 1/8 to 1 of rain
Reduction in water consumption for the landscape is a cumulative effect
based on well-chosen plant selection, proper hydrozoning within the plant
palette, soil amendments and the use of higher efficiency irrigation technology
BN1.1 Vine Maples
A1.1 Caption
BN1.2 Small Planting Area
BN 1.2 Large Planting Area
54
AMENITY AREAS
BN1.3 TYPES AND QUANTITIES OF LANDSCAPE MATERIAL
The ground floor contains both the Community Center and Day Care uses
The areas are primarily paved or have rubber mats so that children can
play in those areas and Community Center users can easily use the space for
outdoor meetings, with tables, chair, and marker boards
A larger play area with play equipment is provided adjacent to the passthrough on Site B South, and with a wood chip ground cover
BN1.4 TECHNIQUES FOR IRRIGATION
All new planting areas are fully irrigated using a combination of high
efficiency pop-up spray heads and drip irrigation operated by an automatic
controller
The irrigation system utilizes equipment types and models desired by onsite
maintenance staff
BN1.5 Planting Screen
BN1.5 CONCEPTS FOR SCREENING/PRIVACY/SECURITY

Semi-transparent fences, low walls, or robust planting screens with gates
delineate the play and break-out areas for the Community Center and Day
Care uses
Fences are high enough to just block unwanted views into the ground floor
uses but not too high to create a unwelcoming environment
BN1.5 Low Walls
BN1.3
BN1.5
55
AMENITY AREAS
SITE
B-NORTH
BN1.6 TYPE, COLORS, PATTERNS AND LOCATIONS OF PAVEMENT

MATERIALS
Pedestrian paving is a highly durable and easily maintained surface
Nagle Place has paving that matches up to the surface of the Plaza
Precast concrete pavers (mortar-set) are adjacent to the ground floor uses
BN1.7 LIGHTING CONCEPTS AND FEATURES
Lighting is carefully integrated with architectural and landscape elements to
support a cohesive nighttime environment
environment that invites the public into the dynamic space, while also
The fences/low walls/planting screens are illuminated so that their
patterning adds a welcome texture along Nagle Place
Building mounted light fixtures are provided to illuminate the space and
provide a warm, inviting space that can be occupied throughout the seasons
In keeping with general CPTED principles and to be consistent with
other public spaces in the City, 1-footcandle is the approximate target on all
publicly accessible pathways and entries
BN1.6 Ipe and Concrete
BN1.8 TECHNIQUES TO SCREEN THE EAST WALL OF THE LOWER

LEVEL GARAGE ALONG 10TH AVE EAST
The lower level garage is screened through a combination of architectural
and planting strategies, including decorative metal work
On each side of the garage openings, plant massings are arranged
perpendicular to the faade so the landscape areas feel like exterior rooms
adjacent to the stoops, minimizing the presence of the garage opening
BN1.7
BN1.6
56
BN1.7 Bench Lighting
BN1.8 Decorative Metal Work
BN1.8 Perpendicular Plant Massings
AMENITY AREAS
57
AMENITY AREAS
SITE
B-NORTH
BAY AND BALCONY APPROACH

Bay and balcony projections are prevalent along both north-south facades of
B North. The bays while occurring on every level are off-set randomly at
floor lines to break down the scale of the facades next to the L3 zone of single
family homes and apartment buildings. Each bay expression is at least two
floors in height, and the bays are expressed continuously on the ground level
both along Nagle Place and 10th Avenue. Balconies are used in the recessed
bays, to further animate the faade and give it a more intimate character
that is sympathetic to the smaller-scale development to the east. The bay
expression creates smaller scaled interior and exterior spaces for the child care
and community centers
BN1.9 DIMENSIONS AND CONFIGURATION
BN1.11 Modulation
The bays do not project beyond the eight foot setback, providing
maximum space for the tree canopy and to keep the building plane set back
from the residential zone
The bays are 12 feet wide on average, and are defined by a 10 foot wide by 3
foot deep recess
Balconies typically occur within the recess, and project 3 feet beyond it, for
a total depth of 6 feet
The combination of the above strategies provide great modulation and
granularity along the Plaza and the 10th Avenue, which is across the street for
single family homes
BN1.10 MATERIALS, PATTERNS AND DETAILS OF RAILING
BN1.10 Vertical Guardrails
The railings are painted, with most rails being less than 1 x and
arrayed in a predominantly vertical pattern to better blend in with the
massing of the building and mitigate the buildings size
All railings are powder-coated, painted steel
BN1.11 RELATIONSHIP TO INTERIOR FLOOR PLAN
The bays are demised to the greatest extent possible to express individual
units, allowing residents to easily identify their individual homes and
promoting a sense of community and ownership
The ground floor uses have direct access to the outdoors
The ground floor terrace is slightly raised above grade and is continuous
along 10th Avenue, allowing for a continuous accessible stoop
BN1.11 Continuous Stoop
BN1.12 RELATIONSHIP TO FACADE DESIGN

The spacing of the bays reflects the spacing of the ground floor entrances and
designates the stoop entrances
The materials have a tactile, human-scaled proportion that anchor it in the
context of the single-family residences east of the site
Colors are a warm-hue/earth tone to strengthen the relationship to Cal
Anderson park
BN1.12 Warm and Tactile Materials
58
BN1.9
BN1.10
BN1.12
BN1.12
BN1.11
59
AMENITY AREAS
SITE
B-NORTH
GREEN FACTOR AND SUSTAINABILITY APPROACH:

LANDSCAPE ELEMENTS, PLANTINGS, GREEN ROOF, VEGETATIVE
WALLS, PERMEABLE PAVING
Approximately 11,500 SF of green roof area with 2-4 growing media is
provided on the rooftop of the building
A minimum of 1,200 SF of the available site area between the parcel lines
and the buildings is landscape area
A minimum of 2,190 SF of the ROW site area between the parcel lines and
All landscaped areas at street level is drought tolerant/native species, have
greater than 2 of soil depth, and be 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
This design is intended to achieve a Green Factor score of .679
The approach to Green Factor was driven by trying to maximize available
areas for planting with cost effective strategies that achieve the highest score
BN Green roof
BN2.110TH AVENUE GREEN STREET TREATMENT EXCEEDING CDP

AND DA REQUIREMENTS:
Linear planting areas varying in width from 6-12 and occurring on both
sides of the sidewalk in the ROW is provided along 10th Avenue
Small to medium trees with an approximate 16-20 canopy spread at
maturity are planted within the green street planting areas and are in addition
to street trees described in 2.3-Large Tree Species
BN2.1 Sidewalk landscaping
BN2.2 PODIUM FACADE SCREENING (DUE TO UNDERGROUND

PARKING STRUCTURE):
Shrubs groundcovers and vines are utilized to sufficiently screen podium
faade structure
BN2.3 LARGE TREE SPECIES (EXCEEDING MINIMUM REQUIRED
DIMENSION)
Nine large street trees with an approximate 26-30 canopy spread at
maturity are planted along the 10th Ave. Green Street and spaced at
approximately 30 on-center
Three large street trees with an approximate 26-30 canopy spread at
maturity will be planted along John St. and spaced at approximately 30 oncenter
BN2.2 Podium screening
BN2.3 Large Trees
60
AMENITY AREAS
BN2.2
BN2.3
BN2.1
61
SUSTAINABILITY
SITE
B-NORTH
NARRATIVE AND VISUAL DEPICTION FOR SUSTAINABILITY ELEMENTS

Gerding Edlen is one of the worlds leading developers of LEED Certified
properties and brings to this project their demonstrated expertise in
sustainable development and renewable energy. The design and construction
of a high performance building requires commitment from the beginning
of the project. With inspiring and challenging goals for resource reduction
established, integrated thinking and decisions by the design team ultimately
leads to very high performing buildings
SITES
BASELINE
SITES
B&CB&C
BASELINE
EXTERNAL
LIGHTS
TASK
LIGHTS
LIGHTS
PLUG LOADS
DOMEST HOT
WTR
VENT FANS
SPACE HEATING
If selected as the Master Developer, we have the ability to take a district

approach to our energy and water strategies. It is not possible to achieve these PUMPS
strategies for just one building
SPACE COOLING
Mike Mariano, an architect and co-founder of Schemata Workshop, is also
co-chair of the Capitol Hill EcoDistrict, a neighborhood-based sustainability
initiative. We are interested in working with this vital neighborhood
organization to further establish district-wide systems. The Gerding Edlen
team embraces the opportunity to collaborate and plan for near and longterm solutions related to bio-mass fueled generators, water recovery and reuse,
heat recovery and rainwater harvesting, among others
Current Capitol Hill EcoDistrict projects already underway by the
organization that our proposal has the ability to integrate include the
following:
SITES
TARGET
SITES
B&C B&C
TARGET
LIGHTS
PLUG LOADS
SPACE
HEATING
SAVINGS
PUMPS
DOMEST HOT
WTR
Community Solar: This program offers Seattle City Light subscribers with
the opportunity to invest in and receive the financial benefits of photovoltaic
arrays that are maintained by Seattle City Light and located on buildings in
Capitol Hill
SPACE
COOLING
VENT FANS
EXTERNAL LIGHTS
Pollinator Pathway: A built project that exists just south of Cal Anderson
Park and merges landscape, human systems, design thinking, with innovative
research and creative work that is now being developed into a national
certification program. Cal Anderson Park directly connects the expansive
landscape shown on our rooftops and site perimeter with the nearby 11th
Avenue expansion of the Pathway
Shared Parking: District parking is a system under which parking can be
leased across buildings. With this system, a daytime office worker and a local
resident who parks at night can share one space rather than taking up two.
The EcoDistrict is exploring a comprehensive sharing system that uses smart
phones and new garage technologies to track and share information
BN2.4 EVERGREEN STANDARD OR HIGHER - LEED GOLD OR
PLATINUM
This project will satisfy the sustainability requirements set forth in the
Evergreen Sustainable Development Standards (ESDS). While 50 is the
minimum requirement for new construction projects under the ESDS
program, our project anticipates attaining more than 100 points
Preference is to develop all sites and strive to meet the energy reduction
requirements of the Architecture 2030 Challenge. The project will strive to
meet the energy reduction requirements of the Architecture 2030 Challenge.
The Architecture 2030 Challenge specifies that any building constructed
62
The Living Building Challenge
In Pursuit of True Sustainability in the Built Environment

Draft Version 1.2
April 2007
SUSTAINABILITY
between 2015 and 2020 must perform 70% better than the existing building
stock in its region. After 2020, the requirement increase to 80%, after 2025
to 90%, and after 2030 to net-zero. On-site renewable energy is allowed to
account for up to 20% of the required savings. The program is voluntary, but
widely accepted as an appropriate target to put the building industry on track
to meet worldwide carbon dioxide reduction goals. In addition to carbon
reduction, the lower energy use reduces building operational cost, reduces
infrastructure requirements, future proofs the building against rapid utility
price increases, and in some cases, adds resiliency to the design in the case of
prolonged power failure.
BN2.5 ON-SITE TREATMENT AND/OR USE OF SITE B-NORTH
STORMWATER RUNOFF
Stormwater runoff generated over the tunnel is intercepted and prevented
from infiltrating down to the tunnel
Stormwater runoff generated from the green roof is captured and conveyed
to the public storm drain in 10th Avenue East
Stormwater runoff generated from non-green roof is captured and stored
in an on-site cistern before being treated and reused for flush fixtures and
irrigation
Stormwater runoff generated from surface areas is captured and conveyed
to the public storm drain in 10th Avenue East
BN2.6 APPLICATION OF SITE AND BUILDING ENERGY SAVINGS
BEYOND CITY INCENTIVES
The average multifamily residential building in Seattle uses about 53
kBTU/sf/year in energy. This metric is referred to the buildings Energy
Use Intensity, or EUI, and represents to total annual energy use of a
building divided by its floor area. It is comparable to a buildings gas-mileage
rating, expect that a smaller value is better. The 70% reduction required by
Architecture 2030 results in an energy-use target for the new buildings of
about 15 kBTU/sf/year. Of this, up to about 10 kBTU/sf/yr is allowed as onsite renewable energy. This results in a maximum allowable energy use before
renewables of 25 kBTU/sf/yr.
The following energy efficiency measures are being considered to achieve the
Architecture 2030 Goal:
Daylighting: Daylight dimming in common areas, and residential units
designed to maximize natural light and encourage limited artificial light use
Low power density lighting design: Target 20% less than energy code
prescriptive allowance
High performance windows: the project will consider double and triplepaned windows to reduce heating load and the size of heating equipment
required. The high performance windows reduce cooling requirements as well
High performance walls: the project will consider walls that exceed codeminimum insulation levels to further reduce heating load and energy use
Reduced Infiltration: The project will target on air leakage rate of about
40% more stringent than Seattle Code No Cooling: Apartments do not
have air conditioning, but will be kept comfortable with ceiling fans and sun
shading
63
SUSTAINABILILTY
SITE
B-NORTH
Heat Recovery: The project will consider centralized heat recovery

ventilators to pre-heat and cool ventilation air
Demand controlled ventilation for common areas: The ground floor
zones may employ demand controlled ventilation to control ventilation
rates based on occupancy and use requirements
Plug load reductions: Energy Star appliances and individual unit
metering will reduce plug load energy use
Low flow hot water fixtures: Low flow fixtures are employed to reduce
water heating energy
Heat pump water heating: An option to provide each unit an
individual heat pump water heater will be explored. Decentralized heat
pump water heaters use less than 50% of the energy of a traditional water
heater and could provide an additional benefit of space cooling
Optimized fan flow: Pre-calibrated pressure independent air balancing
valves will be employed to reduce fan energy and heating requirements by
maintaining constant exhaust air flow in the residential units
Renewables: To meet the 2030 goals, renewable energy will likely be
required. The 10 kBtu/sf/yr limit that the Architecture 2030 challenge
allows is anticipated to be sufficient to meet the challenge requirements.
This corresponds to about a 700 kW PV array. Photovoltaics will be
evaluated to determine if it is feasible to provide the required capacity on
site to meet the Architecture 2030 challenge
Sites B & C
60.0
kbtu/sf/yr
50.0
40.0
30.0
20.0
10.0
0.0
PARKING
PARKING APPROACH
For the affordable housing building, we are providing a parking ratio of
0.25:1, or 22 spaces. In the teams experience with affordable housing,
especially for a project that is serving a large percentage of lower income
residents (30% or below), we find that car ownership is relatively low.
The parking garage underneath Site B-North is proposed as a shared
garage between both B-North and B-South, and as such, the excess
spaces under B-North are attributed to B-South, which has a parking
ratio of 0.5:1 and requires 50 residential spaces. The total number of
parking spaces in the Site B garage is 76 spaces. 22 spaces are occupied
by B-North, 50 by B-South, and the remaining 4 spaces are designated as
visitor parking for either building.
BN3.1 RESIDENTIAL STALL COUNT BELOW DA REQUIREMENT
OF .7 STALL/UNIT
The proposed parking ratio for Site B-North is 0.25:1
BN3.2 UNBUNDLED RESIDENTIAL STALLS IN EXCESS OF
AFFORDABLE HOUSING
100% of the residential parking stalls on Site B North are unbundled,
meaning that residents wanting a parking space will pay rent for the
parking space separate and above the rent paid for their unit.
COMMUNITY CENTER
SITE
B-NORTH
COMMUNITY CENTER APPROACH

Gerding Edlen proposes a community center consisting of approximately
1300 sf on the ground floor of Site B-North. The space is designed to offer
two main components: a grey box space of 750-800sf that will be a flexible
meeting and visual arts space that can be used for small performances,
art exhibitions, meetings, presentations, workshops and other events
accommodating 50-75 attendees. The space is divisible using moveable wall
partitions, or opened into a single space for larger events or gatherings. An
audio-visual system allows groups to project on screen, make multi-media
presentations or otherwise deploy their technology needs.
This space will be owned and operated by Gerding Edlen. We anticipate
hiring a staff person who will be responsible for management of the
community center grey box space, as well as for the management of the
Public Plaza. We anticipate that this staff persons salary will be covered in
part by the revenues from the community center, in part by contributions
from the operating budgets of A, B-South and C, and in part by fundraising
efforts to support the position. We have talked about fundraising for this
position in conjunction with the Farmers Market and with the GSBA, who
is also interested in having a presence on the site. We expect to accommodate
GSBA desire to have a kiosk space either within the community center or
within the retail space in Site A or C.
The second use in the community center is a small, non-profit co-working
space, accommodating 6-8 workbench-style stations that can be leased by the
day, week or month. This space will include access to support services such
as conference rooms, high-speed internet access, printing and audio visual
capabilities. It is anticipated that this space will be leased by a nonprofit such
as Outsmart Co-working (see capabilities information in Appendix).
The Community Center grey box will be available free or at a nominal room
charge for use by non-profits or other small, Capitol Hill based organizations
for a variety of uses that may include neighborhood meetings, fundraisers,
workshops, art shows or exhibitions, or small celebrations. Other private or
for-profit organizations will also have the ability to lease out the community
center space for a fee. The community center manager will be responsible
for scheduling events and for otherwise providing programming in the center
that may be of interest or use to the residents of Capitol Hill. There is a
documented lack of available and low-cost meeting and event space on the
Hill and it is intended that this space will help meet that need.
The Community Center will have its own, separate entrance off 10th Street,
and will integrate well with the building design and the adjacent Day Care. It
is anticipated that the daycare and the community center will share kitchen
and restroom facilities, and that there will be other synergies between the two
uses, such as providing parenting classes, open houses or other events.
Gerding Edlen is expecting to finance the cost to construct the core and
shell of the grey box and the Co-Working space and to fully fit out the grey
box and offer an interiors build-out to the Co-Working tenant by requiring
a contribution from the capital budgets of Site A, Site B-South and Site C
in the amount required to build the community center. We have included
a line item in each of the development proformas of these sites in order to
accomplish this. In this way, the community center will not require any
outside fundraising activity or need to carry any ongoing debt obligation, so
66
COMMUNITY CENTER
operating income from the center will only need to cover operating expenses.
Gerding Edlen is not expecting or projecting to generate any operating
revenue from the Community Center in excess of expenses to operate the
facility.
67
68
SITE B SOUTH
SITE B SOUTH
NARRATIVE AND VISUAL DEPICTION OF THE LANDSCAPE

APPROACH WITHIN THE SETBACKS INCLUDING:
A range of landscape strategies are being employed (accent trees, evergreen
and deciduous shrubs, groundcovers and vines) within the setbacks to achieve
an attractive public realm that exceeds the baseline requirements
Plant massings are arranged along the faade so the gardens become semipublic stoop spaces in front of ground-level units, provide outdoor space for
residential units and activate the streetscape
BS1.1 TYPES AND QUANTITIES OF LANDSCAPE MATERIAL
perennials and vines (e.g. Dogwood, Lonicera, Salal, Viburnum, Mexican
Feather Grass, Miscanthus, Liriope, Beach Strawberry, etc.) are chosen to
BS1.1 Evergreen and Deciduous Shrubs
BS1.2 TECHNIQUES FOR IRRIGATION

controller
The irrigation system utilize equipment types and models desired by onsite
maintenance staff
NARRATIVE AND VISUAL DEPICTION OF THE ENTRY GARDENS AND
COURTYARDS ALONG NAGLE PLACE EXTENSION
BS1.1 Grasses
Entry gardens provide semi-public stoop spaces in front of ground-level

units
Plant massings are arranged perpendicular to the faade so the garden spaces
feel like exterior rooms adjacent to the stoops providing a sense of privacy
BS1.3 TYPES AND QUANTITIES OF LANDSCAPE MATERIAL
perennials and vines (e.g. Dogwood, Lonicera, Salal, Viburnum, Mexican
Feather Grass, Miscanthus, Liriope, Beach Strawberry, etc.) are chosen to
BS1.4 TECHNIQUES FOR IRRIGATION
Narrative Entry Gardens and Courtyards
controller
The irrigation system utilizes equipment types and models desired by onsite
maintenance staff.
BS1.3 Groundcover
70
BS1.5
BS1.9
BS1.15
BS1.13
BS1.1
BS1.11
BS1.5
BS1.6
BS1.9
BS1.15
71
SITE B SOUTH
BS1.5 CONCEPTS FOR SCREENING/PRIVACY/SECURITY

Plant massings are arranged perpendicular to the facade so the garden spaces
feel like exterior rooms adjacent to the stoops providing a sense of privacy
BS1.6 TYPE, COLORS, PATTERNS, AND LOCATIONS OF PAVEMENT
MATERIALS
Pedestrian paving is a highly durable and easily maintained surface
The majority of the space will be narrow (12x24) precast concrete pavers
on pedestals. Color is a 75/25 mix of dark gray and light gray pavers
Ipe wood decking 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
The balance of the space is scored and cast-in-place concrete with joints
Precast concrete pavers (mortar-set) are proposed adjacent to residential
entries
BS1.5 Screening Concepts
BS1.7 LIGHTING CONCEPT AND FEATURES

Lighting is carefully integrated with architectural and landscape
Horizontal accent lighting beneath seating elements and seating steps will
be used to provide low-level light that illuminates the ground plane and
minimizes spill into adjacent residences
Building mounted light fixtures are provided to illuminate the space and
provide a warm, inviting space that is occupied throughout the seasons
BS1.6 Garden Spaces at Stoops
BS1.8 TECHNIQUES TO SCREEN THE EAST WALL OF THE LOWER

LEVEL GARAGE ALONG10TH AVENUE EAST
The lower level garage is concealed along 10th Ave E by the walls of the
stoops and landscape
Plant massings are arranged perpendicular to the facade, creating private
exterior space at each stoop
BS1.6 Pavement Materials
BS1.7 Lighting Concept
72

NARRATIVE + VISUAL DEPICTION OF PEDESTRIAN PASS-THROUGH
BETWEEN NAGLE PLACE EXT AND 10TH AVE. E
BS1.9 CONCEPTS FOR PROVIDING PEDESTRIAN INTEREST OR
ACTIVATION OF THE PASS-THROUGH FACADES
The pedestrian pass-through is bordered on the south by the buildings
residential lobby which occupies about 40% of the length of the pass-through
This lobby serves over 100 residential units and provides all-day activation
of the space
Pedestrian pass-through is also activated by a secured, covered play space
between B-North and South
The play space provides additional diversity of daily use, attracts children
into the plaza, and promotes activity during inclement weather
BS1.9 Pedestrian Activation
BS1.10 TREATMENT OF BUILDING LOBBIES, IF APPROPRIATE

The B-South lobby opens directly onto the pedestrian pass-through, via a
full-height glazed storefront extending 40% of the length of the pass-through
The lobby in this location reinforces the residential character of the passthrough
A strong visual connection between the residential lobby and the passthrough increases the perception of safety for visitors passing through the site
by reinforcing the idea that the pass-through is owned and cared for by the
residents of the building above
BS1.11 TYPE, COLORS, PATTERNS, AND LOCATIONS OF PAVEMENT
MATERIALS
BS1.10 Pass-Through Concepts
Pedestrian paving is highly durable and easily maintained

The majority of the space is scored and cast-in-place concrete with joints
Precast concrete pavers (mortar-set) are proposed adjacent to residential
entries
BS1.12 PAVEMENT ACCENTS, INCLUDING SCORING, EXPANSION
Accents are provided at intersections with building entries and lobbies to
identify 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
grade breaks (located every 100 square feet maximum)
In-pavement lighting is not proposed for this area
BS1.10 Pedestrian Activation
BS1.12 Accent Pavement
73
SITE B SOUTH
BS1.13 PASS-THROUGH WIDTH + CEILING DIMENSIONS, FORM +

MATERIALS
The pass-through varies from 20 to 25 in width, is approximately 18 to
the ceiling, and the enclosing walls are constructed of durable vandal-resistant
materials, such as flat metal panels and masonry
BS1.14 LIGHTING CONCEPT AND FEATURES
The goal for lighting the pass-through is to provide a safe, inviting space
that can be occupied day or night throughout the seasons
The lighting design will focuses on creating a well-lit space that allows
recognition for everyone passing through, while minimizing glare
Light in the pass-through is a combination of ceiling-mounted downlights
to create an even illumination on the ground plane and wall-mounted
uplights to provide overall illumination of the space
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
Lighting is carefully integrated with architectural and landscape elements to
support a cohesive environment
BS1.14 Pass-Through Concept
BS1.15 ADA CONSIDERATIONS AND SOLUTIONS

The design of the circulation path allows all visitors to the site to use
the pass-through in a safe, convenient, enjoyable manner regardless of any
physical limitation they may have
The grade transition of about 42 inches is accomplished with a combination
of ramp and steps. The spacing of the steps divides the pass-through into
smaller spaces and edges where individuals and small groups might informally
activate the plaza on a daily basis
The southern edge of Site B also provides barrier-free access along a
landscaped street connecting to the Plaza and Festival Street
BS1.14 Lighting Concept
NARRATIVE AND VISUAL DEPICTION OF THE BAY AND BALCONY

ZONE DESIGN ON THE UPPER RESIDENTIAL FLOORS
The bays and balconies on the upper residential floors serve several
purposes. They provide scale to the building facades and allow residential
units to take advantage of their location, whether facing the plaza to the west
or looking out toward Cal Anderson Park to the southeast
The bay windows on the east face of Building B-South are angled to the
southeast to open views to Cal Anderson Park. The balconies are contained
between the bays
There is a continuous balcony on the southwest corner of Building B-south,
overlooking and allowing passive participation in the activities in the plaza
BS1.16 DIMENSIONS AND CONFIGURATION
The balconies on the east facade of B-south is approximately four feet
deep and 9 feet wide. They are contained between the projecting bays,
strengthening the sense of privacy and identity for each balcony.
The west-facing continuous balcony form is five feet deep and subdivided
for the privacy of individual units
74
Narrative Bay and Balcony Concept
BS1.5
BS1.17
BS1.16
BS1.17
BS1.18
BS1.19
75
GREEN FACTOR & SUSTAINABILITY APPROACH
SITE B SOUTH
BS1.17 MATERIALS, PATTERNS AND DETAILS OF RAILING

The balcony railings offer an opportunity to vary the character of different
facades, by providing greater transparency in areas where a higher level of
connection to the adjacent activity is desired and a more solid character in
areas where privacy and enclosure are sought
Simple glass railings are used in some areas, such as the west faade facing
the plaza. Perforated metal railings are used in other areas to create a more
contained balcony
BS1.18 RELATIONSHIP TO INTERIOR FLOOR PLAN
All balconies serve to create an outdoor extension of the interior living
space, through generous openings from the main living area, and an accessible
connection of interior and exterior. Privacy screens afford each resident the
opportunity to occupy and personalize their own space
BS1.20 Perforated Metal Railing
BS1.19 RELATIONSHIP TO FACADE DESIGN

The bay window and balconies serve to add scale, rhythm and purpose to
the facades
Bays and balconies pushing in and out create a layering in the composition
of the east facade and a strong gestures to Cal Anderson Park
The continuous balcony form on the west faade enhances the connection
to the plaza below
BS1.20 Glass Railing
BS1.22 Bay Facade Layering
76

NARRATIVE AND VISUAL DEPICTION FOR LANDSCAPE ELEMENTS,
PLANTINGS, GREEN ROOF, VEGETATED WALLS, PERMEABLE
PAVING
Assumptions:
Approximately 11,500 SF of green roof area with 2-4 growing media is
provided on the rooftop of the building
A minimum of 930 SF of the available site area between the parcel lines and
the buildings is landscape area
A minimum of 2,350 SF of the ROW site area between the parcel lines and
All landscaped 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 groundcovers 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 B-North Green Factor narrative is
intended to achieve a Green Factor score of .691
BS2.0 Green Roof
BS2.1 10TH AVENUE GREENSTREET TREATMENT EXCEEDING CDP

AND DA REQUIREMENTS
Linear planting areas varying in width from 6-12 and occurring on both
sides of the sidewalk in the ROW are provided along 10th Ave
Small to medium trees with an approximate 16-20 canopy spread at
maturity are planted within the green street planting areas and are in addition
to street trees as described below in 2.3-Large Tree Species
BS2.1 Green Street Treatment
BS2.2 PODIUM FACADE SCREENING (DUE TO UNDERGROUND

PARKING STRUCTURE)
No podium facade screening will be provided as underground parking
structure is not visible.
BS2.3 LARGE TREE SPECIES (EXCEEDING MINIMUM REQ.
DIMENSION)
Nine large street trees with an approximate 26-30 canopy spread at
maturity will be planted along the 10th Avenue Green Street and spaced every
30
Three large street trees with an approximate 26-30 canopy spread at
maturity will be planted along Denny Way and spaced every 30
77
SITE B SOUTH

ELEMENTS
leads to very high performing buildings.
approach to our energy and water strategies. It is not possible to achieve these
strategies for just one building.
BS2.1 Linear Planing at Sidewalks

heat recovery and rainwater harvesting, among others.
following:
Community Solar: This program offers Seattle City Light subscribers the
opportunity to invest in and receive the financial benefits of photovoltaic
Capitol Hill.
Avenue expansion of the Pathway.
phones and new garage technologies to track and share information.
BS2.4 EVERGREEN STANDARD OR HIGHER LEED GOLD OR
PLATINUM
Baseline for a stand-alone project is LEED Gold
Target is LEED Platinum, which Gerding Edlen has achieved on over 16
projects
Preference is to develop project in conjunction with 3 other sites and
strive to meet the energy reduction requirements of the Architecture 2030
Challenge
78
BS2.3 Street Trees

between 2015 and 2020 must perform 70% better than the existing building
stock in its region. After 2020, the requirement increase to 80%, after 2025
to 90%, and after 2030 to net-zero. On-site renewable energy is allowed to
account for up to 20% of the required savings. The program is voluntary,
but widely accepted as an ambitious, but appropriate target to put
the building industry on track to meet worldwide carbon dioxide
reduction goals. In addition to providing carbon reduction, the lower
energy use reduces building operational costs, reduces infrastructure
requirements, mitigates the impact of rapid utility price increases, and
has the potential to provide resiliency to the building and residents in
the case of prolonged power failure
BS2.5 ON-SITE TREATMENT AND/OR USE OF SITE B-SOUTH
STORMWATER RUNOFF (ST APPROVAL REQUIRED)
Stormwater runoff generated over the tunnel will be intercepted and
prevented from infiltrating down to the tunnel
Stormwater runoff generated from the green roof will be captured
and conveyed to the public storm drain in 10th Avenue East
Stormwater runoff generated from non-green roof will be captured and
stored in an onsite cistern before being treated and reused for flush fixtures
and irrigation
Stormwater runoff generated from surface areas will be captured and
conveyed to the public storm drain in 10th Avenue East
SITE B-SOUTH BASELINE
SITES B&C BASELINE

EXTERNAL
LIGHTS
TASK
LIGHTS
LIGHTS
PLUG LOADS
DOMEST HOT
WTR
VENT FANS
SPACE HEATING
PUMPS
SPACE COOLING
SITES B&CTARGET
TARGET
SITE B-SOUTH
LIGHTS
PLUG LOADS
SPACE
HEATING
SAVINGS
SPACE
COOLING
PUMPS
DOMEST HOT
WTR
VENT FANS
EXTERNAL LIGHTS
BS2.5 Stormwater Treatment
79
SITE B SOUTH
BS2.6 APPLICATION OF SITE AND BUILDING ENERGY SAVINGS BEYOND CITY INCENTIVES
The average multifamily residential building in Seattle uses about 53 kBTU/sf/year in energy. This metric is referred
to as the buildings Energy Use Intensity, or EUI, and represents the total annual energy use of a building divided
by its floor area. It is comparable to a buildings gas-mileage rating, except that a smaller value is better. The 70%
reduction required by Architecture 2030 results in an energy-use target for the new buildings of about 15 kBTU/sf/
year. Of this, up to about 10 kBTU/sf/yr is allowed as on-site renewable energy. This results in a maximum allowable
energy use before renewables of 25 kBTU/sf/yr.
The following energy efficiency measures would be considered to achieve the Architecture 2030 Goals:
Daylighting: Daylight dimming in common areas, and residential units designed to maximize natural light and
encourage limited artificial light use.
Low power density lighting design: Target 20% less than energy code prescriptive allowance.
High performance windows: the project will use double and/or triple-paned windows to reduce heating load and the
size of heating equipment required. The high performance windows will reduce cooling requirements as well.
High performance walls: the project will use walls that exceed code-minimum insulation levels to further reduce
heating load and energy use.
Reduced Infiltration: The project will target on air leakage rate of about 40% more stringent than Seattle Code.
Heat Recovery: The project will use centralized heat recovery ventilators to pre-heat and cool ventilation air.
No Cooling: Apartments will not have air conditioning, but will be kept comfortable with ceiling fans and sun
shading.
Demand controlled ventilation for common areas: The ground floor zones will employ demand controlled
ventilation to control ventilation rates based on occupancy and use requirements.
Plug load reductions: Energy Star appliances and individual unit metering will reduce plug load energy use.
Low flow hot water fixtures: Low flow fixtures will be employed to reduce water heating energy and water use.
Heat pump water heating: An option to provide each unit an individual heat pump water heater will be explored.
Decentralized heat pump water heaters use less than 50% of the energy of a traditional water heater and could provide
an additional benefit of space cooling.
Optimized fan flow: Pre-calibrated pressure independent air balancing valves will be employed to reduce fan energy
and heating requirements by maintaining constant exhaust air flow in the residential units.
Renewables: To meet the 2030 goals, renewable energy will likely be required. The 10 kBtu/sf/yr limit that the
Architecture 2030 challenge allows is anticipated to be sufficient to meet the challenge requirements. This corresponds
to about a 700 kW PV array. Photovoltaics will be evaluated to determine if it is feasible to provide the required
capacity on site to meet the Architecture 2030 challenge.
SITE B-SOUTH ENERGY SAVINGS
Sites B & C
60.0
kbtu/sf/yr
50.0
40.0
30.0
20.0
10.0
0.0
80
PARKING APPROACH
NARRATIVE FOR PARKING APPROACH
BS3.1 RESIDENTIAL STALL COUNT BELOW DA REQUIREMENT OF .7
STALL/UNIT
Gerding Edlen has built numerous urban residential units over the past 15
years, many located in close proximity to transit and in neighborhoods that
present a variety of transit options (walking, biking, streetcar or light rail,
bus, car share). In our long experience, we have learned that while there are
many residents who choose to forego car ownership, there will always be those
who do own cars and we need to provide parking options. It is expected that
a number of the residents of the Capitol Hill properties will own cars, but
will not use them on a daily basis, but rather take them out for shopping or
excursions on a semi-regular basis only.
BS3.0 Pronto Bike Share
For Building B-South, we are proposing a parking ratio of 0.5:1, or 50

spaces. The parking garage underneath B-South is proposed as a shared
garage between B-South and B-North, with 76 total spaces. B-North has a
parking ratio of 0.25:1 and requires 22 spaces. 50 spaces will be designated to
B-South, and the remaining 4 spaces will be designated as visitor parking for
either building.
The proposed parking ratio for Site B-South is 0.5:1
100% of the residential parking stalls on Site A will be unbundled, meaning
that residents wanting a parking space will pay rent for the parking space
separate and above the rent paid for their unit.
BS3.2 UNBUNDLED RESIDENTIAL STALLS IN EXCESS OF MFTE
BS3.0 Car to Go and Trolley
The monthly rental for parking stalls will not be bundled with the rent for the
units.
BS3.0 Capitol Hill Light Rail Station
BS3.0 King County Metro
81
SITE C
RETAIL APPROACH
SITE C
BROADWAY AND DENNY

C1.0 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 small-mid-sized, regional concepts seeking a
presence on Capitol Hill.
C1.1 BROADWAY RETAIL WINDOW CONTRIBUTION TO
ACTIVATION OF THE PEDESTRIAN ENVIRONMENT
A non-storefront, 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
a 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 are be balanced with
a finer level of detail, allowing retailers to individually express their brand.
Unexpected material such as wood framing and subtly colored glass make
the storefront design unique in Seattle, adding the draw and identity crucial
for local retail to thrive. 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 new, locally-grounded approach to
retailing.
C1.1 Retail Storefronts
C1.1 Retail Passageway
C1.1 Retail Window
84
RETAIL APPROACH
C1.2 DENNY WAY RETAIL WINDOW CONTRIBUTION TO
ACTIVATION OF THE PEDESTRIAN ENVIRONMENT
The retail for Site C will actively engage the Denny Festival street. Paired with
the Market Hall (Site A South), this creates a curated retail environment,
balancing the small scale retail of Site A with mid-sized, local businesses for
Site C. Similar to the Market Hall, the retail on Site C actively engages the
sidewalk by providing a consistent retail level along the Denny frontage.
A plinth with stepped sidewalks on the street navigates between the retail
and the slope of the street. The plinth allows vendors of many sizes to lease
space, as they are not encumbered by a stepped slab, while a level plinth also
supports a range of outdoor retail opportunities. On Farmers Market days, the
stepped sidewalk accommodates additional Market stalls.
C1.2 Retail Activation
C1.3 RETAIL BAY SPACE DIMENSIONS (WIDTH & DEPTH) TO

ENCOURAGE LOCAL NON-FORMULA RETAIL USES
The goal in the layout of the retail space at Site C is flexibility. The twenty
foot bay spacing allows for division of the space for a number of small tenants,
or for a single tenant up to 12,000 square feet (such as a small grocery store).
The building structure will be held back from the four foot setback, to not
only allow for continuous storefront, but to also allow for retail entries to
occur virtually anywhere along the faade.
The storefront design will also be flexible to allow for various treatments
responding to individual tenant needs.
C1.4 RETAIL FLOOR TO CEILING HEIGHT
C1.5 Broadway Sidewalk
The floor to ceiling height in Site C is twenty feet.

C1.5 LEASING STRATEGY
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 will provide the backdrop for unique retail leasing
opportunities, in addition to the proposed grocery anchor. The proximity
of 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
85
RETAIL APPROACH
SITE C
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).
To complement the retail mix planned for Site A, which includes a northwestbased neighborhood grocery and the market hall concept of smaller,
local and regional retailers and purveyors, and reading the retail study
commissioned by the Chamber of Commerce, Gerding Edlen envisions the
retail at Site C to include several medium-sized retailers such as:
Bicycle shop
Smaller format, local hardware store
Home furnishings
Mens and/or womens apparel
Casual dining
Coffee shop and/or bakery
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 everexpanding 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.
86
RETAIL APPROACH
C1.6 USE OF RETAIL ARCHITECT
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.
C1.6 Retail Storefront Activation
C1.7 RELATIONSHIP TO/WITH THE CAPITOL HILL CHAMBER OF

COMMERCE
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 CleanUp. 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.
C1.6 Retail Storefront Experience
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.
87
RETAIL APPROACH
SITE C
C1.8 NARRATIVE + VISUAL DEPICTION OF THE RETAIL PROJECT

CONCEPT FOR THE BROADWAY FRONTAGE
C1.9 CONTINUOUS RETAIL/COMMERCIAL FRONTAGE
There is continuous retail frontage along Broadway, from the residential lobby
at the southwest corner of the site to the corner of Broadway and Denny Way,
and around the corner to the northeast corner of the site. Provisions will be
made to modify the final storefront design to accommodate the needs of the
various tenants.
C1.10 WEATHER PROTECTION
The height of the canopy is no greater than 12 feet that it can effectively
shelter passing pedestrians
The canopies are between 6 and 8 feet wide
The canopies are continuous along Broadway
We envision a canopy with a planted edge to add to further the richness of
the pedestrian experience along Broadway on Building C.
C1.10 Weather Protection
C1.11 RETAIL FACADE: TRANSPARENCY, STORE FRONT DESIGN

The storefront design will incorporate the maximum area and transparency
of storefront glazing permissible by Seattle Energy Code and project energy
goals.
Storefront system will be composed of aluminum, steel, and wood framing
elements.
The doors will be used to temper the interior environment and allow for the
greatest possible interaction between pedestrians and retailers.
The final configuration of the storefronts will be determined to respond to
tenants size and operability requirements.
88
C1.11 Retail Transparency
RETAIL APPROACH
C1.14
C1.16
C1.17
C1.15
C1.18
C1.12
C1.8
C1.13
C1.10
C1.11
C1.9
89
RETAIL APPROACH
SITE C
C1.12 SIGNAGE CONCEPTS AND LIGHTING SOLUTIONS INTEGRATION WITH FACADE

C1.13 RETAIL RELATIONSHIP TO SIDEWALK TREATMENT,
The 12 wide mosaic tile band with mosaic address numbers has been an
iconic and 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 sidewalk texture and pattern encourages slower movement of
pedestrians at retail frontage
The storefront options provide maximum flexibility so that storefront can
be completely opened to the sidewalk for tenants who request it, 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. Street trees will provide additional sun
shading
C1.12 Signage Concepts
C1.13 Sidewalk Treatment
C1.14 TREATMENT OF NORTHWEST CORNER DIAGONAL SETBACK

AND RELATIONSHIP TO STATION ENTRANCE
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 massing 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 C helps to maximize visibility/exposure to the ebb and flow of transit
commuters and activate the plaza
A retail entry will occur along the diagonal setback
90
C1.13 Sidewalk Treatment and Lighting
RETAIL APPROACH
C1.15 NARRATIVE + VISUAL DEPICTION OF THE RETAIL PROJECT

CONCEPT FOR THE DENNY WAY FRONTAGE
There is continuous retail frontage along Denny Way, from Broadway to the
northeast corner of the site.
The grade change along Denny Way means that there could be multiple
smaller tenants with storefronts at varying elevations, or a larger tenant with a
single floor elevation and an entry door that relates to the adjacent grade.
Provisions will be made to modify the final storefront design to
accommodate the needs of the tenants.
C1.16 WEATHER PROTECTION
C1.16 Weather Protection
As master developer, Gerding Edlen proposes a unified, complete street

corridor approach to Broadway and Denny Way, that treats Site A and C in
a holistic manner. The height of the permanent canopy will vary, but be no
greater than 12 feet above adjacent grade in order to enable it to effectively
shelter passing pedestrians
On a seasonal basis, retractable weather protection will be provided within
the prescribed 12 foot setback to accommodate additional sidewalk uses and
provide additional capacity for the Farmers Market. The permanent canopy
width will vary but will not be between 4 and 8 feet; the reduced width allows
for the deployment of the seasonal canopy. The permanent canopies will be
constructed of tempered, laminated glass. The seasonal canopies will be highly
translucent, tensile fabric.
C1.17 Retail Transparency
C1.17 RETAIL FACADE: TRANSPARENCY, STORE FRONT DESIGN

The storefront options to provide maximum flexibility will allow for the
storefront to be completely opened to the sidewalk for tenants who request
it, using sliding, folding, or pivot doors. No permanent structure will be
located within the plane of the storefront, so that flexibility is preserved as the
building matures and tenants change.
Fixed seating elements will be created on the slope of Denny Way, creating
spaces for groups and individuals to pause and take part in the sidewalk
activity.
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RETAIL APPROACH
SITE C
C1.18 SIGNAGE CONCEPTS AND LIGHTING SOLUTIONS INTEGRATION WITH FACADE

C1.19 ACTIVATION FOR PEDESTRIAN INTEREST
C1.19 Pedestrian Interest
The sidewalk texture and pattern encourages slower movement of

pedestrians at retail frontage
Continuity of a high quality pedestrian realm; there is interplay between
interior/exterior spaces and one can easily move between the retail and
streetscape
Blocks of planting and street trees provide shade from the summer sun
The pedestrian experience is further enhanced by drawing pedestrians to and
through the public plaza space
The goal is to ensure there is interplay between interior/exterior spaces and
one can easily move between the retail and streetscape.
Level seating areas provide slightly raised prospects above the Festival Street.
C1.20 RELATIONSHIP TO/INTEGRATION WITH DENNY FESTIVAL
STREET
Level terraced seating areas provide slightly raised prospects above the
Festival Street as well as level spots for stalls during the Farmers Market.
Blocks of street trees and at-grade planting provide shade from the summer
sun and seasonal interest. The pedestrian experience is further enhanced by
drawing pedestrians to/through the public plaza space.
The grade change enables an elevated view over the Festival Street, across the
street and into the Plaza space and also into Cal Anderson Park.
92
C1.20 Festival Street
RETAIL APPROACH
C2.0 NARRATIVE AND VISUAL DEPICTION OF THE STATION
ENTRANCE SETBACK ALONG BROADWAY
Since the station entrance will be a bustling zone of activity, wrapping a
portion of the Broadway retail activity around the north face of Site C will
help to maximize visibility/exposure to the ebb and flow of transit commuters
and activate the station setback area.
Bicycle parking is provided periodically between the blocks of planting.
C2.1 TYPE, COLORS, PATTERNS, AND LOCATIONS OF PAVEMENT
MATERIALS
Pedestrian paving at Broadway will be a highly durable and easily
maintained surface enabling a range of activities.
joints running perpendicular to the path of travel.
pedestrians are most likely to be sitting and seeing a higher level of finish.
C2.0 Bicycle Parking
C2.2 PAVEMENT ACCENTS, INCLUDING SCORING, EXPANSION

Accents are provided at intersections with building entries to signify change
in material and promote circulation between interior and exterior spaces.
Expansion joints will be located along all vertical transitions, building edges
and grade breaks (located every 100 square foot maximum).
In-pavement lighting is not proposed for Broadway.
Bicycle racks are provided amongst the planting between the sidewalk and
the cycle track in Broadway.
C2.1 Pavement Materials
C2.3 COORDINATION WITH RETAIL CONCEPTS AND STRATEGIES

The retail frontage will be flexible, allow each tenant to customize
the storefronts to suit their needs. Restaurants and other food/drink
establishments may have window walls that can be opened to allow maximum
porosity and spill-out of the retail activity onto the streetscape. Retail
storefronts are envisioned to have a high level of transparency so the activity
within is highlighted throughout the day and night.
On a day-to-day basis, the retail spaces will be able to open doors and spill
out into the setback area to take advantage of the southern exposure and
activate the space throughout the year.
Blocks of street trees and at-grade planting provide shade from the summer
C2.2 Pavement Scoring
C2.3 Retail Frontage
93
AMENITY APPROACH
SITE C
C2.9
C2.10
C2.11
C2.1
C2.5
C2.7
C2.4
C2.4
C2.9
C2.12
C2.10
C2.8
C2.1
C2.2
94
2.11
AMENITY APPROACH
sun and seasonal interest.
C2.4 NARRATIVE AND VISUAL DEPICTION OF THE FACADE SETBACK
ALONG DENNY WAY
The facade setback on Denny Way facilitates the activities of the Farmers
Market and street festivals. On those less active days, the additional sidewalk
width will support more passive activities. Fixed seating elements and terraced
areas will be created on the slope of Denny Way, making a place for groups
and individuals to pause and take part in the sidewalk activity.
C2.5 CONCEPTS TO RECONCILE THE GRADE CHANGE BETWEEN
THE RETAIL FLOOR ELEVATION AND DENNY WAY (SLOPING FROM
BROADWAY TO NAGLE PLACE)
C2.5 Seatwalls
The goal in the layout of the retail space at Site C is flexibility. The floor slab
along Denny Way is located at the lowest elevation of the adjacent sidewalk,
again to allow flexibility for the division of the space into smaller tenants. For
larger tenants the floor will be brought to the desired elevation with overframing.
Planting beds will be used to mitigate grade transitions and will be
constructed of weathered plate steel.
Seatwalls/retaining walls will also be used to mitigate grade transitions and
will be constructed of cast-in-place concrete and wood.
C2.6 TYPE, COLORS, PATTERNS, AND LOCATIONS OF PAVEMENT
MATERIALS
Pedestrian paving at Denny will be a highly durable and easily maintained

surface enabling a range of activities.
Pedestrian-scaled paving along each building frontage will seamlessly blend
into the Denny Festival Street so pedestrians feel they have priority over
vehicles.
running perpendicular to the path of travel.
pedestrians are most likely to be sitting and seeing a higher level of finish.
C2.7 PAVEMENT ACCENTS, INCLUDING SCORING, EXPANSION
C2.7 Lighting Concepts
Accents are provided with a change in material at retail entries.

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 for this area.
Bicycle racks are provided amongst the planting between the sidewalk and the
cycle track in Broadway.
95
AMENITY APPROACH
SITE C
C2.8 MATERIALS AND DETAILS OF STAIRS, RAILINGS, IF INCLUDED

Stairs are cast-in-place concrete with sandblasted strips along top of nosing to
provide tactile warning texture.
guardrails are needed.
C2.9 COORDINATION WITH RETAIL CONCEPTS AND STRATEGIES
The variety of paving and finishes along the sidewalk will be 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 for gazing on their recent purchase
The lighting street lighting and exterior building lighting will be at low
enough levels so that the interior retail lighting will predominate, allowing
pedestrian easy viewing into the retail spaces
96
C2.9 Paving and Sidewalk Integration

C2.10 NARRATIVE AND VISUAL DEPICTION OF THE BAY AND
BALCONY ZONE DESIGN ON THE UPPER RESIDENTIAL FLOORS
INCLUDING
C2.11 DIMENSIONS AND CONFIGURATION
Triangular balconies occur on the north side of the building at Level 3, where
the change in massing occurs.
On Level 3 and above, each floor has a shared balcony, approximately 6 feet x
16 feet, which serves as an amenity for all the residents on that floor.
C2.12 MATERIALS, PATTERNS AND DETAILS OF RAILING
The balcony railings offer an opportunity to vary the character of different
facades, by providing greater transparency in areas where a higher level of
connection to the adjacent activity is desired, and a more solid character in
areas where privacy and enclosure are sought.
On Site C we propose to use simple transparent glass railings to emphasize the
connection to the activities on Denny Ave and the Plaza.
C2.10 Bicycle Parking
C2.13 RELATIONSHIP TO INTERIOR FLOOR PLAN

The common amenity balconies on the north faade serve two purposes.
They allow for the placement of windows and a glass door to bring daylight
into the residential corridors.
They provide a unique amenity for this building by creating a perch which
allows the residents to passively participate in the day-to-day activity on the
street as well as the farmers markets and other special events on the Festival
Street.
C2.14 RELATIONSHIP TO FACADE DESIGN

The bending of the northern portion of Building C away from Broadway is a
gesture to deflect some of the energy of Broadway into the side street, Denny,
which will become an active commercial and festival area. It is also meant to
open up the space between the buildings along Denny toward Cal Anderson
Park, to the southeast.
97
SITE C
C3.0 NARRATIVE AND VISUAL DEPICTION FOR LANDSCAPE

ELEMENTS, PLANTINGS, GREEN ROOF, VEGETATED WALLS,
PERMEABLE PAVING
Assumptions:
All existing street trees, five total, will be preserved. The existing trees have
been estimated at an average of 10 DBH.
Approximately nine street trees will be provided in addition to the existing
street trees, which will be preserved. The street trees will be large with an
approximate mature canopy spread of 26-30.
Approximately 10,000 square feet of green roof area with 2-4 growing
media will be provided on the rooftop of the building.
Approximately 230 square feet of green roof area with >4 growing media
will be provided on the rooftop of the building.
A minimum of 210 square feet of the available site area between the parcel
lines and the buildings will be landscape area.
A minimum of 2,250 square feet of the ROW site area between the parcel
lines and the curb lines will be landscape area.
All landscaped areas at street level will be drought tolerant/native species,
have greater than 2 of soil depth, and be 100% visible to passersby. The plant
selection for these areas will be approximately 1/3 groundcovers 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 C Green Factor narrative is intended to
achieve a Green Factor score of .543.
C3.1 BROADWAY PLANTING STRIP NARRATIVE AND VISUAL
DEPICTION (AS NECESSARY) FOR SUSTAINABILITY ELEMENTS
C3.0 Green Roof
C3.1 Planting Strip
A wide planting strip approximately 6 to 10 occurring entirely within the

ROW will be provided along the majority of the Broadway street frontage.
Approximately five existing trees with an approximate average DBH of 10
will be preserved within the Broadway Planting Strip.
C3.1 Planting Strip
C3.1 Street Trees
98

ELEMENTS
leads to very high performing buildings.
approach to our energy and water strategies. It is not possible to achieve these
strategies for just one building.
heat recovery and rainwater harvesting, among others.
following:
Community Solar: This program offers Seattle City Light subscribers with
the opportunity to invest in and receive the financial benefits of photovoltaic
Capitol Hill.
Avenue expansion of the Pathway.
phones and new garage technologies to track and share information.
99
SITE C
C3.2 LEED SILVER 0 POINTS, GOLD 25 PTS, PLATINUM 50 PTS

Baseline for a stand-alone project is LEED Gold.
Target is LEED Platinum, which Gerding Edlen has achieved on over 16
projects.
Preference is to develop project in conjunction with 3 other sites and
strive to meet the energy reduction requirements of the Architecture
2030 Challenge.
between 2015 and 2020 must perform 70% better than the existing
building stock in its region. After 2020, the requirement increase to
80%, after 2025 to 90%, and after 2030 to net-zero. On-site renewable
energy is allowed to account for up to 20% of the required savings.
The program is voluntary, but widely accepted as an ambitious, but
appropriate target to put the building industry on track to meet
worldwide carbon dioxide reduction goals. In addition to providing
carbon reduction, the lower energy use reduces building operational
costs, reduces infrastructure requirements, mitigates the impact of rapid
utility price increases, and has the potential to provide resiliency to the
building and residents in the case of prolonged power failure.
C3.3 ON-SITE TREATMENT AND/OR USE OF SITE C STORMWATER

RUNOFF (ST APPROVAL REQUIRED)
Stormwater runoff generated over the tunnel will be intercepted and
prevented from infiltrating down to the tunnel.
Stormwater runoff generated from the green roof will be captured and
conveyed to the public storm drain in East Denny Way.
Stormwater runoff generated from non-green roof will be captured and stored
in an onsite cistern before being treated and reused for flush fixtures and
irrigation.
Stormwater runoff generated from surface areas will be captured and
conveyed to the public storm drain in East Denny Way.
SITE C BASELINE
SITES B&C BASELINE

EXTERNAL
LIGHTS
LIGHTS
VENT FANS
SPACE HEATING
PUMPS
SPACE COOLING
SITES
B&C TARGET
SITE
C TARGET
LIGHTS
PLUG LOADS
SPACE
HEATING
SAVINGS
SPACE
COOLING
PUMPS
DOMEST HOT
WTR
BS2.5 Stormwater Treatment
PLUG LOADS
DOMEST HOT
WTR
EXTERNAL LIGHTS
100
TASK
LIGHTS
VENT FANS

C3.4 APPLICATION OF SITE AND BUILDING ENERGY SAVINGS BEYOND CITY INCENTIVES
The average multifamily residential building in Seattle uses about 53 kBTU/sf/year in energy. This metric is referred
to as the buildings Energy Use Intensity, or EUI, and represents the total annual energy use of a building divided
by its floor area. It is comparable to a buildings gas-mileage rating, except that a smaller value is better. The 70%
reduction required by Architecture 2030 results in an energy-use target for the new buildings of about 15 kBTU/sf/
year. Of this, up to about 10 kBTU/sf/yr is allowed as on-site renewable energy. This results in a maximum allowable
energy use before renewables of 25 kBTU/sf/yr.
The following energy efficiency measures would be considered to achieve the Architecture 2030 Goals.
Daylighting: Daylight dimming in common areas, and residential units designed to maximize natural light and
encourage limited artificial light use.
Low power density lighting design: Target 20% less than energy code prescriptive allowance.
High performance windows: the project will use double and/or triple-paned windows to reduce heating load and the
size of heating equipment required. The high performance windows will reduce cooling requirements as well.
High performance walls: the project will use walls that exceed code-minimum insulation levels to further reduce
heating load and energy use.
Reduced Infiltration: The project will target on air leakage rate of about 40% more stringent than Seattle Code.
Heat Recovery: The project will use centralized heat recovery ventilators to pre-heat and cool ventilation air.
No Cooling: Apartments will not have air conditioning, but will be kept comfortable with ceiling fans and sun
shading.
Demand controlled ventilation for common areas: The ground floor zones will employ demand controlled
ventilation to control ventilation rates based on occupancy and use requirements.
Plug load reductions: Energy Star appliances and individual unit metering will reduce plug load energy use.
Low flow hot water fixtures: Low flow fixtures will be employed to reduce water heating energy and water use.
Heat pump water heating: An option to provide each unit an individual heat pump water heater will be explored.
Decentralized heat pump water heaters use less than 50% of the energy of a traditional water heater and could provide
an additional benefit of space cooling.
Optimized fan flow: Pre-calibrated pressure independent air balancing valves will be employed to reduce fan energy
and heating requirements by maintaining constant exhaust air flow in the residential units.
Renewables: To meet the 2030 goals, renewable energy will likely be required. The 10 kBtu/sf/yr limit that the
Architecture 2030 challenge allows is anticipated to be sufficient to meet the challenge requirements. This corresponds
to about a 700 kW PV array. Photovoltaics will be evaluated to determine if it is feasible to provide the required
capacity on site to meet the Architecture 2030 challenge.
SITE C ENERGY SAVINGS
Sites B & C
60.0
kbtu/sf/yr
50.0
40.0
30.0
20.0
10.0
0.0
101
PARKING APPROACH
SITE C
C4.0 NARRATIVE FOR PARKING APPROACH

C4.1 RESIDENTIAL STALL COUNT BELOW DA REQUIREMENT OF .7
STALL/UNIT
Gerding Edlen has built numerous urban residential units over the past 15
years, many located in close proximity to transit and in neighborhoods that
present a variety of transit options (walking, biking, streetcar or light rail,
bus, car share). In our long experience, we have learned that while there are
many residents who choose to forego car ownership, there will always be those
who do own cars and we need to provide parking options. It is expected that
a number of the residents of the Capitol Hill properties will own cars, but
will not use them on a daily basis, but rather take them out for shopping or
excursions on a semi-regular basis only.
Since we are proposing on all four sites, it makes sense for us to look at a
blended parking approach. On Site C, due to the constraints created by the
station tunnel on below grade construction, we are only proposing a small
footprint of underground parking which nets 27 spaces under the Site C
building. Site C contains 96 units and with a target of 0.5:1 parking spaces
per unit, Site C needs additional parking. The Site A garage can provide that
capacity, so we are proposing that some residents of Site C park in the Site A
garage. Since we are proposing as a master developer on all four sites, it is
very straightforward for parking to be shared among sites; however, even in
a case where more than one building owner is involved this sharing scenario
could likely be worked out.
The proposed parking ratio for Site C is 0.5:1
100% of the residential parking stalls on Site A will be unbundled, meaning
that residents wanting a parking space will pay rent for the parking space
separate and above the rent paid for their unit.
C4.0 Pronto Bike Share
C4.0 Car to Go and Trolley
C4.2 UNBUNDLED RESIDENTIAL STALLS IN EXCESS OF MFTE

The monthly rental for parking stalls will not be bundled with the rent for the
units.
C4.0 Capitol Hill Light Rail Station
C4.0 King County Metro

102
II. FINANCIAL CAPACITY AND

PROJECT FINANCIALS
FINANCIAL CAPACITY &

PROJECT FINANCIALS
FUNDING PLAN:
SITE B-NORTH
OUTLINE FUNDING PLAN

SITE B-NORTH
B. Include a complete and detailed plan for the financing of each project/site included in your firm
s proposal. List all entities that will provide funding, including debt and equity, and describe the proposer
s experience with each firm. Identify
the amount of each funding entity
s contribution, both debt and equity. Provide an outline of the general terms of the
funding agreements.
Gerding Edlen has assumed for purposes of this RFP response that Site B-North will assemble a competitive 9% LIHTC application to the Washington State Housing Finance Commission and receive an award. Rent levels have been set in order to be
competitive, and it is anticipated that Gerding Edlen would partner with a non-profit affordable housing organization to ultimately own and operate the building and to meet the additional requirements for set-asides and services required for a 9% LIHTC
financed project.
Bank of America has provided a letter of interest in providing the LIHTC equity, and a construction and permanent loan on the
project. (See Appendix) Gerding Edlen has worked with Bank of America on numerous transactions and has a strong relationship
with the Bank.
It is assumed that the remaining gap financing would be provided by the Seattle Office of Housing in the form of a deferred payment loan to the project.
Site B-North Community Center
Gerding Edlen has committed to building a community center of approximately 1300 square feet as part of the B-North project.
The cost to construct the center will come from the capital budgets of Site A, Site B-South and Site C.
Site B-North Daycare
Gerding Edlen is proposing to construction a daycare center adjacent to and affiliated with the community center on Site
B-North. The daycare center will provide childcare to residents in all of the buildings and we expect to work with the operator
and the city of Seattle to secure a percentage of spaces in the daycare to be reserved for low income families. Remaining spots will
be available to the general public. The daycare will be financed with a construction and permanent loan, and will also require
some equity. It is anticipated that the funder providing debt and equity for one or more of the other sites will also provide debt
and equity for the daycare.
The project could also be looked at as a 4% LIHTC project with tax exempt bond financing. In that case, the gap required
from the Seattle Office of Housing would increase, and it is likely that we would have less 30% rents.
C. Provide details of any loan guarantees that any party may be providing.
Gerding Edlen has a long history of working with lenders on construction loans. Typical loans are non-recourse and include completion guarantees and bad boy carve-outs.
D. If partnering with separate capital providers, detail each participants percentage of ownership. If necessary, include
an organizational chart and supporting materials that indicate clearly the relationship of the operating organization to the
Developer.
Not applicable at this time.

E. Provide a copy of any joint venture agreements between cooperating proposers, if applicable.
Not applicable at this time
126

PROJECT FINANCIALS
4. It is Sound Transits intention that the development of all of its Capitol Hill Station properties
will be completed simultaneously. Describe how you propose to achieve this objective, in terms of
financing.
Based on our estimated initial proformas, the total project cost for Sites A, B South and C is approximately $124
million (the project cost for Site B North is not included since the affordable housing project will have a distinct
capital stack). Gerding Edlen has financed single projects as large as $425 million so the development and capitalization of the 3-parcel $124M project is well within the firms capability. In the past decade, Gerding Edlen has financed
11 projects with individual total project cost of over $100 million. Some of these were capitalized with institutional
equity partners, some were funded with our Green Cities equity fund and some have been funded via joint ventures
between our Green Cities equity fund and institutional investors. Our approach would be to ask for proposals from
lenders and investors for both an option for one lender and one investor to finance the entire project as well as an
option to finance sites individually, in order to determine which scenario provides the most advantageous terms.
5. Given the cyclical nature of real estate markets, describe the financial strategies you employ to
weather market corrections.
Gerding Edlen mitigates the cyclical nature of our business though diversification of markets (we are currently active
in Portland, Seattle, San Francisco, Los Angeles, Chicago and Boston) and product types (mixed-use multifamily rental, for-sale and office, as well as build-to-suit projects for for-profit and non-profit clients). In addition, our
revenue is derived from a variety of sources: investment management, asset management, development and property
management, so that we are not dependent on any one source of revenue. Finally, substantially all of our projects are
income-producing commercial properties that are conservatively leveraged so that in down economic cycles the properties are still able to sufficiently cash flow to meet debt service requirements.
6. Provide detailed examples of the Proposer
s experience financing projects of similar nature and
magnitude
BREWERY BLOCKS DETAILED FINANCING CONFIDENTIAL
PORTLAND, OR
154

PROJECT FINANCIALS
SOUTH WATERFRONT DETAILED FINANCING CONFIDENTIAL
PORTLAND, OR
SOUTH PARK DETAILED FINANCING CONFIDENTIAL

LOS ANGELES, CA
155
III. PROJECT APPROACH
PROJECT APPROACH
1. WEAKNESSES AND DEFICIENCIES

Address the weaknesses and deficiencies identified for your firm by Sound Transit during the RFQ review process.
A number of the identified weaknesses and deficiencies identified by Sound Transit were addressed in The Financial Capability
and Project Financials section, above. The remaining items are addressed below.
FIRM EXPERIENCE, CAPACITY Did not identify a lot of affordable housing experience. Did not provide contact info
AND HISTORY for Thomas Christopherson.
RESPONSE: 1.
Both Project Lead Jill Sherman and Development Project Manager Sarah Zahn
have an extensive background in financing and constructing affordable housing.
A more complete list of affordable housing project experience is listed below.
2.
Thomas Christopherson is a Partner at Bjarke Engels Group (BIG) and BIG is no

longer a part of the Gerding Edlen project team. Gerding Edlen has instead added Seattle-based architect Hewitt to its team as described earlier. David Hewitt
will be the project lead for this project, and contact information and a resume of
experience for Hewitt is included in the Appendix.
t have a deep level of experience on this type of project.

KNOWLEDGE AND CURRENT The lead doesn
EXPERIENCE OF KEY
INDIVIDUALS
RESPONSE: While Jill Sherman will be project lead and primary day-to-day contact on this
project, Kelly Saito, who is the President of Gerding Edlen, will play an active role
in project oversight and vision, bringing his significant experience in multi-block
development requiring a high level of coordination. He will attend critical meetings,
be engaged up front with negotiations with Sound Transit, and be involved in the
overall project conception, financing and planning. Kelly has been with Gerding
Edlen since its inception and was the principal in charge of Gerding Edlens three
large multi-block projects, including the Brewery Blocks and the South Waterfront in
Portland and the South Park project in Los Angeles. In addition, Gerding Edlen has a
team of seasoned professionals in market research, branding and marketing, financing, property management and construction that will be engaged in the project from
start to finish. This team is responsible for all of the urban, mixed-use residential
ground-up development that has occurred since 2010 under Gerding Edlen
s two
equity funds; a total of 11 projects, 1,485 units and $650 million of development in
Seattle, San Francisco, Los Angeles, Boston and Chicago.
FINANCIAL CAPACITY The financial information provided did not speak to their experience in financing low
income housing projects
RESPONSE: 1.
2.
The first four comments to Financial Capacity are included in item #1 of the
Financial Capacity and Project Financials section, above.
Both Project Lead Jill Sherman and Development Project Manager Sarah Zahn
have an extensive background in financing and constructing affordable housing.
A more complete list of affordable housing project experience is listed below.
PROJECT SCHEDULE Schedule is limited, very abbreviated, lacked detail. Should be broken down into
DELIVERY CAPABILITY greater detail. Does not identify when occupancy may occur.
RESPONSE: We have included a detailed project schedule in this RFP as part of the project approach response (item #7).
158
PROJECT APPROACH
SARAH ZAHN SELECT AFFORDABLE HOUSING EXPERIENCE
PROJECT NAME: 1st & Arthur
LOCATION: Portland ,OR
NUMBER OF UNITS: 39
TOTAL DEVELOPMENT COST: $7.7M
PROJECT DESCRIPTION: This project, which is being developed in partnership with Portland-based nonprofit
Central City Concern, will provide 39 units of affordable housing. 20% of the units
will be reserved for individuals with a serious mental illness. The remaining units will
be targeted to individuals earning 60% and below of area median income. Has a
goal of LEED for HOMES platinum rating.
FINANCING DESCRIPTION: 4% Low Income Housing Tax Credits, Tax Exempt Bonds, CDBG funds from the City
of Portland, a grant from the State Department of Addiction and Mental Health, and
a small permanent loan.
COMPLETION DATE: July 2016 (will commence in August 2015

ROLE IN PROJECT: Project Director
PROJECT NAME: Glisan Commons

NUMBER OF UNITS: 67
TOTAL DEVELOPMENT COST: $18M
PROJECT DESCRIPTION: This project, consisting of mostly one-bedroom and studio units, is a workforce
housing project with most rents affordable to individuals or households earning

50% of AMI or less. Located less than 1/4 mile from a MAX stop, this TOD project has
a car ownership percentage of less than 25% of residents. Achieved LEED for Homes
Platinum rating.
FINANCING DESCRIPTION: 9% Low Income Housing Tax Credits, Tax Increment Financing from the City of Portland, permanent loan.
COMPLETION DATE: January 2014

PROJECT NAME: The Rockwood Building

LOCATION: Gresham, OR
NUMBER OF UNITS: 48
PROJECT DESCRIPTION: 15 units in this project have project based section 8 vouchers and are reserved for
families coming from homelessness. The project receives a grant from the State
of Oregon to provide service-enriched housing for the homeless families. The
remainder of units are reserved for families earning 30-50% of AMI. The project
also includes a ground floor service center that houses 6 social service agencies
providing services to low income individuals and families in the community.
FINANCING DESCRIPTION: 9% Low Income Housing Tax Credits, HOME and CDBG from the city of Gresham,
New Markets Tax Credits, capital campaign permanent debt
COMPLETION DATE: August 2012

159
PROJECT APPROACH
PROJECT NAME: The Pines

LOCATION: Gresham, OR
NUMBER OF UNITS: 66
PROJECT DESCRIPTION: Rehabilitation of an existing, 1970s project consisted of an entirely new building
envelope, roof and windows. Interior improvements included new paint, carpet and
appliances. 100% of the units at the property have project-based section 8 vouchers
and are reserved for families earning 30% or less of AMI.
FINANCING DESCRIPTION: Refinanced project with a HUD-guaranteed 221d4 loan; HOME funds from the city of
Gresham
COMPLETION DATE: February 2013

JILL SHERMAN SELECT AFFORDABLE HOUSING EXPERIENCE

PROJECT NAME: Beech Street Apartments & Treatment Facility
NUMBER OF UNITS: 32 housing, 16 in-patient treatment beds
PROJECT DESCRIPTION: This project includes both affordable housing targeted to families earning 30% of
AMI and below, and a separate inpatient drug and alcohol treatment facility treating
women and their children. Achieved LEED for homes Platinum rating.
FINANCING DESCRIPTION: 9% LIHTC, project-based section 8 vouchers, tax increment financing from the city of
Portland, New Markets Tax Credits, capital campaign.
COMPLETION DATE: July 2014

PROJECT NAME: The Morrison

LOCATION: Portland, OR
NUMBER OF UNITS: 140
PROJECT DESCRIPTION: Affordable units targeted to individuals and families earning at or below 60% AMI.
The project is centrally located in downtown Portland, adjacent to both MAX and
streetcar transit options. The project also contains 44,000 square feet of retail.
FINANCING DESCRIPTION: 9% Low Income Housing Tax Credits, tax increment financing from the city of Portland, project-based Section 8, taxable bonds and new markets tax credits
COMPLETION DATE: 2009

160
PROJECT APPROACH
2. IMPLEMENTATION APPROACH
Fully describe your implementation approach for each site your firm is proposing on. Describe how your solution addresses the General Guidelines for Design Review (Attachment D).
The Gerding Edlen team is committed to maintaining a smooth and efficient relationship with Sound Transit throughout the
design and construction process. Team member Hewitt is also the architect for the Capitol Hill station, and has familiarity with
both the station design and responsible individuals at Sound Transit.
In the schedule included with this proposal, we have outlined a review process with Sound Transit which identifies three key
reviews by Sound Transit. We suggest that prior to starting the first review the design team meet with the appropriate parties at
Sound Transit to look at the review process holistically, discuss potential risks, and confirm the review schedule for each site.
The first proposed review will be of the Early Design Guidance drawings set. This set will capture the conceptual design of all
of the parcels, and will describe the design intent for all of the buildings and surrounding public spaces. We propose that the
Sound Transit review set at this point will include some extra effort to define the potential points of intersection with the Capitol
Hill Station.
The second Sound Transit review will coincide with drawings prepared for the MUP submittal. This set will be reflective of
further definition of the proposed building elements and systems. It will incorporate any comments received from the Design
Review Board at the Early Design Guidance Meeting as well as comments received from Sound Transit after their initial review.
Our third scheduled review will be of the Building Permit set. This set will define all building elements, materials, critical dimensions, code compliance elements, and interfaces with Sound Transits property.
We understand that Sound Transit may request additional reviews of specific elements along the way, and the team will incorporate those reviews into our project schedule as they become known. We foresee in particular that there may be a confirmation
review of our final Construction Set prior to starting construction activities. This would be an opportunity to include construction sequencing and logistic issues in the review process.
*Note: responses to questions #3-11 have been provided to us by Howard S Wright, the General Contractor for Gerding Edlens
team, with some additional input from the design team and from the developer.
3. PROJECT STAGING AND LOGISTICS

Considering that multiple developers may be working on the four sites simultaneously, describe your firm
s plans for
project staging and logistics, deliveries, contractor parking, site access, safety and security of transit patrons, and benefits
to Sound Transit.
Constructing in dense urban environments takes a special mindset; specifically a mindset of awareness, flexibility, thoroughness
and communication. This is the mindset our team brings to the Capitol Hill Transit Oriented Development. The site logistics
plan below thoughtfully places barricades, wayfinding signage, and access points around the work site(s) and station entrances,
platforms and plazas in such a way to promote good mobility for both construction operations and sound transit patrons while
also keeping one safe and secure from the other. We understand that this is our first pass at a plan and we have dedicated personnel and resources to be dynamic and change and update the plan as conditions change.
Our approach to construction worker parking is multi-pronged. First we try to reduce construction worker vehicle trips to the
jobsite by encouraging use of mass transit options and /or encouraging ride sharing. We encourage our workers through the
following measures:
We will provide ORCA cards to our workers who choose to use transit.
We will assist with parking costs for employees who carpool together to the jobsite.
Additionally, on many of our urban projects we seek offsite parking options on vacant lots, at churches who typically have heavy
parking needs only on weekends, and in partnership with other institutions with available parking, and provide bussing or passes to use transit to and from these locations and the project site.
161
PROJECT APPROACH
SITE LOGISTICS GRAPHIC
4. RISKS AND MITIGATIONS

Describe the risks involved in an undertaking such as this where multiple properties in close proximity to each other and
above a transit station are subject to development at the same time. Identify potential risks to Sound Transit, your firm,
other site developers, neighbors, and the general public and how your firm proposes to identify, avoid, and mitigate
those risks.
The single biggest risk facing Sound Transit for the Capitol Hill TOD is engaging a team that is unqualified, unwilling, and/or
unable to identify the risks facing this development. Rest assured we are well- qualified and excited to roll up our sleeves with
you to identify the risks and, more importantly, the measures we will take to mitigate the risks throughout the development.
Below is an example of the risk register tool we use and constantly update with you manage all the elements of risk facing the
project.
162
PROJECT APPROACH
ID
D RISK
RISK TO
MITIGATION MEASURES
Safety of transit patrons

exiting/entering station
@ Broadway & E. John
Public
Ensure the hoisting plan for buildings A and B have not hoisting operations at this location no loads are swung over this
location.
Deploycatchment netsat the north west side of the structure while under construction at Building A.
(note our logistics plan is deploying a covered walkway at this area)
Safety of transit patrons

utilizing the Plaza over
the guideway.
Public
Ensure no construction loads are hoisted over the public

plaza.
Erect construction barriers with overhead protection to keep
the public at a safe distance from construction operations.
Provide intuitive wayfinding and directional signage to reduce confusion and fear.
Damage to guideway
tunnel due to building
construction shoring
operations.
Sound
Transit
As-builtexisting guideway structure through survey and

laser scanning as well aspotholefoundation locations
through exploratory excavation techniques.
Create a model of as-built information for incorporation with
our teams model to ensure no conflicts.
(employ electronic document coordination process we call clash detection)
Interruption of Sound
Transit service due
construction team
caused utility outage.
Sound
Transit
As-builtall existing utilities, both overhead and underground. Utilize in-field surveys, laser scanning, video documenting of buried storm/sewer, etc.
Create a model of as-built information for incorporation with
our teams model to ensure no conflicts.
Deploy electronic swing and load limiting devices on our
cranes to ensure loads stay clear of power lines.
Deploy GPS monitors on excavation equipment and pre-program to provide warning when in proximity of buried utilities.
Disruption of Sound
Public, Sound
Transit patrons access
Transit
to train platforms due to
construction deliveries,
etc.
Provide intuitive wayfinding and directional signage to reduce confusion and fear.
Design construction loading zones well away from patron
access areas.
Provide safe, intuitive construction barricades leading patrons
to appropriate areas to access transit.
Delay to construction
Development
activities due to multiple Teams
developers lack of
coordination.
Create coordinated site logistics plans with the Contractors

of each site. Specifically coordinate crane swings, concrete
pourdays, and additional large deliveries.
Conduct weekly coordination meetings to review successes
and make them repeatable and review failures to determine
how to eliminate.
Putboots-on-the-groundsupervision in touch with another
for hour by hour contact with each others.
163
PROJECT APPROACH
5. COORDINATION PLAN
Provide a coordination plan for working with developers of all sites. Firms that propose on multiple sites should address
this item from the possible scenarios where they are awarded multiple sites or are not awarded multiple sites. Include
in your description your proposed approach to addressing disputes, mitigation and resolution among multiple develop
developers that may be building at the same time.
Communication is the key to our hub coordination plan for the Capitol Hill TOD. Howard S Wright recently completed
projects in both South Lake Union and Capitol Hill where our team, in order to deliver the project successfully, had to communicate with other development teams, link light rail, the South Lake Union Trolley, Seattle Public Utilities and Seattle City
Light. On these previous projects, all of these entities were performing projects at the same time within the same locale.
For the Capitol Hill TOD we would utilize some of the same strategies we successfully used at other similar projects, including:
Share and coordinate each others site logistics plans and be willing to make modifications to our plan to accommodate the
needs of adjacent developers.
Be prepared for and flexible enough to modify plans when necessary if it benefits the greater objective of the whole
development.
Leadership from each team should agree to meet weekly to discuss plan changes, upcoming work activities, and identify
upcoming opportunities where resource sharing may be possible.
Distribute weekly construction advisory updates detailing the following weeks major schedule activities including major
deliveries.
Push communication down to the boots-on-the-ground level to facilitate hour-by-hour coordination.
Put tower crane operators in contact with one-another for coordination of boom swings, trolley and load line locations.
Walk each others projects at regular intervals to gain perspective of neighboring site difficulties and challenges and provide
feedback and support as appropriate.
Communicate each projects Emergency Action Plan with amongst the various teams and develop a comprehensive all-site
action plan in the case of an incident affecting all sites.
6. NEIGHBORHOOD ENGAGEMENT STRATEGY

Describe your firm
s neighborhood engagement strategy to manage neighborhood issues that arise during construction.
Our neighborhood engagement strategy will span not only the constructon period but will also occur throughout the design
process. We will proactively communicate our progress with the neighborhood and provide a forum for feedback.
Outward communication with the neighborhood throughout the design periodwill be primarily through the Capitol Hill Seattle (CHS) blog with whom we have a close relationship. We will ask CHS to post regular updates, including schedule updates,
announcements of any public meetings or forums, and in-progress renderings of the building design. These same updates will be
posted on a project website that the team will establish, along with contact information for the developer, architect and contractor so neighbors can reach out easily with any questions. We will provide opportunities for the public to provide feedback
through social media as well in person. We will monitor the public comments and do our best to address any comments and
concerns as they arise.
At key points during the design process, we will host public meetings for the general public to learn about our proposed development, provide input and ask questions. We have found this to be the most effective way of understanding the community
concerns so that we can best address them early in our design process, and be better prepared for public Design Review Meetings. By identifying issues early on past projects, we have been able to work with any objections to proactively address alternatives and solutions.
CONSTRUCTION PERIOD:
Surprised neighbors do not make happy neighbors! Similar to the hub of our plan above, communication is the key. We engage our neighbors in multiple ways including:
Hosted neighborhood town hall meetings to update neighbors and give them a chance to speak with us face to face.
Distribution of weekly construction advisories whereby we describe upcoming work activities and major deliveries, street
and sidewalk closures and detours, expected hours of operation as well as any possible excessive noise, vibration or planned
utility outages.
Use of social media to distribute notifications.
164
GANTT CHART: SITE A
PROJECT APPROACH - GANTT CHARTS

Capitol Hill Station TOD - SIte A Schedule
ID
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
165
TaskName
NoticeofIntenttoAward
PSA/leasenegotiations
SoundTransitBoardApprovalofPSA/lease
NoticetoProceed
DesignDocuments
ConceptDesign/ConfirmProgram
SchematicDesign(allparcels)
PreparecombinedEDGpackageallparcel
CompleteSchematicDesign
SubmitSDpackageforcostest.
DesignDevelopment(allparcels)
PrepareMUPdocumentsforeachparcel
CompleteDDdocuments
QCReview
SubmitDDpackageforcostest.
ConstructionDocuments
PrepareShoringPermitDocumentsfor
eachparcel
PrepareBuildingPermitSetforeachparcel
PrepareGMPBidSettoincludeallparcels
QCReview
GMPBidSetIssued100%CD
CompleteForConstructionSet
Duration
0days
60days
6days
0days
345days
Start
Fri12/19/14
Fri12/19/14
Fri3/13/15
Fri3/20/15
Mon3/23/15
6wks
Mon3/23/15
70days
Mon5/4/15
8wks
Mon5/4/15
6wks
Mon6/29/15
0days
Fri8/7/15
85days Mon8/10/15
8wks
Mon8/10/15
8wks
Mon10/5/15
1wk Mon11/30/15
0days
Fri12/4/15
165days Mon11/30/15
8wks Mon12/21/15
Finish
Predecessors
Fri12/19/14
Thu3/12/15 1
Fri3/20/15 2
Fri3/20/15 3
Fri7/15/16
Fri5/1/15 4
Fri8/7/15
Fri6/26/15 6
Fri8/7/15 8
Fri8/7/15 9
Fri12/4/15
Fri10/2/15 26
Fri11/27/15 12
Fri12/4/15 13
Fri12/4/15 14
Fri7/15/16
Fri2/12/16 15FS+2wks
17wks
6wks
3wks
0wks
7wks
Mon11/30/15
Mon3/28/16
Mon5/9/16
Fri5/27/16
Mon5/30/16
MasterUsePermit/DesignReview
SubmitEDGPackets
EDGMeeting
SubmitMUPDocuments(combined
submittal,separatepermitnumbersforeach
DPDZoning&LandUseReviewofMUP
SubmitDRBRecommendationPackets
DRBRecommendationMeeting
UpdateMUPtoincorporateDRBcomment
SubmitMUPCorrections
DPDreview
MUPPublication
AppealPeriod
RoutingandFinal
MUPIssued
245days
0days
0days
0wks
Fri6/26/15
Fri6/26/15
Fri8/7/15
Fri10/2/15
Fri6/3/16
Fri6/26/15 8
Fri8/7/15 25FS+6wks
Fri10/2/15 12
16wks
0days
0days
2wks
2wks
6wks
1wk
2wks
2wks
0days
Mon10/5/15
Fri1/22/16
Fri2/19/16
Mon2/22/16
Mon3/7/16
Mon3/21/16
Mon5/2/16
Mon5/9/16
Mon5/23/16
Fri6/3/16
Fri1/22/16 27
Fri1/22/16 28
Fri3/4/16 30
Fri3/18/16 31
Fri4/29/16 32
Fri5/6/16 33
Fri5/20/16 34
Fri6/3/16 35
Fri6/3/16 36
ShoringPermit
110days
0days
100days
0wks
100days
0days
20wks
0wks
Fri2/12/16
Fri2/12/16
Mon2/15/16
Fri7/15/16
Fri3/25/16
Fri3/25/16
Mon3/28/16
Fri8/12/16
Fri7/15/16
Fri2/12/16 17
Fri7/1/16 40
Fri8/12/16
Fri3/25/16 18
Fri8/12/16 44
Fri8/12/16 45
294days
6wks
0days
10wks
0days
6wks
20wks
0days
4wks
12wks
210days
Mon5/4/15
Mon5/4/15
Fri6/12/15
Mon6/15/15
Tue8/25/15
Wed8/26/15
Wed10/7/15
Thu2/25/16
Fri2/26/16
Fri3/25/16
Mon6/29/15
Thu6/16/16
Fri6/12/15 6
Fri6/12/15 49
Fri8/21/15 50
Tue8/25/15 51FS+2days
Tue10/6/15 52
Tue2/23/16 53
Thu2/25/16 54FS+2days
Thu3/24/16 55
Thu6/16/16 56
Fri4/15/16
AgencyMUP/DesignReview
AgencyBuildingPermits
ShoringPermitIntake
DPDReview
IssueShoringPermit
BuildingPermit
BuildingPermitIntake
DPDReview
IssueBuildingPermit
AgencyStreetUsePermit
StreetUsePermit
DevelopPreliminarySDOTPlans
Submit30%SIP
SDOTReviewPeriod
30%SIPDesignGuidanceMeeting
Prepare60%SIP
SDOTReviewPeriod
60%DesignGuidanceMeeting
60%SIPApproval
FinalSIPApproval
SoundTransitReview
SoundTransitInitialReview(EDGpackage)
SoundTransitMUPReview
SoundTransitBuildingPermitReview
3wks
3wks
3wks
627days
Mon6/29/15
Mon10/5/15
Mon3/28/16
Mon8/10/15
SDCostEstimate
DDCostEstimate
BuildingPermitCostVerification
GMPBid
NegotiateContract
ConstructionStart
ConstructionDuration
4wks
4wks
4wks
4wks
3wks
0days
374days
Mon8/10/15
Mon11/30/15
Mon3/28/16
Mon5/30/16
Mon6/27/16
Fri7/22/16
Thu7/28/16
GeneralContractor
print date Thu 10/30/14
Sep'14Oct'14 Nov'14Dec'14Jan'15 Feb'1 Mar'15Apr'15May'1 Jun'15 Jul'15 Aug'15Sep'15Oct'15 Nov'15Dec'15Jan'16 Feb'16Mar'16Apr'16May'1 Jun'16 Jul'16 Aug'16Sep'16Oct'16 Nov'16Dec'16Jan'17 Feb'1 Mar'17Apr'17May'1 Jun'17 Jul'17 Aug'17Sep'17Oct'17 Nov'17Dec'17Jan'18 Feb'1 M
12/19
3/12
3/20
3/20
NoticetoProceed
DesignDocuments
5/1
PreparecombinedEDGpackageallparcels
6/26
8/7
10/2
CompleteDDdocuments
11/27
QCReview
12/4
12/4
PrepareShoringPermitDocumentsforeachparcel
Fri9/4/15 9
Fri12/25/15 13
Fri4/22/16 18
Fri6/24/16 21
Fri7/15/16 66
Fri7/22/16 67FS+1wk,37
2/12
3/25
5/6
QCReview
5/27
5/27
7/15
Fri3/25/16 13
Fri5/6/16 18
Fri5/27/16 19
Fri5/27/16 20
Fri7/15/16 21
Fri7/17/15 8
Fri10/23/15 12
Fri4/15/16 18
Tue1/2/18
8/7
6/26
SubmitEDGPackets
8/7
EDGMeeting
10/2
SubmitMUPDocuments(combinedsubmittal,separatepermitnumbersforeachparcel)
1/22
2/19
3/4
3/18
DPDreview
4/29
MUPPublication
5/6
AppealPeriod
5/20
RoutingandFinal
6/3
6/3
MUPIssued
1/22
ShoringPermit
2/12
7/1
ShoringPermitIntake
7/15
DPDReview
IssueShoringPermit
BuildingPermit
3/25
DPDReview
8/12
StreetUsePermit
6/12
SDOTReviewPeriod
8/12
IssueBuildingPermit
6/12
Submit30%SIP
8/21
8/25
Prepare60%SIP
10/6
SDOTReviewPeriod
2/23
2/25
60%SIPApproval
3/24
FinalSIPApproval
6/16
SoundTransitReview
7/17
10/23
4/15
GeneralContractor
SDCostEstimate
9/4
DDCostEstimate
12/25
4/22
GMPBid
6/24
NegotiateContract
7/15
7/22
ConstructionStart
1/2

Capitol Hill Station TOD - Site B Schedule
ID
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
166
TaskName
NoticetoProceed
DesignDocuments
CompleteDDdocuments
QCReview
eachparcel
QCReview
Duration
0days
60days
6days
0days
345days
GANTT CHART: SITE B-NORTH

Start
Fri12/19/14
Fri12/19/14
Fri3/13/15
Fri3/20/15
Mon3/23/15
6wks
Mon3/23/15
70days
Mon5/4/15
8wks
Mon5/4/15
6wks
Mon6/29/15
0days
Fri8/7/15
85days Mon8/10/15
8wks
Mon8/10/15
8wks
Mon10/5/15
1wk Mon11/30/15
0days
Fri12/4/15
165days Mon11/30/15
8wks Mon12/21/15
Finish
Predecessors
Fri12/19/14
Thu3/12/15 1
Fri3/20/15 2
Fri3/20/15 3
Fri7/15/16
Fri5/1/15 4
Fri8/7/15
Fri6/26/15 6
Fri8/7/15 8
Fri8/7/15 9
Fri12/4/15
Fri10/2/15 26
Fri11/27/15 12
Fri12/4/15 13
Fri12/4/15 14
Fri7/15/16
17wks
6wks
3wks
0wks
7wks
Mon11/30/15
Mon3/28/16
Mon5/9/16
Fri5/27/16
Mon5/30/16
SubmitEDGPackets
EDGMeeting
DPDreview
MUPPublication
AppealPeriod
RoutingandFinal
MUPIssued
245days
0days
0days
0wks
Fri6/26/15
Fri6/26/15
Fri8/7/15
Fri10/2/15
Fri6/3/16
Fri6/26/15 8
Fri8/7/15 25FS+6wks
Fri10/2/15 12
16wks
0days
0days
2wks
2wks
6wks
1wk
2wks
2wks
0days
Mon10/5/15
Fri1/22/16
Fri2/19/16
Mon2/22/16
Mon3/7/16
Mon3/21/16
Mon5/2/16
Mon5/9/16
Mon5/23/16
Fri6/3/16
Fri1/22/16 27
Fri1/22/16 28
Fri3/4/16 30
Fri3/18/16 31
Fri4/29/16 32
Fri5/6/16 33
Fri5/20/16 34
Fri6/3/16 35
Fri6/3/16 36
ShoringPermit
110days
0days
100days
0wks
100days
0days
20wks
0wks
Fri2/12/16
Fri2/12/16
Mon2/15/16
Fri7/15/16
Fri3/25/16
Fri3/25/16
Mon3/28/16
Fri8/12/16
Fri7/15/16
Fri2/12/16 17
Fri7/1/16 40
Fri8/12/16
Fri3/25/16 18
Fri8/12/16 44
Fri8/12/16 45
294days
6wks
0days
10wks
0days
6wks
20wks
0days
4wks
12wks
155days
Mon5/4/15
Mon5/4/15
Fri6/12/15
Mon6/15/15
Tue8/25/15
Wed8/26/15
Wed10/7/15
Thu2/25/16
Fri2/26/16
Fri3/25/16
Fri9/11/15
Thu6/16/16
Fri6/12/15 6
Fri6/12/15 49
Fri8/21/15 50
Tue10/6/15 52
Tue2/23/16 53
Thu3/24/16 55
Thu6/16/16 56
Fri4/15/16
FinancingApplicationtoOfficeofHousing
OfficeofHousingAwardAnnouncement
PreapprovalDeadlinefo9%LIHTCApplication
9%LIHTCapplicationtoWSHFC
LIHTCAwardAnnouncement
0days
0days
0days
0days
0days
210days
Fri9/11/15
Fri12/4/15
Tue11/24/15
Fri1/22/16
Fri4/15/16
Mon6/29/15
3wks
3wks
3wks
591days
Mon6/29/15
Mon10/5/15
Mon3/28/16
Mon8/10/15
SDCostEstimate
DDCostEstimate
GMPBid
NegotiateContract
ConstructionStart
4wks
4wks
4wks
4wks
3wks
0days
338days
Mon8/10/15
Mon11/30/15
Mon3/28/16
Mon5/30/16
Mon6/27/16
Fri7/22/16
Thu7/28/16
ShoringPermitIntake
DPDReview
IssueShoringPermit
BuildingPermit
DPDReview
IssueBuildingPermit
StreetUsePermit
Submit30%SIP
SDOTReviewPeriod
Prepare60%SIP
SDOTReviewPeriod
60%SIPApproval
FinalSIPApproval
Financing
SoundTransitReview
GeneralContractor
Sep'14 Oct'14 Nov'14 Dec'14 Jan'15 Feb'15 Mar'15 Apr'15 May'15 Jun'15 Jul'15
12/19
3/12
3/20
3/20
NoticetoProceed
DesignDocuments
Fri7/17/15 8
Fri10/23/15 12
Fri4/15/16 18
Mon11/13/17
Fri9/4/15 9
Fri12/25/15 13
Fri4/22/16 18
Fri6/24/16 21
Fri7/15/16 72
Fri7/22/16 73FS+1wk,37
Mon11/13/17 74FS+3days
Aug'16 Sep'16 Oct'16 Nov'16 Dec'16 Jan'17 Feb'17 Mar'17 Apr'17 May'17 Jun'17 Jul'17
Aug'17 Sep'17 Oct'17 Nov'17 Dec'17
5/1
6/26
8/7
8/7
10/2
CompleteDDdocuments
11/27
QCReview
12/4
12/4
2/12
3/25
5/6
QCReview
5/27
5/27
7/15
Fri3/25/16 13
Fri5/6/16 18
Fri5/27/16 19
Fri5/27/16 20
Fri7/15/16 21
Fri9/11/15
Fri12/4/15
Tue11/24/15
Fri1/22/16
Fri4/15/16
Fri4/15/16
Aug'15 Sep'15 Oct'15 Nov'15 Dec'15 Jan'16 Feb'16 Mar'16 Apr'16 May'16 Jun'16 Jul'16
6/26
SubmitEDGPackets
8/7
EDGMeeting
10/2
1/22
2/19
3/4
3/18
DPDreview
4/29
MUPPublication
5/6
AppealPeriod
5/20
RoutingandFinal
6/3
6/3
MUPIssued
1/22
ShoringPermit
2/12
7/1
ShoringPermitIntake
DPDReview
7/15
IssueShoringPermit
BuildingPermit
3/25
DPDReview
8/12
StreetUsePermit
6/12
SDOTReviewPeriod
8/12
IssueBuildingPermit
6/12
Submit30%SIP
8/21
8/25
Prepare60%SIP
10/6
SDOTReviewPeriod
2/23
2/25
60%SIPApproval
3/24
FinalSIPApproval
6/16
Financing
9/11
FinancingApplicationtoOfficeofHousing
12/4
OfficeofHousingAwardAnnouncement
11/24
PreapprovalDeadlinefo9%LIHTCApplication
1/22
9%LIHTCapplicationtoWSHFC
4/15
LIHTCAwardAnnouncement
SoundTransitReview
7/17
10/23
4/15
GeneralContractor
SDCostEstimate
9/4
DDCostEstimate
12/25
4/22
GMPBid
6/24
NegotiateContract
7/15
7/22
ConstructionStart
11/13
SCHEDULE
SITE B-SOUTH

ID
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
167
TaskName
NoticetoProceed
DesignDocuments
CompleteDDdocuments
QCReview
eachparcel
QCReview
Duration
0days
60days
6days
0days
345days
Start
Fri12/19/14
Fri12/19/14
Fri3/13/15
Fri3/20/15
Mon3/23/15
6wks
Mon3/23/15
70days
Mon5/4/15
8wks
Mon5/4/15
6wks
Mon6/29/15
0days
Fri8/7/15
85days Mon8/10/15
8wks
Mon8/10/15
8wks
Mon10/5/15
1wk Mon11/30/15
0days
Fri12/4/15
165days Mon11/30/15
8wks Mon12/21/15
Finish
Predecessors
Fri12/19/14
Thu3/12/15 1
Fri3/20/15 2
Fri3/20/15 3
Fri7/15/16
Fri5/1/15 4
Fri8/7/15
Fri6/26/15 6
Fri8/7/15 8
Fri8/7/15 9
Fri12/4/15
Fri10/2/15 26
Fri11/27/15 12
Fri12/4/15 13
Fri12/4/15 14
Fri7/15/16
17wks
6wks
3wks
0wks
7wks
Mon11/30/15
Mon3/28/16
Mon5/9/16
Fri5/27/16
Mon5/30/16
SubmitEDGPackets
EDGMeeting
DPDreview
MUPPublication
AppealPeriod
RoutingandFinal
MUPIssued
245days
0days
0days
0wks
Fri6/26/15
Fri6/26/15
Fri8/7/15
Fri10/2/15
Fri6/3/16
Fri6/26/15 8
Fri8/7/15 25FS+6wks
Fri10/2/15 12
16wks
0days
0days
2wks
2wks
6wks
1wk
2wks
2wks
0days
Mon10/5/15
Fri1/22/16
Fri2/19/16
Mon2/22/16
Mon3/7/16
Mon3/21/16
Mon5/2/16
Mon5/9/16
Mon5/23/16
Fri6/3/16
Fri1/22/16 27
Fri1/22/16 28
Fri3/4/16 30
Fri3/18/16 31
Fri4/29/16 32
Fri5/6/16 33
Fri5/20/16 34
Fri6/3/16 35
Fri6/3/16 36
ShoringPermit
110days
0days
100days
0wks
100days
0days
20wks
0wks
Fri2/12/16
Fri2/12/16
Mon2/15/16
Fri7/15/16
Fri3/25/16
Fri3/25/16
Mon3/28/16
Fri8/12/16
Fri7/15/16
Fri2/12/16 17
Fri7/1/16 40
Fri8/12/16
Fri3/25/16 18
Fri8/12/16 44
Fri8/12/16 45
294days
6wks
0days
10wks
0days
6wks
20wks
0days
4wks
12wks
210days
Mon5/4/15
Mon5/4/15
Fri6/12/15
Mon6/15/15
Tue8/25/15
Wed8/26/15
Wed10/7/15
Thu2/25/16
Fri2/26/16
Fri3/25/16
Mon6/29/15
Thu6/16/16
Fri6/12/15 6
Fri6/12/15 49
Fri8/21/15 50
Tue10/6/15 52
Tue2/23/16 53
Thu3/24/16 55
Thu6/16/16 56
Fri4/15/16
ShoringPermitIntake
DPDReview
IssueShoringPermit
BuildingPermit
DPDReview
IssueBuildingPermit
StreetUsePermit
Submit30%SIP
SDOTReviewPeriod
Prepare60%SIP
SDOTReviewPeriod
60%SIPApproval
FinalSIPApproval
SoundTransitReview
3wks
3wks
3wks
599days
Mon6/29/15
Mon10/5/15
Mon3/28/16
Mon8/10/15
Fri7/17/15 8
Fri10/23/15 12
Fri4/15/16 18
Thu11/23/17
SDCostEstimate
DDCostEstimate
GMPBid
NegotiateContract
ConstructionStart
4wks
4wks
4wks
4wks
3wks
0days
336days
Mon8/10/15
Mon11/30/15
Mon3/28/16
Mon5/30/16
Mon6/27/16
Thu8/11/16
Thu8/11/16
Fri9/4/15 9
Fri12/25/15 13
Fri4/22/16 18
Fri6/24/16 21
Fri7/15/16 66
Thu8/11/16
Thu11/23/17 68
GeneralContractor
Sep'14Oct'14 Nov'14Dec'14 Jan'15 Feb'15Mar'15Apr'15 May'15Jun'15 Jul'15 Aug'15Sep'15Oct'15 Nov'15Dec'15 Jan'16 Feb'16Mar'16Apr'16May'16Jun'16 Jul'16 Aug'16Sep'16Oct'16 Nov'16Dec'16 Jan'17 Feb'17Mar'17Apr'17May'17Jun'17 Jul'17 Aug'17Sep'17Oct'17 Nov'17Dec'17 Jan'18 Feb'18M
12/19
3/12
3/20
3/20
NoticetoProceed
DesignDocuments
5/1
6/26
8/7
8/7
10/2
CompleteDDdocuments
11/27
QCReview
12/4
12/4
2/12
3/25
5/6
QCReview
5/27
5/27
7/15
Fri3/25/16 13
Fri5/6/16 18
Fri5/27/16 19
Fri5/27/16 20
Fri7/15/16 21
GANTT CHART: SITE B-SOUTH
6/26
SubmitEDGPackets
8/7
EDGMeeting
10/2
1/22
2/19
3/4
3/18
DPDreview
4/29
MUPPublication
5/6
AppealPeriod
5/20
RoutingandFinal
6/3
6/3
MUPIssued
1/22
ShoringPermit
2/12
7/1
ShoringPermitIntake
7/15
DPDReview
IssueShoringPermit
BuildingPermit
3/25
DPDReview
8/12
StreetUsePermit
6/12
SDOTReviewPeriod
8/12
IssueBuildingPermit
6/12
Submit30%SIP
8/21
8/25
Prepare60%SIP
10/6
SDOTReviewPeriod
2/23
2/25
60%SIPApproval
3/24
FinalSIPApproval
6/16
SoundTransitReview
7/17
10/23
4/15
GeneralContractor
SDCostEstimate
9/4
DDCostEstimate
12/25
4/22
GMPBid
6/24
NegotiateContract
7/15
8/11
ConstructionStart
11/23
GANTT CHART: SITE C
Capitol Hill Station TOD - SIte A Schedule

ID
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
168
TaskName
NoticetoProceed
DesignDocuments
CompleteDDdocuments
QCReview
eachparcel
QCReview
Duration
0days
60days
6days
0days
345days
Start
Fri12/19/14
Fri12/19/14
Fri3/13/15
Fri3/20/15
Mon3/23/15
6wks
Mon3/23/15
70days
Mon5/4/15
8wks
Mon5/4/15
6wks
Mon6/29/15
0days
Fri8/7/15
85days Mon8/10/15
8wks
Mon8/10/15
8wks
Mon10/5/15
1wk Mon11/30/15
0days
Fri12/4/15
165days Mon11/30/15
8wks Mon12/21/15
Finish
Predecessors
Fri12/19/14
Thu3/12/15 1
Fri3/20/15 2
Fri3/20/15 3
Fri7/15/16
Fri5/1/15 4
Fri8/7/15
Fri6/26/15 6
Fri8/7/15 8
Fri8/7/15 9
Fri12/4/15
Fri10/2/15 26
Fri11/27/15 12
Fri12/4/15 13
Fri12/4/15 14
Fri7/15/16
17wks
6wks
3wks
0wks
7wks
Mon11/30/15
Mon3/28/16
Mon5/9/16
Fri5/27/16
Mon5/30/16
SubmitEDGPackets
EDGMeeting
DPDreview
MUPPublication
AppealPeriod
RoutingandFinal
MUPIssued
245days
0days
0days
0wks
Fri6/26/15
Fri6/26/15
Fri8/7/15
Fri10/2/15
Fri6/3/16
Fri6/26/15 8
Fri8/7/15 25FS+6wks
Fri10/2/15 12
16wks
0days
0days
2wks
2wks
6wks
1wk
2wks
2wks
0days
Mon10/5/15
Fri1/22/16
Fri2/19/16
Mon2/22/16
Mon3/7/16
Mon3/21/16
Mon5/2/16
Mon5/9/16
Mon5/23/16
Fri6/3/16
Fri1/22/16 27
Fri1/22/16 28
Fri3/4/16 30
Fri3/18/16 31
Fri4/29/16 32
Fri5/6/16 33
Fri5/20/16 34
Fri6/3/16 35
Fri6/3/16 36
ShoringPermit
110days
0days
100days
0wks
100days
0days
20wks
0wks
Fri2/12/16
Fri2/12/16
Mon2/15/16
Fri7/15/16
Fri3/25/16
Fri3/25/16
Mon3/28/16
Fri8/12/16
Fri7/15/16
Fri2/12/16 17
Fri7/1/16 40
Fri8/12/16
Fri3/25/16 18
Fri8/12/16 44
Fri8/12/16 45
294days
6wks
0days
10wks
0days
6wks
20wks
0days
4wks
12wks
210days
Mon5/4/15
Mon5/4/15
Fri6/12/15
Mon6/15/15
Tue8/25/15
Wed8/26/15
Wed10/7/15
Thu2/25/16
Fri2/26/16
Fri3/25/16
Mon6/29/15
Thu6/16/16
Fri6/12/15 6
Fri6/12/15 49
Fri8/21/15 50
Tue10/6/15 52
Tue2/23/16 53
Thu3/24/16 55
Thu6/16/16 56
Fri4/15/16
3wks
3wks
3wks
534days
Mon6/29/15
Mon10/5/15
Mon3/28/16
Mon8/10/15
Fri7/17/15 8
Fri10/23/15 12
Fri4/15/16 18
Thu8/24/17
SDCostEstimate
DDCostEstimate
GMPBid
NegotiateContract
ConstructionStart
4wks
4wks
4wks
4wks
3wks
0days
281days
Mon8/10/15
Mon11/30/15
Mon3/28/16
Mon5/30/16
Mon6/27/16
Fri7/22/16
Thu7/28/16
ShoringPermitIntake
DPDReview
IssueShoringPermit
BuildingPermit
DPDReview
IssueBuildingPermit
StreetUsePermit
Submit30%SIP
SDOTReviewPeriod
Prepare60%SIP
SDOTReviewPeriod
60%SIPApproval
FinalSIPApproval
SoundTransitReview
GeneralContractor
Sep'14Oct'14 Nov'14Dec'14Jan'15 Feb'1 Mar'15Apr'15May'1 Jun'15 Jul'15 Aug'15Sep'15Oct'15 Nov'15Dec'15Jan'16 Feb'16Mar'16Apr'16May'1 Jun'16 Jul'16 Aug'16Sep'16Oct'16 Nov'16Dec'16Jan'17 Feb'1 Mar'17Apr'17May'1 Jun'17 Jul'17 Aug'17Sep'17Oct'17 Nov'17Dec'17Jan'18 Feb'1 M
12/19
3/12
3/20
3/20
NoticetoProceed
DesignDocuments
5/1
6/26
8/7
10/2
CompleteDDdocuments
11/27
QCReview
12/4
12/4
2/12
3/25
5/6
QCReview
5/27
5/27
7/15
Fri3/25/16 13
Fri5/6/16 18
Fri5/27/16 19
Fri5/27/16 20
Fri7/15/16 21
Fri9/4/15 9
Fri12/25/15 13
Fri4/22/16 18
Fri6/24/16 21
Fri7/15/16 66
Fri7/22/16 67FS+1wk,37
8/7
6/26
SubmitEDGPackets
8/7
EDGMeeting
10/2
1/22
2/19
3/4
3/18
DPDreview
4/29
MUPPublication
5/6
AppealPeriod
5/20
RoutingandFinal
6/3
6/3
MUPIssued
1/22
ShoringPermit
2/12
7/1
ShoringPermitIntake
7/15
DPDReview
IssueShoringPermit
BuildingPermit
3/25
DPDReview
8/12
StreetUsePermit
6/12
SDOTReviewPeriod
8/12
IssueBuildingPermit
6/12
Submit30%SIP
8/21
8/25
Prepare60%SIP
10/6
SDOTReviewPeriod
2/23
2/25
60%SIPApproval
3/24
FinalSIPApproval
6/16
SoundTransitReview
7/17
10/23
4/15
GeneralContractor
SDCostEstimate
9/4
DDCostEstimate
12/25
4/22
GMPBid
6/24
NegotiateContract
7/15
7/22
ConstructionStart
8/24
PROJECT APPROACH
8. INCIDENT DOCUMENTATION
Describe how you document incidents occurring on your project sites.
On all Howard S Wright projects we document with a formal review and investigation all incidents, from near-miss all the
way up through serious incidents. Our protocol helps us analyze many issues surrounding incidents on our sites, including root
cause.
1. Our onsite team fills out a near miss/high-potential of injury or property damage report in the event an incident occurred or
nearly occurred whereby somebody may have been seriously injured or if there was a potential for property damage.
This near-miss / hi-po report is reviewed with the entire team to facilitate lessons learned.
The report is forward to our regional safety director and if the severity of the near miss is warranted, further investigation
may be requested/required at that time.
2. Our onsite team fills out an initial incident alert and distributes it to team and up our internal chain of command for any
recordable injury. This form is meant to capture basic details about the incident and quickly communicate facts about the incident up our internal chain of command within 24 hours of the incident occurring.
3. Our onsite team follows up the initial incident alert will a full internal investigation report and utilizing our HFACS (Human Factors Analysis and Classification System) to help identify where breakdowns in protocol contributed to the incident.
9. COMMUNICATION PLAN
Describe how you plan to communicate to Sound Transit about significant incidents that may occur on your project
site(s).
We would establish a phone-tree and an email-tree chain of communication protocol whereby appropriate Sound Transit personnel would be notified of incidents according to the tree. The tree would identify the escalation level and timing for communication.
10. THIRD PARTY CLAIMS

Describe your plan to handle claims submitted by third parties, including, but not limited to,
a.
b.
c.
d.
e.
f.
g.
Acknowledgement and acceptance of claims;

Notice to Sound Transit of claims and adjusters, and other points of contact;
Notice to your applicable insurance company of the claim and that Sound Transit is an additional insured;
Setting of reserves for claims expenses and liability payments;
Loss investigations; and;
Claim disposition and resolution;
Single point of contact for Sound Transit in the event of a claim
This includes receipt and adjustment of third party claims tendered to you by Sound Transit.
Our plan for handling claims submitted by third parties is very similar to the procedure outlined above for handling and communicating incidents. When a third party claim is received, our first notification is to our internal risk management director
who oversees and manages all of our insurance and surety programs. From that point, depending on the nature of the claim, we
contact Sound Transit and advise them, in a similar fashion to our phone-tree and/or email-tree methodology described above,
to describe our strategy for managing the claim to closure.
11. RESPONSE TO REQUESTS FOR INFORMATION

Describe your firm
s ability to respond to requests for information, pertinent to your insurance program and claims
administration, from Sound Transit as an additional insured. Any requests shall be interpreted to not include any information developer deems confidential or privileged.
169
PROJECT APPROACH
We employ a dedicated risk management team with years of experience of administering complex construction insurance and
surety programs. Our ability to respond to any request with respect to our insurance program is no more than a phone call
away.
In addition to responses to the questions above, Gerding Edlen also requested that our structural engineer, MKA, review the
Capitol Hill Station TOD Report for the University Link Light Rail, Link Contract U240 report and provide some additional
commentary and feedback about how structural design will interface with the Sound Transit station boxes and tunnels. The
feedback below was generated by MKA.
SITE A
The team has read the Capitol Hill Station TOD Report for the University Link Light Rail, Link Contract U240, dated
November 19, 2013 and we understand there are design considerations for development adjacent to the tunnel and station
structures. The Tunnel Easement Envelope will not be encroached upon by either temporary or permanent structure as part of
the development without written approval by Sound Transit.
The developments new deep foundations will be drilled NOT driven piles. They will keep the clear distance from the tunnel
easement envelope in order not to disturb the structure and/or waterproofing for the tunnels.
For the entire site A, the additional surcharge loading from the development will be kept less than 250 psf. This will be
accomplished by substituting geofoam blocks for soil mass in critical areas and/or lightweight concrete for landscape site structures
to remain underneath this surcharge limit.
Any possible development that may need to occur over the tunnel will bridge over the tunnel envelope such that it doesnt
impose any surcharge loading in excess of those provided or any gravity or seismic loading from the adjacent foundations to
support the development. In addition, the waterproofing on top of the station box will not be disturbed. Temporary and
construction loads will also be considered for possible construction of the bridge as well.
Along the south face of the north station entry there are shallow foundations. The development will provide any required
underpinning in this area to support the structure and prevent material loss.
Coordination of the De-tensioned tiebacks at this site will be provided to ensure no damage to the adjacent tunnels structure or
waterproofing system.
SITE B-NORTH
structures. The Tunnel Easement Envelope will not be encroached upon by either temporary or permanent structure as part
of the development without written approval by Sound Transit.
The developments new deep foundations will be drilled NOT driven piles. They will keep the clear distance from the
tunnel easement envelope in order not to disturb the structure and/or waterproofing for the tunnels.
For the entire site B, the additional surcharge loading from the development will be kept less than 250 psf. This will be
accomplished by substituting geofoam blocks for soil mass in critical areas and/or lightweight concrete for landscape site
structures to remain underneath this surcharge limit.
Coordination of the De-tensioned tiebacks at this site will be provided to ensure no damage to the adjacent tunnels structure or
waterproofing system.
The prescribed excavation methods to protect waterproofing at the backside of the existing shoring wall will be followed.
170
PROJECT APPROACH
SITE B-SOUTH
For the entire site B, the additional surcharge loading from the development will be kept less than 250 psf. This will be
Coordination of the De-tensioned tiebacks at this site will be provided to ensure no damage to the adjacent tunnels
structure or waterproofing system.
SITE C
For the entire site C, the additional surcharge loading from the development will be kept less than 250 psf. This will be
Coordination of the De-tensioned tiebacks at this site will be provided to ensure no damage to the adjacent tunnels
structure or waterproofing system.
Along the northwest face of the south station entry there are shallow foundations. The development will provide any
required underpinning in this area to support the structure and prevent material loss.
The pedestrian tunnel lid requirements will be followed. The steel soldier piles have a limit of 20 kips factored for new
gravity loads if required for the development. 18-inch separation between grade beams and tunnel will be provided if needed
in close proximity to pedestrian tunnel for development.
Twin transit bored tunnels occur in the southeast portion of the site. The ST memo 3.1.1.1 will be followed for any
development adjacent to these tunnels.
171
IV. TRANSACTION STRUCTURE
TRANSACTION STRUCTURE
1. SALE PRO FORMAS

Sale pro formas for each proposed site (if applicable).
Please refer back to financial capabilities section.
2. GROUND LEASE PRO FORMAS

Sale pro formas for each proposed site (if applicable).
Please refer back to financial capabilities section.

Gerding Edlen has proposed both a sale and a ground lease scenario for Sites A, B-South and C. The proformas for both of these
scenarios are contained in Section 2 of the response.
Sound Transit has expressed a strong preference for a ground lease scenario, and while feasible, the ground lease option exposes
lenders and investors to underwriting risk not normally found in a land purchase scenario, and will dampen interest from the
lending and investing community. We have proposed terms to the ground lease below that attempt to mitigate some of those
concerns, but the reality is that there are certain financial partners who will struggle to get comfortable with a ground lease under
any circumstance, and for whom the increased downside risk and projected returns will not work.
While the ground lease scenario results in lower upfront costs, it also results in lower net operating income (NOI).The annual rent
in the proformas assumes a yield of three percent, applied to the appraised land value. Annual escalations are estimated to be three
percent, but would be tied to CPI. A security deposit would be paid at the issuance of a building permit and the payments during
construction are calculated to be half of the completed, stabilized project calculated rate.
Lenders and investors require that ground leases are structured in a way that lease payments can be quantified into the future
through limits or caps in order to mitigate the risk of the ground lease payments growing at a faster rate than the rents of the
project. Additionally, lenders and investors will require a higher capitalization rate on the NOI than they would if the project was
based on a fee simple interest. A lower NOI and a higher capitalization rate results in lower projected returns.
One of the most important impacts a ground lease would have on the project is the difference in affordability Gerding Edlen could
offer in a ground lease versus a land purchase transaction. Less affordability is possible in a ground lease transaction since more
revenue is required to meet the higher expenses and still deliver the returns required to finance the project.
Another possibility would be to explore whether a capitalized ground lease with 100% prepaid rent up front could accomplish the
same goals for the agency as a ground lease with annual payments. The prepaid ground lease rent would be based on the current
fair market value of the land, and the property would revert to Sound Transit at the end of the lease term.
Below are the proposed lease terms for a proposed ground lease transaction for Site A, B-South and C:
3. GROUND LEASE TERMS

If proposing a ground lease transaction structure, acknowledge and comment on the following lease terms in the order
presented below.
The below terms are applicable to proposed ground leases for sites A, B-South and C. We are not proposing a ground lease for Site
B-North.
a. Term of Lease
Lessee may propose any term up to a maximum of 75 years (including all extensions). Lessee may propose an initial term
followed by a specified number of lease extension terms.
Propose initial term of 25 years with two 25 year options.
174
b. Nature of Lease
The ground lease will be an absolute net lease, with rent due free and clear of all charges and deductions. The lessee will
be responsible for paying all utilities, insurance, leasehold excise tax, maintenance and repairs.
Acknowledged.
c. Site Conditions
Lessee agrees to accept the property in its present state and condition, as-is, with all faults. Sound Transit will make information about the site
s physical and environmental conditions available for review and make the property available for a
reasonable inspection period.
Remediation cost, if any, to be a deduction to fair market value.

d. Covenants, Conditions, and Restrictions
Lessee agrees to accept the property in its present state and condition, as-is, with all faults. Sound Transit will make information about the site
s physical and environmental conditions available for review and make the property available for a
reasonable inspection period.
Acknowledged.
The ground lease will be subject to a reservation by Sound Transit of a permanent, exclusive and irrevocable covenant,
restriction and/or easement for the operation and maintenance of Sound Transit facilities, including rights of access to its
facilities.
Sound Transit to provide advance notice of any activity that may impact Lessee tenants and to perform all operation and maintenance so as to minimize impact to surrounding development.
e. Commencement
The lease will commence upon issuance of building permit. In the event Lessee has not begun construction within one (1)
year from the issuance of building permits by the City, the lease will terminate and lessee will forfeit its security deposit.
Acknowledged.
f. Rent
Lessee should propose a rent schedule that includes the following components:
The ground lease will require a minimum base rent based on fair market value (FMV) of the property. Rent must be
prepaid or paid in advance on a monthly basis.
Base rent to be 3% of fair market value as determined by appraisal. A land lease will require higher initial returns to the
investor due to: the increase in cap rate associated with a ground lease transaction; difficulty in financing, and; most importantly, the declining value of the property the closer to lease termination.
Lessee may propose a different base rent during construction of the project.
Base rent during construction to be discounted by 50%.
Fixed increases of base rent based on CPI or comparable index.
Acknowledged.
Periodic adjustment of base rent. Re-appraisal will establish FMV of the property and fair market rent.
Acknowledged, subject to a cap on any increase so that investors do not face excessive uncertainty.
g. Security Deposit
The ground lease will require a security deposit due upon commencement equal to one (1) year of base rent.
Security deposit to be applicable to year three lease payment.
175
h. Assignment, Sublease, Refinancing and Transfer

Sound Transit
s prior approval will be required for any assignment, sublease, financing, or other transfer of interest in the
ground lease. The lessee will be responsible for paying Sound Transits reasonable costs and expenses to review proposals and execute agreements.
Security deposit to be applicable to year three lease payment.

i. Subordination
The lessee may mortgage its leasehold interest under the ground lease for a term not to exceed the term of the ground
lease. Any mortgage will be subject and subordinate to the rights of Sound Transit as lessor under the ground lease and
to Sound Transit
s fee interest in the property. Although Sound Transit will not subordinate its interest in the lease, Sound
Transit will endeavor to work with lessee to develop commercially reasonable lease terms necessary for lessee financing.
The lease will need to include a long notice and cure period (i.e., six months) for the lender to cure a default by the borrower/lessee. Additionally, the interest rate on loans will most likely be higher in a ground lease scenario and required additional guarantees from the borrower/lessee because lender is not in first position. This has been factored into the proposed rent.
j. Ownership of Improvements
Improvements will revert to Sound Transit at the expiration or earlier termination of the ground lease.
Acknowledged.
k. Insurance
The lessee will be required to maintain insurance typical for the project for the duration of the lease term, in amounts and
with limits determined appropriate by Sound Transit and with carriers acceptable to Sound Transit. Sound Transit must be
named as additional insured.
Acknowledged.
l. Guaranty
Sound Transit may require a third party to guarantee some or all of the obligations of the lessee, including but not limited
to construction obligations. The form of the guaranty may be a letter of credit issued by a bank in an amount and on terms
acceptable to Sound Transit and/or a guaranty from a parent entity or person determined by Sound Transit to have sufficient capital or liquidity to ensure payment.
Respectfully, the security will be the non-subordinated position with all the equity in the development.
m. Good Faith Negotiations
The terms and conditions described above will be conformed to a lease between the proposer and Sound Transit. The
parties will enter into good faith negotiations to finalize a ground lease agreement within 180 days. The ground lease is
subject to review and approval by the Sound Transit Board of Directors and FTA.
Acknowledged.
176
V. APPENDIX
A. HEWITT RESUME AND QUALIFICATIONS
B. HOWARD S. WRIGHT RESUME AND QUALIFICATIONS
C. HOUSING TOOLS
D. FARMER
S MARKET LETTER OF INTEREST
E. BRIGHT HORIZONS LETTER OF INTEREST
F. OUTSMART CO-WORKING SOLUTIONS BUSINESS PLAN
G. SITE PLANS
H. FINANCIAL STATEMENTS
I. LENDER AND INVESTOR LETTERS OF INTEREST
J. RED PROPELLER MARKET SNAPSHOT REPORT
A. HEWITT RESUME AND

QUALIFICATIONS
FIRM RESUME
HEWITT
The foundation
of our practice is
a focus on projects
essential to
vibrant civic life.
HEWITT will support the Gerding Edlen team in the development of the
Capitol Hill TOD while working with Schemata Workshop on master planning
efforts and design of Sites B-South and C. They are known for working with
clients to create places that elevate the urban environment and enrich the everyday
life of citizens. With 10 active projects in Capitol Hill, they brings a depth and
breadth of experience to the project with a superior understanding of the unique
qualities inherent with the site, neighborhood and project type.
The success of HEWITTs TOD and multifamily projects is thoughtful design
and determination to deliver. These projects work when they are contextually
relevant and create a unique place where inhabitants can take advantage of the
vibrancy and amenities of the neighborhood. HEWITTs projects typically
combine a wide variety of programs (residential, retail/restaurant, office/
commercial, institutional, industrial and hotels) to create authentic community
and city assets. High quality market-rate housing should meet the goals of Sound
Transit and the community, while offering appropriately sized units to support an
active and urban lifestyle, maximizing space with an efficient floor plan.
For 39 years, they have delivered innovative design, technical expertise and
responsible management skills to a diverse portfolio of residential, commercial,
civic/institutional, and transit-related projects. The firms structure is based on
a collaborative team approach. Guided by six principals, HEWITT has strong
leadership with direct principal involvement.
HOME & BRANCH OFFICE INFORMATION

HEWITT has been located in Seattle, WA since its inception and is located at 101 Stewart Street, Suite 200. Founding
Principal David Hewitt leads a staff of 56.
DATE ESTABLISHED
HEWITT was founded in 1975.
FORMER NAMES
Hewitt Architects, Inc does business as HEWITT. Former names include Hewitt/Daly Architects, P.S.; Hewitt/Daly/Isley,
P.S.; Hewitt Isley, P.S.; and Hewitt Partners, Inc.
TYPE OF OWNERSHIP OR LEGAL STRUCTURE

HEWITT is a corporation.
SERVICES PROVIDED & CLIENT TYPES

HEWITT is an integrated practice of architects, landscape architects and urban designers with a passion for places that
connect people. They believe in the power of cities to transform lives. The foundation of theirpractice is a focus on projects
essential to vibrant civic life. HEWITTs legacy includes transportation, mixed-use and commercial projects as well as the
streetscapes and parks that define the regions thriving urban community.
PROPERTIES IN PLANNING OR UNDER DEVELOPMENT

The following are properties in planning or under development within the next three years:
213 South Main | Seattle, WA | in concept design

2nd and Stewart | Seattle, WA | in concept design 2018
Gridiron | Seattle, WA | in concept design 2016
5th and Roy | Seattle, WA | in concept design 2017
Projects under construction:

606 Apartments | Seattle, WA | in construction 2015
Excelsior | Seattle, WA | in construction 2015
Rubix | Seattle, WA | in construction 2015
Lexicon | Seattle, WA | in construction 2014
Hollywood Lofts | Seattle, WA | in construction 2015
Cue | Seattle, WA | in construction 2015
Capitol Hill Station | Seattle, WA | in construction 2016
CAPITOLHILLPROPERTIESREDEVELOPMENT
DAVID HEWITT
Founding Principal, HEWITT
David will serve as Principal-in-Charge/Design Lead on Sites B-South
and C and is personally responsible for the performance of the design team and
directly accountable to the client. He regularly participates in the public outreach
efforts, presenting at community meetings and other public events. He will lead
the design effort for HEWITT and will be continuously involved in the project
through completion. He has designed transit-oriented developments including
the Village at Overlake Station (2002), the first affordable TOD in the nation;
Redmond TOD (2008); ten capitol hill mixed-use projects (ongoing); and
affordable, low-income housing communities such as Lake City Court (2012),
Seattle Housing Authoritys greenest project to date.
PAUL SHEMA
Senior Principal, HEWITT
Paul serve as the managing principal and will lead sustainable design efforts.
He has 20 years of experience with HEWITT working directly with David
to ensure the design intent is carried through to construction. He applies his
analytical and fiscal agility to resolve complex budget and schedule issues and
serves as a steady advocate on behalf of his clients navigating them through
regulatory and contractual matters. His work includes mixed-use residential
projects in Capitol Hill, Rubix (2015), Cue (2015), Hollywood Lofts (2015) and
Lexicon (2015); a three building mixed-use complex in Green Lake (2014); and
mixed-use residential highrises, Alto (2012) and Dimension by Alta (2014).
RENE FRESQUEZ
Architectural Staff, HEWITT

Rene will be involved in the project from design development until building
occupancy. He is currently working on three mixed-use residential projects in
Capitol Hill including Lexicon (2014), Cue (2015) and Hollywood Lofts (2015).
RELEVANT EXPERIENCE
DAVID HEWITT
EXCELSIOR
OWNER Madison Development Group
ROLE OF INDIVIDUAL Principal in Charge
SERVICE PROVIDED BY FIRM Architecture and Landscape Architecture
PROGRAM Adaptive reuse of two character structures and new mixed-use development
SIZE 260,000 gsf
LOCATION Capitol Hill, Seattle, WA
STATUS in Construction Documents 2015
VERVE
OWNER Paragon
PROGRAM 12-story mixed-use, urban development, LEED certified
SIZE 131,350 gsf
LOCATION Belltown, Seattle, WA
STATUS Completed 2014
GREEN LAKE VILLAGE

OWNER Lorig Associates
PROGRAM three mixed-use buildings, 5 over 1 to meet LEED Silver
SIZE 479,000 gsf
LOCATION Green Lake, Seattle, WA
STATUS Complete 2014
RUBIX
OWNER Greg Stein
PROGRAM mixed-use, urban development
SIZE 63,500 gsf
LOCATION Captiol Hill, Seattle, wA
STATUS in Construction 2015
CAPITOL HILL STATION

OWNER Sound Transit
SERVICE PROVIDED BY FIRM Architecture
PROGRAM tunnel light rail station
RELEVANT EXPERIENCE
PAUL SHEMA
CUE
OWNER O&S Partners
ROLE OF INDIVIDUAL Managing Principal
PROGRAM new 6-story mixed-use urban development
SIZE 85,000 gsf
HOLLYWOOD LOFTS
OWNER Ron Amundson
PROGRAM mixed-use, urban development
SIZE 24,621 gsf
LOCATION Captiol Hill, Seattle, WA
LEXICON
OWNER Ron Amundson
PROGRAM residential urban development
SIZE 57,422 gsf
STATUS Complete October/November 2014
ALTO
OWNER Mack Urban
PROGRAM 17-story LEED Silver mixed use building
SIZE 134,000 gsf
LOCATION Belltown, Seattle, WA
RAINIER STATION
OWNER Sound Transit
ROLE OF INDIVIDUAL role
PROGRAM at-grade light rail station
LOCATION Seattle, WA
STATUS in Design Development 2023
RELEVANT EXPERIENCE
RENE FRESQUEZ
CUE
OWNER O&S Partners
ROLE OF INDIVIDUAL Architectural Staff
PROGRAM new 6-story mixed-use urban development
SIZE 85,000 gsf
LEXICON
OWNER Ron Amundson
PROGRAM residential urban development
SIZE 57,422 gsf
STATUS Complete October/November 2014
2ND AND STEWART

OWNER Wood Partners
PROGRAM 400 foot residential tower
SIZE tbd
LOCATION downtown, Seattle, WA
STATUS in Conceptual Design
NORTHGATE STATION
OWNER Sound Transit
PROGRAM elevated light rail station
LOCATION Northgate, Seattle, WA
STATUS in Construction Documents 2020
DIMENSION BY ALTA
BELLTOWN, SEATTLE, WA
HEWITT
RESUME
DAVID HEWITT, FAIA
Biography
Davids commitment to the region is demonstrated in the many places and spaces hes designed
that celebrate the public and private realm and help create vibrant communities. Bringing his
perspective as a passionate architect and citizen, David focuses on communicating the key issues
and opportunities involved with project alternatives. He remains tuned to the clients goals and
values as he responds with insight and creativity to each set of circumstances. His leadership
skills, consensus-building approach, and design acumen serve a range of public and private clients.
He is known for designing transformative Seattle projects including: The Olympic Block in
Pioneer Square, the first new development in the historic district; Bell Harbor and the Port
Headquarters Building reinvigorated the waterfront and help position it for its next phase
following the removal of the viaduct; Belltown Court was the first full block development in
Belltown, beginning the urbanization of that neighborhood; and finally the Sound Transit Light
Rail system with stations at the Airport and Tukwila, Capitol Hill, Roosevelt, and Northgate
neighborhoods. Light rail is reshaping the face of this region.
Education
Bachelor of Architecture, cum laude | University of Washington
Affiliations +
Recognition
Past Chair & Member | Seattle Design Commission

Member & Past President, Seattle Chapter | American Institute of Architects
Member | Seattle Chamber of Commerce
Fellow, American Institute of Architects
AIA Seattle Medal, 2005
Licensure
Washington, Architect, 1966
Selected Experience
5th and Roy | Mixed-use | 2017 | Seattle, WA

Rubix | 63,500 SF | Mixed-use | 2105 | Seattle, WA
Excelsior | 260,000 SF | Mixed-use | 2015 | Seattle, WA
Dimension by Alta | 238,660 SF | Mixed-use | 2014 | Seattle, WA
Lexicon | 57,422 SF | Mixed-use | 2015 | Seattle, WA
Hollywood Lofts | 26,621 SF | Mixed-use | 2015 | Seattle, WA
Cue Apartments | 85,000 SF | Mixed-use | 2015 | Seattle, WA
The Douglas at Seattle University | 143,000 SF | Mixed-use | 2011 | Seattle, WA
Verve | 131,350 SF | 131,350 Mixed-use | 2014 | Seattle, WA
206 Bell | 88,910 SF | Mixed-use | 2013 | Seattle, WA
Mural Apartments | 110,876 SF | Mixed-use | 2009 | Seattle, WA
4100 SW Alaska | 138,000 SF | Mixed-use | 2007 | Seattle, WA
Lumen | 150,000 SF | Mixed-use | 2006 | Seattle, WA
The Blake | 22,000 SF | Mixed-use | 2014 | Seattle, WA
Alto Apartments | 134,960 SF | Mixed-use | 2012 | Seattle, WA
Green Lake Village | 479,000 SF | Mixed-use | 2014 | Seattle, WA
Harbor Steps Apartments | 98,406 SF | Mixed-use | 2000 | Seattle, WA
Capitol Hill Station | Transit | 2016 | Seattle, WA
RESUME
PAUL SHEMA, AIA, LEED AP
10
Biography
Pauls passion lies in making our cities better through thoughtful and sustainable architecture.
He enjoys exploring new ways for buildings to consume less energy and resources, improving
the environment to promote healthy living and more livable communities. Taking a holistic view
of the design and construction process, Paul applies his analytical and fiscal agility to resolve
complex budget and schedule issues. He serves as a steady advocate on behalf of his clients
navigating them through regulatory and contractual matters. As an architect and urban designer,
his experience includes the planning and design of both new and renovated transit facilities,
mixed-use/residential developments, and institutional projects. Pauls work has an urban focus to
provide density and improve mobility.
Education
Master of Architecture | University of Washington

Bachelor of Science, magna cum laude | St. Lawrence University
Affiliations
Member | American Institute of Architects

Member | Seattle Downtown Association
Licensure
Washington, Montana and Hawaii | Architect

LEED Accredited Professional
Selected Experience

Rubix | 63,500 SF | Mixed-use | 2015 | Seattle, WA
Hollywood Lofts | 26,621 SF | Mixed-use | 2015 | Seattle, WA
The Douglas at Seattle University | 143,000 SF | Mixed-use | 2011 | Seattle, WA
Green Lake Village | 479,000 SF | Mixed-use | 2014 | Seattle, WA
Alto Apartments | 134,960 SF | Mixed-use | 2012 | Seattle, WA
Welch Plaza | 255,000 SF | Mixed-use | YEAR | Seattle, WA
Klee Lofts & Suites | 52,000 SF | Mixed-use | 2000 | Seattle, WA
Harbor Steps North | 98,406 SF | Mixed-use | 2000 | Seattle, WA
617 Market Street Condominiums | Mixed-use | 2007 | Kirkland, WA
Pier 66, Bell Street Pier | 14-acres | Civic | 1997 | Seattle, WA
Edmonds Commuter Rail Station | Transit | 2011 | Edmonds, WA
Rainier Station | Transit | 2023 | Seattle, WA
RESUME
RENE FRESQUEZ
Biography
Rene has seven years of architectural experience working on residential, mixed-use, student
housing and transit projects. He is a collaborative team member providing skilled and creative
3D modeling that helps his clients visualize what their completed projects will look like. He is
involved in projects from inception to completion carrying designs from development through
building occupancy.
Education
Bachelor of Architecture | University of Arizona
Selected Experience

Northgate Station | Transit | 2020 | Seattle, WA
2nd and Stewart | 340,000 SF | Mixed-use | 2018 | Seattle, WA
213 South Main | 62,000 SF | Mixed-use | Seattle, WA
University of Washington, Elm Hall | 135,685 SF | Mixed-use | 2012 | Seattle, WA
University of Washington, Poplar Hall | 96,882 SF | Mixed-use | 2011 | Seattle, WA
University of Washington, Cedar Hall | 148,000 SF | Mixed-use | 2012 | Seattle, WA
University of Washington, Alder Hall | 195,000 SF | Mixed-use | 2012 | Seattle, WA
11
B. HOWARD S. WRIGHT RESUME

AND QUALIFICATIONS
FIRM RESUME
HOWARD S WRIGHT
We have extensive
and current
experience working
on numerous urban
sites in downtown
seattle. Through
our close working
relationships with the
jurisdictional agencies,
we successfully
plan and manage
complex, tight, and
challenging site issues
on a regular basis.
2
OUR HISTORY
With over 129 years in business, Howard S. Wright offers a rich history as a
quality builder in the west, combined with the geographic reach, greater services,
and diverse thinking of our larger parent company, Balfour Beatty Construction.
Our office has been located in Seattle for the past 75 years and our proposed
team has the knowledge of the local community, the relationships with the local
subcontractor market, and the experience working together to ensure project
success.
FORWARD THINKING
We build landmark projects, long-term relationships, and have a solid
organizational structure that supports division offices in four states. We are
continuously strengthening our in-house resources to address new challenges and
opportunities. Whether it be safety practices, construction means and methods,
or integrated processes and technologies; we are constantly searching out new and
better ways to stay ahead of the industry.
SEATTLE PRESENCE
With only a few of the many achievements listed in this proposal, the wealth of
our accomplishments is an invaluable treasure house of lessons learned. With more
than 50 ground-up projects located between the Elliott Bay waterfront and the
U-district, our accumulated knowledge of this city is unmatched.
The very individuals who are in local leadership positions in our company today,
cut their teeth on major developments in the local region. The core project team
is a highly experienced and motivated group that has their roots and livelihoods
intricately woven with the Seattle experience.
HOME & BRANCH OFFICE INFORMATION
Howard S Wrights Seattle office is located at 415 1st Avenue North, Suite 400, Seattle, WA 98109
Balfour Beatty Construction Headquarters is located at 3100 McKinnon St., Seventh Floor, Dallas, TX 75201
DATE ESTABLISHED
Founded in 1885.
TYPE OF OWNERSHIP OR LEGAL STRUCTURE
Howard S. Wright is a subsidary of Balfour Beatty, a Limited Liability Company
SERVICES PROVIDED & CLIENT TYPES
Howard S. Wright provides comprehensive preconstruction and construction services in a range of delivery methods from
design-build to integrated project delivery. Howard S. Wrights works for a range of clients in both public and private sectors
including mixed-use, residential, office building, hospitality, retail, education, civic, healthcare, justice, aviation and mission
critical.
PROPERTIES IN CONSTRUCTION
Current local properties in construction
1007 Stewart Office | Seattle, WA | 21-story, 348,000 sf Class A office building over a 7-level below grade parking
garage | 2016
Spring District Block | Bellevue, WA| Two 11 story, Class A office buildings, each approx. 220,000 sf with associated
parking | 2014
Cornish College of the Arts Student Housing | Seattle, WA | 18 stories, 120,000 sf, and 224 residential units | 2015
1101 2nd Avenue | Seattle, WA | Core and Shell | 2014
Wells Fargo Tacoma Main 17th Floor Build-out | Tacoma, WA | tenant improvements | 2014
CAPITOL HILL PROPERTIES
RELEVANT EXPERIENCE
SELECT PROJECTS
TEAM MEMBER
Howard S. Wright
PROJECT
Barclay Broadway
LOCATION
Seattle, WA
VALUE
$20,138,599
FIRM ROLE
General Contractor
OWNER
Gerding Edlen
1477 NW Everett
Portland, OR 97209
502-299-6000
OWNER CONTACT
Kelly Saito
Gerding Edlen
1477 NW Everett
Portland, OR 97209
502-299-6000
SIZE
139,709 sf
STATUS
Completed 2012
Barclay Broadway is a mixed-use development including approximately 118

residential rental units, 20% of which are designated affordable and 6,500 sf of
retail space. This project, which achieved LEED Platinum certification, integrates
and demonstrates Gerding Edlens ongoing commitment to sustainability and
community. Barclay Broadway is centrally located adjacent to the local university
and many hospitals, with close proximity to the shopping and financial districts of
downtown Seattle.
RELEVANT EXPERIENCE
SELECT PROJECTS
TEAM MEMBER
Howard S. Wright
PROJECT
Pine + Minor
LOCATION
Seattle, WA
VALUE
$18,355,445
FIRM ROLE
General Contractor
OWNER
Gerding Edlen
1477 NW Everett
Portland, OR 97209
502-299-6000
OWNER CONTACT
Kelly Saito
Gerding Edlen
1477 NW Everett
Portland, OR 97209
502-299-6000
SIZE
89,800 sf
STATUS
Completed 2013
Pine + Minor is a 7-story above grade, 1-story below grade mixed-use building
with a cast-in-place podium and five levels of wood framing above. This is an
urban mixed-use project on a very tight site, with 120 residential units above street
level retail and amenity space.
RELEVANT EXPERIENCE
SELECT PROJECTS
TEAM MEMBER
Howard S. Wright
PROJECT
Rollin Street Flats
LOCATION
Seattle, WA
VALUE
$74,300,000
FIRM ROLE
General Contractor
OWNER
Vulcan Real Estate
505 5th Ave South #900
Seattle, WA
206.342.2000
OWNER CONTACT
Andrew Clapham
(formerly with Vulcan)
Clapham & Associates
206.409.1420
SIZE
423,000 sf
STATUS
Completed 2009
11-story above grade, 3-story below grade mixed-use project. Approximately

423,000 sf in total and contains 208 semi-custom residential units as well as an
indoor gym. The residential floors feature finishes from around the world as well
as reclaimed materials from previous buildings that were demolished. The project
was constructed on an extremely tight sight, bordered on one side by an operating
street car, major arterials on two other sides, and a public alley that had to remain
open on the fourth side.
TEAM MEMBER
Howard S. Wright
PROJECT
4th & Denny
LOCATION
Seattle, WA
VALUE
$31,286,000
FIRM ROLE
General Contractor
OWNER
Columbia Pacific Advisors
1910 Fairview Avenue East, Suite 500
Seattle, WA 98109
206.876.3678
OWNER CONTACT
Columbia Pacific Advisors
Bill Hardt
Phone: 206.876.3678
Email: billh@col-pac.com
SIZE
199,791 sf
STATUS
Completed 2014
4th & Denny is a 13-story above grade, 4-story below grade, mixed-use cast-inplace concrete structure in the South Lake Union / Denny Triangle neighborhood
of Seattle. The project includes retail, rooftop amenity space, and a common area
terrace on level 7. The projects structure is made up of posttensioned concrete
with a window wall facade. With the projects footprint at 13,600 sf, the 14,000 sf
project site is extremely tight.
RELEVANT EXPERIENCE
SELECT PROJECTS
TEAM MEMBER
Howard S. Wright
PROJECT
Streetcar Lofts
LOCATION
Portland, OR
VALUE
$20,000,000
FIRM ROLE
General Contractor
SIZE
210,000 sf
STATUS
Completed 2001
Situated on an entire block in Portlands Pearl District, this 10,000 sf cast-inplace concrete structure features loft-style finishes with exposed concrete to give
the condominiums an industrial feel. The exterior skin incorporates board formed
concrete, thinshell panels and expansive gridded windows with individual balcony
doors. The condominium floors have a sound barrier membrane with a 2.5 scored
concrete topping slab. Loft dwellers in the building also experience: a lush, outdoor
courtyard, as well as 50,000 sf of commercial space and a private parking garage.
RESUME
PAUL SNORSKY, DBIA, LEED AP, PRINCIPAL
Biography
Pauls 18 years of technical experience and fun working style bring a solid leadership structure to
the team that will be Howard S. Wrights thread of continuity from day one until well after the
building is occupied. One of Pauls main focuses will be to create that environment of teamwork,
whereby each person at the table has an equal voice. Pauls leadership ensures smart and efficient
delivery.
Education
Bachelor of Science, Construction Management | Washington State University
Affiliations
DBIA
Selected Experience
BARCLAY BROADWAY
OWNER Gerding Edlen, Green Cities Fund I, LP
ROLE OF INDIVIDUAL Principal in charge
SERVICE PROVIDED BY FIRM General Contractor| Cost not disclosed
PROGRAM 118-unit, mixed-use LEED Platinum apartment with retail
SIZE 132,000 sf
4TH & DENNY APARTMENTS

OWNER Columbia Pacific Advisors
SERVICE PROVIDED BY FIRM General Contractor | Cost: $31.2M
PROGRAM 18-story mixed-use tower, LEED Gold Target
SIZE 199,397 sf
ROLLIN STREET FLATS

OWNER Vulcan, Inc.
SERVICE PROVIDED BY FIRM General Contractor | Cost: $74M
PROGRAM 11-story, mixed-use building with 3-story below grade parking, LEED Silver
Certification
SIZE 423,000 sf
RESUME
CURTIS COX, DIRECTOR OF PRECONSTRUCTION
Biography
Curtis is more than a numbers guy. He is a preconstruction leader with an instinct for efficient
design and planning. He brings on-the-spot guidance for immediate decisions in meetings.
No waiting and no round numbers accuracy and conviction based on 31 years of hands-on
experience including over 4 million sf of mixed use and office space and 1.2 million sf of parking.
Curtis is involved in all of our major projects, and has led the estimating/preconstruction teams
on some of the areas most complex structures. He brings an unparalleled ability to budget the
anticipated final cost based on conceptual/program documents, and provides budget control.
Curtis excels at preconstruction, value engineering and constructability review services, all of
which optimize construction budgets.
Education
Bachelor of Science, Construction Management | Washington State University
Selected Experience
PINE+MINOR
OWNER Gerding Edlen, Green Cities Fund I, LP
ROLE OF INDIVIDUAL Preconstruction Director
SERVICE PROVIDED BY FIRM General Contractor| Cost not disclosed
PROGRAM 8-story LEED Platinum mixed use/office/retail apartment building
SIZE 133,709 sf
4TH & DENNY APARTMENTS

OWNER Columbia Pacific Advisors
SERVICE PROVIDED BY FIRM General Contractor | Cost: $31.2M
PROGRAM 18-story mixed-use tower, LEED Gold Target
SIZE 199,397 sf
ROLLIN STREET FLATS

OWNER Vulcan, Inc.
SERVICE PROVIDED BY FIRM General Contractor | Cost: $74M
PROGRAM 11-story, mixed-use building with 3-story below grade parking, LEED Silver
Certification
SIZE 423,000 sf
10
C. HOUSING TOOLS
11
75
37
13
136 Units
29 MFTE Units
102144 nrsf
127,545
Total Units
0
0
0
0
0
0
0
0
3
0
0
0
0
0
0
0
Actual
0%
NA
0%
#DIV/0!
NA
1 points per 5% Reduction
Studio
0.1 points per 5% Reduction

One Bedroom
Two Bedroom
3
points
per
5%
Reduction
Three+ Bedroom
*no points awarded to the 20% of units used to meet the MFTE minimum requirement unless
these units are income restricted below the minimum MFTE income restriction requirements.
Income restriction commitments must remain in place for 12 or more years.
Baseline Affordability
Points*
Other Unit Types
Point Value per 5% AMI Reduction

for Units Restricted At or Below
MFTE AMI Requirements
Bonus Unit Affordability

Points
Other Unit Types
Studio
One Bedroom
Two Bedroom
Three+ Bedroom
1 Points per Unit Year
Years 21 - 35

Point Value per 5%

AMI Reduction
(Units Restricted at
or Below MFTE AMI
Point Value per Additional Average

Income Restricted Unit Year
Bonus Unit Duration Points
Years 13 - 20
Point Value per Additional 1% Bonus

Unit Increase to Total Units (Between
Bonus Unit Percentage Points 8% and 35%)
1 point per 1% increase
8% to 35% Bonus Units*
*To qualify for bonus points Bonus Units must make up at least 8% of
the total units. Points are given for the percentage of additional bonus
units beyond 8% and up to 35%.
Point Value per 5% AMI
Reduction for Units
Restricted below 100% AMI
and above MFTE AMI
Requirements
Bonus Requirements and Score:

Requirement/Point Definition
Meets Bonus Unit Requirement
Meets Average Duration Requirement
Bonus Unit Percentage Points
Bonus Unit Average Duration Points
Bonus Unit Affordability Points
0
0
0
0
Requirement/Point Description
Score
Bonus units must make up at least 8% of the total units.FALSE
Bonus units must be income restricted for 13+ years FALSE
See point value table below.
0.0
#DIV/0!
0.0
Total Bonus Score: FALSE
All bonus units are restricted for between 13 and 35 years(true/false)?
Bonus Point Value Tables:
Score
TRUE
TRUE
TRUE
171.2
3.0
174.2
0
0
0
0
0
15
0
0
0
0
0
0
8
0
0
0
0
3
0
0
(*Input project details into grey cells)
Must contain at least 132 residential units.
Must meet MFTE Requirements.
Residential NRSF must be 80% to 85% of Res GSF.
Total Baseline Score
0
0
0
0
Point Value by
Baseline Unit Mix Points Unit Type
Other Unit Types
0 points per unit
Studio
0.2 points per unit
One Bedroom
0.4 points per unit
Two Bedroom
2 points per unit
Three(Plus) Bedroom
5 points per unit
Actual
136 Units
NA
80% CommArea
NA
NA
472
655
867
1,210
Unit Type
Other Unit Types
Studio
One Bedroom
Two Bedroom
Three(Plus) Bedroom
Total Bonus Units
Baseline Point Value Tables:
Meets Unit Density Requirement
Meets MFTE Requirements
Meets Common Area Requirement
Baseline Unit Mix Points
Baseline Affordability Points
Baseline Requirements and Score:
Unit Type
Other Unit Types
Studio
One Bedroom
Two Bedroom
Three(+) Bedroom
Total Units
Total MFTE Units
Total Res Net Rentable SF
Total Res Gross SF
Number of Bonus Units by Type & AMI Restriction

Average Number of
Income Restricted 50% 55% 60% 65% 70% 75% 80%
85%
Years
Units Units Units Units Units Units Units Units
Total
Bonus Units
0
0
0
0
0
0
Number of Baseline Units by Type & AMI Restriction

50% 55% 60% 65% 70% 75% 80% 85% 90% 95%
Units Units Units Units Units Units Units Units Units Units
Average Unit
Size (NRSF)
Bonus Unit Inputs (Years 13 - 35):

1B) To qualify as a Bonus Unit, units must be income restricted at or below the MFTE AMI requirement for more than 12 years.
2B) Enter the number of Bonus Units by unit type and AMI level into the 'Number of Units by Type & AMI Restriction' columns. 'Other
Unit Types' do not qualify as bonus units but do count toward the total unit count.
3B) Enter the average income restriction duration by Bonus Unit type into the 'Average Number of Income Restricted Years' column. No
points are awarded for income restricting units for more than 35 years, therefore a unit restricted for more than 35 years should count
as a 35 year restriction in the average duration calculation. Bonus Affordability Points are not awarded for income restricting Bonus
Units below 50% AMI, therefore units restricted below 50% AMI should be entered as 50% Units.
4B) Verify that all Bonus Units calculations are based on income restricting units for between 13 and 35 years by typing TRUE into the
'true/false' cell (outlined in thick black).
Baseline Project Inputs (Years 1 - 12):
1) Enter the number of units by unit type into the 'Total Units' column. Studios must contain at least 350 net rentable square fee, and
include open one-bedroom units. Units with three or more bedrooms should be entered in as 'Three(+) Bedroom' units. Units that do not fit
into a defined category should be entered in as 'Other Unit Types'. See tables below for requirement and bonus point descriptions.
2) Enter the average net rentable square footage by unit type into the 'Average Unit Size' column. Per the MFTE program, live-work units
are treated as commercial space, therefore should not be included in a project's residential unit count, or square footage calculations.
3) Enter the number of income restricted units by unit type and Area Median Income (AMI ) level into the 'Number of Baseline Units by Type
& AMI Restriction' columns. Cells with dashed outlines indicate that particular unit type's MFTE AMI requirement. Affordability Points are not
awarded for income restricting units below 50% AMI, therefore units restricted below 50% AMI should be entered as 50% Units.
4) Enter the amount of residential Gross Square Footage (GSF) into the 'Total Residential GSF' cell (outlined in thick black).
5) For additional clarification please refer to the narrative included in the RFP.
Site A - Housing Tool - Ground Lease Scenario
11
75
37
13
136 Units
29 MFTE Units
102144 nrsf
127,545
Total Units
3
0
0
0
0
0
0
0
0
15
0
0
0
0
0
0
Actual
0%
NA
0%
#DIV/0!
NA
Studio

One Bedroom
Two Bedroom
3
points
per
5%
Reduction
Three+ Bedroom
*no points awarded to the 20% of units used to meet the MFTE minimum requirement unless
these units are income restricted below the minimum MFTE income restriction requirements.
Income restriction commitments must remain in place for 12 or more years.
Baseline Affordability
Points*
Other Unit Types
Point Value per 5% AMI Reduction

for Units Restricted At or Below
MFTE AMI Requirements
Bonus Unit Affordability

Points
Other Unit Types
Studio
One Bedroom
Two Bedroom
Three+ Bedroom
Years 21 - 35

Point Value per 5%

AMI Reduction
(Units Restricted at
or Below MFTE AMI
Point Value per Additional Average

Income Restricted Unit Year
Bonus Unit Duration Points
Years 13 - 20
Point Value per Additional 1% Bonus

Unit Increase to Total Units (Between
Bonus Unit Percentage Points 8% and 35%)
1 point per 1% increase
8% to 35% Bonus Units*
*To qualify for bonus points Bonus Units must make up at least 8% of
the total units. Points are given for the percentage of additional bonus
units beyond 8% and up to 35%.
Point Value per 5% AMI
Reduction for Units
Restricted below 100% AMI
and above MFTE AMI
Requirements
Bonus Requirements and Score:

Meets Bonus Unit Requirement
Meets Average Duration Requirement
Bonus Unit Percentage Points
Bonus Unit Average Duration Points
Bonus Unit Affordability Points
0
0
0
0
Score
Bonus units must make up at least 8% of the total units.FALSE
Bonus units must be income restricted for 13+ years FALSE
0.0
#DIV/0!
0.0
Total Bonus Score: FALSE
All bonus units are restricted for between 13 and 35 years(true/false)?
Bonus Point Value Tables:
Score
TRUE
TRUE
TRUE
171.2
135.0
306.2
0
0
0
0
0
0
0
0
0
0
8
0
0
0
0
3
0
0
0
0
(*Input project details into grey cells)
Must meet MFTE Requirements.
0
0
0
0
Point Value by
Baseline Unit Mix Points Unit Type
Other Unit Types
0 points per unit
Studio
0.2 points per unit
One Bedroom
0.4 points per unit
Two Bedroom
2 points per unit
Three(Plus) Bedroom
5 points per unit
Actual
136 Units
NA
80% CommArea
NA
NA
472
655
867
1,210
Unit Type
Other Unit Types
Studio
One Bedroom
Two Bedroom
Three(Plus) Bedroom
Total Bonus Units
Baseline Point Value Tables:
Meets MFTE Requirements
Baseline Affordability Points
Baseline Requirements and Score:
Unit Type
Other Unit Types
Studio
One Bedroom
Two Bedroom
Three(+) Bedroom
Total Units
Total MFTE Units
Total Res Net Rentable SF
Total Res Gross SF
Number of Bonus Units by Type & AMI Restriction

Average Number of
Income Restricted 50% 55% 60% 65% 70% 75% 80%
85%
Years
Units Units Units Units Units Units Units Units
Total
Bonus Units
0
0
0
0
0
0
Number of Baseline Units by Type & AMI Restriction

50% 55% 60% 65% 70% 75% 80% 85% 90% 95%
Units Units Units Units Units Units Units Units Units Units
Average Unit
Size (NRSF)
Bonus Unit Inputs (Years 13 - 35):

1B) To qualify as a Bonus Unit, units must be income restricted at or below the MFTE AMI requirement for more than 12 years.
2B) Enter the number of Bonus Units by unit type and AMI level into the 'Number of Units by Type & AMI Restriction' columns. 'Other
Unit Types' do not qualify as bonus units but do count toward the total unit count.
3B) Enter the average income restriction duration by Bonus Unit type into the 'Average Number of Income Restricted Years' column. No
points are awarded for income restricting units for more than 35 years, therefore a unit restricted for more than 35 years should count
as a 35 year restriction in the average duration calculation. Bonus Affordability Points are not awarded for income restricting Bonus
Units below 50% AMI, therefore units restricted below 50% AMI should be entered as 50% Units.
4B) Verify that all Bonus Units calculations are based on income restricting units for between 13 and 35 years by typing TRUE into the
'true/false' cell (outlined in thick black).
Baseline Project Inputs (Years 1 - 12):
1) Enter the number of units by unit type into the 'Total Units' column. Studios must contain at least 350 net rentable square fee, and
include open one-bedroom units. Units with three or more bedrooms should be entered in as 'Three(+) Bedroom' units. Units that do not fit
into a defined category should be entered in as 'Other Unit Types'. See tables below for requirement and bonus point descriptions.
2) Enter the average net rentable square footage by unit type into the 'Average Unit Size' column. Per the MFTE program, live-work units
are treated as commercial space, therefore should not be included in a project's residential unit count, or square footage calculations.
3) Enter the number of income restricted units by unit type and Area Median Income (AMI ) level into the 'Number of Baseline Units by Type
& AMI Restriction' columns. Cells with dashed outlines indicate that particular unit type's MFTE AMI requirement. Affordability Points are not
awarded for income restricting units below 50% AMI, therefore units restricted below 50% AMI should be entered as 50% Units.
Site A - Housing Tool - Land Purchase Scenario
Site B-North - Housing Tool - Land Purchase

B-North Project Inputs
1) Enter the number units by unit type and Area Median Income (AMI ) level into the 'Number of Baseline Units by Type & AMI Restriction' columns. Affordability
Points are not awarded for income restricting units below 30% AMI, therefore units restricted below 30% AMI should be entered as 30% Units. Studios must
contain at least 350 net rentable square fee, and include open one-bedroom units. Units with three or more bedrooms should be entered in as 'Three(+) Bedroom'
units. See tables below for requirement and bonus point descriptions.
2) Enter the average Net Rentable Square Footage (NRSF) by unit type into the 'Average Unit Size' column (dashed cell outlines).
4) Enter the description and amount of project funding sources (include all debt, equity, and subsidy) into the Sources/Uses Input Table.
5 Enter the cost of the land and capitalized reserves into the Sources/Uses Input Table.
Unit Type
Studio
One Bedroom
Two Bedroom
Three(+) Bedroom
Total Units
Total Res Net Rent SF
Total Res Gross SF
Total Units
17
45
18
6
86 Units
57498 nrsf
71,604
Development Cost
Cost Per Unit
$19,803,757
$230,276
Number of Baseline Units by Type & AMI

Restriction
Average Unit
30%
40%
50%
60%
Size (NRSF)
Units
Units
Units
Units
463
9
0
8
638
23
0
22
748
9
0
9
1,246
3
0
3
(Input project details into grey cells)
Sources/Uses Input Table

Source Description
Tax Credit Equity
Deferred Dev. Fee
Total Debt
OH Subsidy
$ Amount
$14,749,955
$0
$3,003,358
$4,528,961
Total Sources
Cost of Land
Capitalized Reserves
Total Dev. Cost (TDC)
$22,282,274
$2,328,517
$150,000
$19,803,757
Requirements and Score:

Cost/Unit
OH Subsidy
OH Leverage Points
Per Unit Cost Reduction Points
Actual
86 Units
80.2% CommArea
$230,276
23%
23%
4.2%
NA
Point Value Tables:

Baseline Unit Mix
Points
Studio
One Bedroom
Two Bedroom
Three(+) Bedroom
Point Value by
Unit Type
0.2 points per unit
0.4 points per unit
2 points per unit
5 points per unit
Per WHSF/TDC per unit limits Avg. cost per unit must be less than
$240,462
OH subsidy must be less than or equal to 40% of the total development cost.
Two points are awarded for each percentage (1%) of OH subsidy below 40%.
One point awarded for each percentage (1%) below total allowed dev. Cost.
Score
TRUE
TRUE
TRUE
TRUE
17
4
87
109
D. FARMER
S MARKET LETTER OF
INTEREST
E. BRIGHT HORIZON
S LETTER OF
INTEREST
October 29, 2014

Ms. Sarah Zahn
Gerding Edlen
1477 Northwest Everett Street
Portland, Oregon 97209
Dear Ms. Zahn,
On behalf of the entire team at Bright Horizons, thank you for involving us and thank you for your
willingness to envision a child care facility within the Sound Transit Capitol Hill Project! We believe
that having child care located near the Capitol Hill Transit Station, would enable working families
with young children to more easily commute to and from work via public transportation.
Bright Horizons is a respected child care provider with 850+ centers under our management. We
have a strong local presence in the greater Seattle area so the new Capitol Hill facility would be a
welcome addition to our growing network of high-quality, worksite centers. We would operate
the new program consistent with our other centers in this area, with full and part-time enrollment
offered, Monday thru Friday from 7:00am to 6:00pm with just nine holiday closures per year.
While there are obviously many details yet to be considered, we found the initial concept plan a
good starting place. The proposed layout, as shown on the Site B-North plan provided by
Schemata Works, appears could meet our programmatic needs. Hopefully, a commercial kitchen
could be included in the child care design as it is customary for us to provide on-site meal service.
With a footprint of the size shown, it would be our goal to design a center for approximately 100120 children age 0-5 years.
We are open to discussing a plan by which we could make available a certain number of subsidized
child care spaces in the new center. In 2011, in partnership with the YWCA, we developed a child
care project at the Family Village in Issaquah Highlands under a similar arrangement. The center is
located within a 146-unit apartment complex that is connected to the Issaquah Highlands Park and
Ride via a pedestrian footbridge with easy access to public transportation offered by Sound Transit
and King County Metro. If helpful, we would be delighted to provide tours of this facility.
Should Gerding Edlen be awarded this opportunity, and a partnership structure agreed upon,
Bright Horizons could quickly involve our project manager, mobilize our design team and engage
our construction department to assist with the planning of the new Bright Horizons at Capitol Hill.
We would consider it a privilege to partner with you to make such a program a reality.
Warm Regards,
Debbie Brown
Vice President, Regional Development
Bright Horizons Childrens Centers, LLC
Email: dbrown@brighthorizons.com
Phone: 425-576-5333
WW
F. OUTSMART CO-WORKING
SOLUTIONS BUSINESS PLAN
Seattle LGBTQ Community Development and OutSmart Office Solutions have teamed up to create
OutSmart Co-working. OutSmart Co-working provides the power of place, offering non-profits and local
individuals with entrepreneurial spirit to come together in a space that fosters collaboration, innovation,
and community.
What is co-working?
If you've ever joined someone at a local coffee shop to get some work done over a latte, you have coworked. If you ever parked yourself at a friend's kitchen counter while you hammered out a killer
business plan, you have co-worked. If you've ever met up at a local dive that offers free Wi-Fi and
exchange ideas and dreams with the person sitting next to you, you've co-worked.
Co-working is about not working alone. As social creatures, our productivity and general well-being are
improved when we are around others even if we are not working on the same thing.
OutSmart Co-working
OutSmart Co-working is not just about membership options, the office hours, or the comfort of your
chair. It is about being with like-minded people in an environment where entrepreneurship is fostered,
where casual conversation in the kitchen leads to a perfect collaboration on the latest mobile app, or
neighborhood opportunity, and where working in solitude is replaced with community.
OutSmart Co-working is open to everyone and is proudly characterized by the local community and
culture of Seattles Capitol Hill neighborhood.
Pricing
Drop-in: Monday through Friday, 9 AM to 6 PM
Come in during regular business hours and pick a spot at the flex desk to get some work done. You can
drop in for the day or save some extra money by getting a 5 or 10 visit punch card.
Flex desk: $25 per day, ($10 per day for students).
5 visit punch card = $100*

10 visit punch card = $150*
*Punch cards are shareable, transferable, and have no expiration date.
Residents: 24/7 access.
Resident members have 24 /7 access with the key card, so you can make your own hours and come and
go as you please.
Full-time flex desk = $250 per month.
Studio desk = $350 per month.
Mini cube = $350 per month.
Cubicle = $450 per month.
Office = $900 per month.
Meeting Rooms: Monday through Friday 9 AM to 6 PM
Meet with the client, run a board meeting, or schedule a strategy session with your team. Our
conference rooms can sit 6 to 14 people and our training room can accommodate up to 30 people. Our
meeting rooms come equipped with a whiteboard, video monitor, and a projector. Evening and
weekend rates are also available.
Conference Rooms = $30 per hour or $200 per day
$25 per hour or $150 per for non-profits
Training Room: $50 per hour or $300 per day
$40 per hour or $250 per for non-profits
Note: Resident Memberships include unlimited hours in the comments room, upon availability.
All memberships include: high-speed Wi-Fi, printer/scanner, kitchen (refrigerator, microwave, toaster
oven), coffee, tea, and water, projector and whiteboards, invitations to outsmart events and meet ups,
and working with other awesome people.
We also offer discounted Metro worker cards to our resident members and no sign-up fees a car
memberships. More perks and amenities are being added all the time!
For more information, contact George Pieper, george@outsmartoffice.com or call 206-790-0277
WW
G. FLOOR PLANS
2b
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Building A, floor 7
not to scale
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Building A, floor 2
Pass-through
not to scale
Retail (A South)
Building A, floor 1
not to scale
Retail (A North)
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Building B North, floor 7

not to scale
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not to scale
Child Care
Comm
Cntr
not to scale
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UP
Building B South, floor 7

not to scale
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not to scale
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not to scale
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Play
A
Area
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Building C, floor 7
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Building C, floor 3
Retail
A
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Building C, floor 1M
H. FINANCIAL STATEMENTS
I. LENDER AND INVESTOR LETTERS

OF INTEREST
Bank of America
Community Development Banking Group
WA1-501-17-19
800 5th Avenue, 17th Floor
Seattle, WA 98104
October 29, 2014

Jill Sherman
Gerding Edlen
1477 NW Everett St.
Portland, OR 97209
Dear Ms. Sherman;
Thank you for sharing the preliminary plans and concept for the Capitol Hill Transit project to provide 86
units of affordable housing targeting families at 60% and 30% of median income. This transit oriented
development will be located on Capitol Hill in Seattle and will include community space and a daycare
on the ground floor.
I am writing let you know of our interest in talking further with you about the possibility of participating in
the financing of the project through debt and/or equity financing through Bank of America Merrill Lynch.
Bank of America has had many opportunities to work with Gerding Edlen on other developments and
we look forward to an opportunity to work together again.
As you know, the Bank has a program to provide an end to end solution for construction through
permanent financing, including a draw down facility through construction. We are also one of the
largest investors in LIHTC equity around the country and have an active presence in Seattle and
throughout the Northwest.
While we know the financing for this development is in its early stages, we look forward to more
detailed discussions about this project which appears to fulfill an important need for affordable
workforce housing in Seattle. Preliminary information shows that the project will include the following:
Total Project costs of approximately $22.4MM.
Construction Loan of approximately $15.5MM.
Permanent Loan of approximately $2.8MM.
LIHTC Equity of approximately $15MM.
Please note that this letter does not represent a binding offer or commitment by the Bank for the
proposed financing, nor does it define the terms and conditions of a commitment, but is an indication of
our interest in considering this project. Issuance of a commitment by the Bank is subject to full
underwriting and approval of the request under the Banks internal approval process.
If you have any questions or comments, please do not hesitate to give me a call at (206) 358-7617.
Sincerely,
Jan Laskey
Senior Vice President
Community Development Banking Northwest
Bank of America Merrill Lynch
Bank of America, N.A.
jan.k.laskey@baml.com
J. RED PROPELLER MARKET

SNAPSHOT REPORT
October 14, 2014

Gerding Edlen Sound Transit Site
Scope Overview
Gerding Edlen engaged Red Propeller to provide a brief market snapshot to support the companys
response to Sound Transits RFP for the multiple development parcels that have been created as a result
of the new light rail station under construction on Broadway. Specifically, Gerding Edlen has asked Red
Propeller to provide a summary of who is living in Capitol Hill multi-family and condominium projects
today as well as comment on who is not being served on Capitol Hill today and what future
opportunities may exist. The following summarizes this information.
Capitol Hill: Brief Market Snapshot
In the past 3 years, Capitol Hill has experienced a tremendous amount of growth and change. This
growth and change has been fueled by the employment strength in the region and the influx of new
employees from around the country and globe. Unlike many downtown Seattle neighborhoods, Capitol
Hill has been a destination choice for residents moving into the city, specifically seeking out the most
exciting, most vibrant neighborhood in Seattle. Residents choose Capitol Hill for its vibrant nightlife
scene, myriad of top-tier dining options, walkability, proximity to downtown and major area
employment hubs, and eclectic vibe of the neighborhood. That majority of new development has been
primarily focused at the north and south ends of Broadway and in the Pike Pine Triangle/Corridor, with
less development in the zone immediately surrounding the new light rail station.
Theres a distinct difference between the new guard and the old guard of Capitol Hill. Capitol Hill
has traditionally seen a very diverse resident population ranging from the bartenders and service
workers employed on the hill to the retirees who have lived on Capitol Hill for decades. As well, Capitol
Hill has historically been the center of Seattles gay scene and continues to be a destination for the LGBT
community young and old.
Gentrification has set in in a big way on Capitol Hill, changing the face of the neighborhood from a
significantly counter-culture experience to a new upscale, trendy destination. Today Capitol Hill is a top
destination for Seattleites seeking top-notch dining venues led by Seattles top chefs as well as the
vibrant nightlife scene.
As a Seattle neighborhood, Capitol Hill is unique in so far as it truly embodies an urban neighborhood
where multi-million dollar single family homes mix with apartment buildings, retail, parks, services, and
now a major transportation hub.
Whos living in Capitol Hill multi-family housing projects today?

The residents of Capitol Hill multi-family housing projects can be broadly categorized into three distinct
audience segments:
Old guard retirees (or nearing retirement) who have lived on Capitol Hill for decades and who
represented the original counterculture and acceptance that the neighborhood represents.
This audience segment both own and rent their homes

Skews male
Local business owners and blue collar employee types (different from the affluent families
who live in the single family homes at the north end and east side of Capitol Hill)
Local characters/artists/service people in the lower-cost older stock apartments. This audience
segment represents the grit and character of the neighborhood who make Capitol Hill unique among
Seattle neighborhoods. They are slashers meaning that they are not defined by a single title or label
but rather have a diverse range of identities. i.e. part-time stylist at Rudys/painter/yoga instructor
A portion of this audience segment is starting to leave the hill as they become priced out of
housing options and as the community becomes more mainstream. They are heading to less
established neighborhoods such as Georgetown, Columbia City, and Beacon Hill.
New blood filling the last generation (2004-2008) of apartment (and condo) stock as well as those
moving into the plethora of new developments that started delivering in 2012.
For this fast growing group of residents, there are some consistent demographic and psychographic
trends that are fairly consistent among most new multi-family developments:
Demographics:
Primary age range: 25-35

Secondary age ranges: late 30s to mid-40s; early 20s (many students)
60-70% singles
30-40% couples, married and unmarried, gay and straight
Significant gay/lesbian population (30% or more)
High average incomes: $90K + (note average starting salaries at Amazon and Microsoft are
$92K+)
Well educated most with college degrees
50% new to Seattle, relocating for work from other U.S. and international cities
o Mix of people for U.S. urban centers San Francisco, NYC, Boston, Chicago as well as
Midwest smaller towns (this audience group generally has to overcome significant
sticker shock when shopping for a home in Seattle)
60/40 male/female
Occupations:
2
o
o
o
o
o
o
o
Tech
Retail
Finance/Legal/Professional Services
Medical doctors, nurses, medical supply
Education
Self
Student this is a rapidly growing segment of the Capitol Hill population, especially
international students (Chinese) coming to Seattle Central Community College, Seattle
University, and the University of Washington this is a well-funded audience segment
Employers:
o Amazon
o Microsoft
o Nordstrom
o Boeing
o Zillow
o Starbucks
o Swedish
o UW/SPU/SCCC
Increasingly international
o East Indian
o Asian (Chinese)
o European
Pet owners and lovers (buildings see upwards of 50% pet ownership, primarily dogs)
Car owners (may not use for daily transportation to work but used on weekends for outdoor
activities and pursuits)
Psychographics:
Active seekers of Seattles cool scene

Drawn to the neighborhood amenities and lifestyle - they work hard and play harder
Seek out whats new in the food and culture scene locally in Seattle as well as outside the area
Socially liberal and desiring a diverse living experience
Friday and Saturday nights involve dinner and drinks out with friends as well as the local club,
bar, music, theater, and culture scenes
Well-travelled with global perspectives and interests
A generally healthy lifestyle belonging to a gym, specialty fitness clubs (Barre, Pilates, Yoga,
cycling) and participants in recreational sports leagues (kickball, softball, soccer, etc.)
Fashion conscious and early adopters of style
Generally preferring character retailers with a shop local mentality, but will consider
hometown heroes (Amazon, Nordstrom, Starbucks) as local
Note that a good portion of this audience segment will choose to stay in Capitol Hill (if they can given the
right product choices) as they age and mature through new life cycles. See below regarding future target
audience opportunities.
Whos living in Capitol Hill condominium projects today?
The last wave of development (in 2006-2008) brought several new condominium projects to Capitol Hill.
These projects were mostly concentrated at the north end of Broadway and in the Pike Pine
Triangle/Corridor and led the charge for the complete transformation of those sub-neighborhoods of
Capitol Hill. The most notable of those condominium projects include:
Press 1610 Belmont Ave.

Brix 530 Broadway
Trace Lofts/Trace North 1408/1412 12th Ave
Eleven Eleven 1111 E. Pike
Braeburn 1410 E. Pine
Condominium Residents/Buyers:
Mid 20s to 40s

Creative class/early adopters (in spirit if not in employment) Microsoft, Amazon, selfemployed entrepreneurs, medical community
Skews to single males with some couples
30% of residents within the gay community
Primary driver has been the ability to live in an authentic neighborhood with a front row seat to
all that the Pike Pine lifestyle offers
First-time home buyers who received help from parents to make their purchase
Investors/speculators hoping to flip units and make a quick profit
Parents purchasing condos for UW and SU students
Pet owners (primarily dogs)
Who is not being served on Capitol Hill today?

While there is a significant amount of new development happening throughout Capitol Hill (primarily
clustered in the Pike Pine Triangle/Corridor area), the product is fairly homogenous and targeted at a
younger Gen Y single audience. To that end, we believe that there are some audience segments that are
being over-looked or are under-served.
People seeking a roommate living option, both for financial and social benefit limited 2bedroom product and preferred configurations to accommodate roommates (i.e. equally
proportioned bedroom suites)
Young families with small children, wishing to remain in an urban setting to raise their kids
requiring more space and amenities conducive to raising a young child
4
Entrepreneurs and people who work from home and need more space for a home office
Maturing gay audience looking for something higher end and sophisticated in key Capitol Hill
locations that allow them access to the restaurant and shops they frequent, but not in the mix
of the younger 20 year-olds who are active in the club/bar scene (product and location needs)
Service personnel who cant afford todays market rate rents
Those who are seeking unique spaces with unique character to reflect their personal style (i.e.
lofts) and who reject the vanilla options being created today
Singles and couples looking for private outdoor space without the burden of a single family
home
What audience groups may be future targets for both rental and for-sale housing in Capitol Hill?
In considering the audience segments that are not being served today on Capitol Hill and looking
forward at the transportation options that will change the accessibility of the neighborhood, Red
Propeller believes the following audience groups may be future targets for both rental and for-sale
housing in Capitol Hill. In general we believe that buyers and renters share most commonalities but may
just be in varying life stages and financial capacity:
Todays new blood resident looking to grow in the neighborhood as they enter their next life
stages
Current residents of South Lake Union who have landed in apartments near work but as they get
acquainted with Seattle living will seek more dynamic and character neighborhoods
New young families with small children with an urban sensibility who desire an in-city home to
raise their child/children
New couples (evolving from the local single audience) who now have combined income
budgets and will be seeking a more adult living option
o Some may be split commuters where one works in-city and the other commutes to
eastside or north/south employment hubs taking advantage of new transit options
Downsizers coming out of single family homes both inside and outside the area, seeking an
urban living experience, both full and part-time. This audience will have a high expectation for
quality and space needs that live more like small homes with living, dining, and ample kitchen
spaces.
Mature gay singles and couples, choosing to buy in a more adult living experience that continues
to afford them the access to the local amenities that they cherish but without putting them in
the center of the club scene.
More UW employees and students, given the accessibility that the light rail will provide
Buyers who currently leave Capitol Hill to purchase real estate in other neighborhoods due to
the current scarcity of desirable inventory in the area
Following the RFP process, Red Propeller recommends developing a more targeted positioning strategy
for each development parcel with a specific target audience segment definition.
5
Early considerations for product types:

While this report is not meant to represent a full positioning strategy with detailed project
recommendations, the following are some early consideration for product types which could appeal to a
forward looking audience segment (note that Red Propeller can be engaged to complete a
comprehensive positioning strategy for Gerding Edlen should that be desired following the RFP process):
Rental Units:
Larger units (true 1-bedrooms, 2-bedrooms, and 3-bedrooms) that can accommodate young
families with a small child/children, multi-generational families, and/or roommates
Character product type i.e. lofts
Affordable units that can accommodate roommates and appeal to the slasher audience
defined above (mix of unit types studio, 1, 2, and 3 bedrooms)
Condominiums:
Condo buyers are unlikely to buy sub 600 sf. Todays market is not like the 2006 market and
buyers expectations have increased significantly and they are looking to get something better
than they can get when renting, which of course has been impacted by the uptick in finish and
quality level of todays market rate apartments.
Consideration: some people will have an aversion to dealing with an HOA, so buildings will need
to well-managed and able to operate in a relatively stress-free manner.
The Capitol Hill Resident Today

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November 3, 2014

Doug Haffie, Sr.

Capitol Hill Properties Redevelopment

Dear Mr. Haffie and Members of the Selection Committee:

CAPITOL HILL PROPERTIES REDEVELOPMENT

about partnering to work together on the Capitol Hill properties opportunity.

Jill Sherman, Vice President

CAPITOL HILL PROPERTIES REDEVELOPMENT

II. FINANCIAL CAPACITY AND PROJECT

III. PROJECT APPROACH

IV. TRANSACTION STRUCTURE

CAPITOL HILL PROPERTIES REDEVELOPMENT

CAPITOL HILL PROPERTIES REDEVELOPMENT

CONNECT PEOPLE AND BUILDINGS TO NATURE

CAPITOL HILL PROPERTIES REDEVELOPMENT

connections to Plaza and Festival Street

open corners to park

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

east west connections

importance of Cal Anderson Park

Building forms acknowledge the importance of Cal Anderson Park as the

CAPITOL HILL PROPERTIES REDEVELOPMENT

scale of neighboring buildings

MENDING THE FABRIC

CAPITOL HILL PROPERTIES REDEVELOPMENT

CAPITOL HILL PROPERTIES REDEVELOPMENT

Our team is made up of three

URBAN DESIGN GOALS

As master developer, Gerding Edlen

A1 Scale of the first two floors

North Station Entry

complements the station entry

A3 Building steps down at Denny to

create an intimate roof garden

B1 Playground activates the eastern

step-back marks passageway

low-roof creats amenity with views to park

large pass-through houses play area

edge of the plaza and opens up to the b4

massing shift marks entrance to denny

bay distinguishes pass-through

slot reveals residential entry

recess reduces bulk and creats balcony zone

balcony zone fosters strong park connection

step-back opens plaza to park

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

South Station Entry

C1 The shift in mass addresses the

C2 Notch reveals the residential

isometric site view from southeast

C3 Building mass steps down to the

Park and reveals the transit entrance

low-roof creats amenity with views to park

bay distinguishes pass-through

recess reduces bulk and creats balcony zone

massing shift marks entrance to denny

CAPITOL HILL PROPERTIES REDEVELOPMENT