2nd & PIKE TOWER

Early Design Guidance February 9, 2010

Project Number: 3009156 (Formerly 2403964)

Gustafson Guthrie Nichol Ltd

VIEW FROM 2ND AVENUE AND UNIVERSITY LOOKING NORTH Project design history

INTRODUCTION

The 2nd and Pike project started the Design Review process with an Early Design Guidance (EDG) meeting and presentation on July 15, 2004.

2nd Avenue and Pike St., MacDougall & Southwick Dept. Store, 1934 In April of 2006, the city council enacted major revisions to the downtown zoning code which resulted in a re-consideration of the development proposal. The design team generated and presented a revised EDG packet on July 20, 2006. The Design Review Board provided valuable feedback and recommendations.

In July of 2007, an opportunity was presented to the 2nd and Pike project with the addition of Candela Hotels to the project team. The revision to the program afforded by this partnership demanded a formal and thorough investigation of the possibilities. The Design Review Board provided additional feedback in response to a revised EDG presentation on May 27, 2008.

In 2009, the project trajectory was adjusted again with the removal of the Candela Hotel program. The new scheme for the 2nd & Pike Tower, illustrated in this EDG booklet, includes additional residential units to replace the hotel program while still preserving the ground level retail spaces. New public amenity spaces have been provided on upper levels. Adjustments to the tower’s below grade levels include additional parking and storage for residents.

PROJECT VISION STATEMENT

The 2nd & Pike Tower will provide the missing link in the pedestrian intensive Pike/Pine corridor. The project will restore this once significant corner to its place as an iconic landmark and extension of the region’s ambition. It will respond to its unique location and history with a multi-faceted building which is both transparent and dynamic.

MacDougall & Southwick Fashions, 1924 The southeast corner of 2nd Avenue and Pike Street was the home to the MacDougall Southwick Department Store from the turn of the 20th century until 1964. Once the center of the Retail Core and across the street from the Bon Marche, the area began to experience a downturn once the core began to move East. The area eventually became neglected and urban renewal resulted in the destruction of many of the adjacent historic buildings. The 2nd and Pike intersection has since been relegated to serving the retail core by providing surface and garage parking. The goal of this project is to inject the site with a vitality and humanity it has not seen for decades.

Urban Visions has established itself as a leading force in large sustainable designed projects. The 2nd & Pike Tower will be the culmination of this com- mitment. The building will achieve LEED Gold certification, gathering sun and wind from the site.

A large street level restaurant and upper level Skybar with roof decks will further insure the building’s engagement with its neighborhood and contribute to the richness of the Pike/Pine Corridor.

“Streetwise” image 2nd Avenue @ Pike St., 1983

2 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 PROJECT OBJECTIVES

Residential 288 Apartment Units

Retail +6,000 SF

Parking 340 Stalls

Potential Departure Proposed: Loading Berth Length

PROJECT DESCRIPTION

NUMBER OF FLOORS: 35 Floors above grade, including partial Mezzanine above Ground Floor, semi-private garden courtyard at Ground Floor and B1 level, semi-private roof garden amenity space at 8th floor (Skybar), private resident amenity spaces at 9th floor and Roof and 40’ Mechanical penthouse above roof level.

BUILDING HEIGHT: 440’ Maximum height above grade at midpoint of 2nd Avenue property line to include:

400’ Maximum proposed Residential height plus 40’ Maximum Mechanical penthouse above roof level.

POSSIBLE DEPARTURES: 1. Loading Berth Length (SMC 23.40.xxx)

PROGRAM/MASSING CONCEPT SKETCHES

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 3 ZONIN G D I A G RAM

120’-0” Property Address 1430 2nd Avenue Parking Quantity MAXIMUM TOWER WIDTH (SMC 23.49.019-A.1) King County Assessor Parcel # 1975700480 No parking, either long-term or short-term, is required for uses 120’-0” MAXIMUM TOWER WIDTH on lots in Downtown zones Zoning DMC 240/290-400 Max Allowed: Retail 6,000sf 6 stalls 40’-0”

MECH PENTHOUSE LIMIT HT. Applicable Code Section 23.49 Downtown (1 per 1,000 sf non-res.) 40’-0” Zoning

MECH PENTHOUSE LIMIT HT. Total: 6 stalls non-residential

Existing surface: 74 stalls 120’-0” Design Review MAXIMUM TOWER WIDTH (SMC 23.41) General Info, Application Instructions, and Submittal Requirements Proposed: Retail 6,000sf 006 stalls (below grade) 288 Apartments 333 stalls (1 per 1.5bedroom) 120’-0” Total 340 stalls MAXIMUM TOWER WIDTH Structure Height (SMC 23.49.008) Maximum Height Limit 400’ Bicycle Parking 40’-0”

MECH PENTHOUSE LIMIT HT. (Chart 23.49.019 A) 40’-0” Roof Features 40’ above the applicable height limit MECH PENTHOUSE LIMIT HT. Residential 1 space for every 2 dwelling units Stair penthouses and Mechanical equipment permitted 15’ above the (for the first 50 spaces of a use)

440’-0” applicable height limit. 1 space for every 4 dwelling units (1/2 the ratio after first 50 spaces) 288 apts 400’-0” Street-level use requirements RESIDENTIAL HT. LIMIT RESIDENTIAL HT. (SMC 23.49.009) 100 apts/2=50 stalls 188 apts/4=47 stalls 440’-0” 75% of each street frontage must be occupied by applicable commercial uses. Required: 097 bicycle stalls 400’-0” 240’-0”

RESIDENTIAL HT. LIMIT RESIDENTIAL HT. 25% of the street frontage may contain other permitted uses and/or Curb Cut Location COMMERCIAL HT. LIMIT HT. COMMERCIAL pedestrian or vehicular entrances. (SMC 23.49.019.H.1.a) When a lot abuts an alley, alley access shall be required

440’-0” General requirements for residential uses Required: none (SMC 23.49.010.B) 240’-0” 400’-0” Common recreation area (5) percent of the total gross floor area in

COMMERCIAL HT. LIMIT HT. COMMERCIAL Existing: 2 curb cuts on 2nd Avenue RESIDENTIAL HT. LIMIT RESIDENTIAL HT. 85’-0” residential use 0 curb cuts on Pike Street 440’-0” (50) percent maybe enclosed 1 driveway in alley HT. AT WHICH “TOWER” BEGINS “TOWER” WHICH AT HT. open space at street level counted twice 35’-0” MIN. FACADE HT. MIN. FACADE 400’-0” Proposed: 1 curb cut on 2nd Avenue 240’-0”

RESIDENTIAL HT. LIMIT RESIDENTIAL HT. Residential 244,000 85’-0”

COMMERCIAL HT. LIMIT HT. COMMERCIAL 1 driveway in alley

HT. AT WHICH “TOWER” BEGINS “TOWER” WHICH AT HT. Required 244,000 x .05 = 12,200 sf 35’-0” MIN. FACADE HT. MIN. FACADE Minimum sidewalk and alley width 108’-0” Base and Maximum Floor Area Ratios (FARs) (SMC 23.49.022-A) 176’-6” E-W PROPERTY LINE 240’-0” (SMC-Chart 23.49.011.A1) Minimum sidewalk widths are established by Map 1C.1 N-S PROPERTY LINE LIMIT HT. COMMERCIAL 85’-0”

176’-6” DMC 240/290-400 Base 5 Required: Pike Street 18’, 2nd Avenue 15’ HT. AT WHICH “TOWER” BEGINS “TOWER” WHICH AT HT. N-S PROPERTY LINE 108’-0” Max 7

35’-0” Existing: Pike Street 18’, 2nd Avenue 18’ E-W PROPERTY LINE

MIN. FACADE HT. MIN. FACADE Mechanical equipment allowance 3 1/2 percent Proposed: Maintain minimum sidewalk widths

85’-0” throughout with incorporated sidewalk Residential exempt > 20,000 sf improvements as described elsewhere. ZONING DIAGRAM BEGINS “TOWER” WHICH AT HT. (SMC 23.49.011.B.1.c.3.f) 35’-0” MAY 27, 2008 EDG MEETING SCHEME HT. MIN. FACADE 108’-0” 176’-6” E-W PROPERTY LINE N-S PROPERTY LINE Open space (SMC 23.49.016.5) 176’-6” N-S PROPERTY LINE 108’-0” < 85,000 sf of new office Exempt E-W PROPERTY LINE Overhead Weather Protection and Lighting (SMC 23.49.018) Required along the entire street frontage except facade located 5’ from street property line or widened sidewalk on private property

ZONING DIAGRAM CURRENT SCHEME

4 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 PEDESTRIAN STREET CLASSIFICATIONS PROPERTY LINE FACADES VIEW CORRIDORS STREET CLASSIFICATIONS

Pine Street ZONIN G D I A G RAM Pine Street Pine Street Pine Street Pike Street Pike Street Pike Street Pike Street View corridor requirements Union Street Union Street (SMC 23.49.024) Not required per Map 1D Union Street Union Street

Odor, noise, light/glare, and solid waste recyclable materials storage space standards (SMC 23.49.025)

Venting 10’ above finished sidewalk grade, and directed away from residential uses within 50’ feet of the vent.

DMC street facade and street setback requirements (SMC 23.49.056) ELLIOT BAY ELLIOT BAY ELLIOT BAY ELLIOT BAY 1st Ave 2nd Ave 3rd Ave 1st Ave 2nd Ave 3rd Ave 1st Ave 2nd Ave 3rd Ave 1st Ave 2nd Ave 3rd Ave Minimum Facade Height Class I Pedestrian Streets Class I View Corridors established in DMC: 25 feet Class II Property Line Facades Required Facade Setback Limits Class I Property Line Facades Required DViewown Ctorridorsown View established Corridor M inap , Principal Transit Street Between the elevations of 15 and 35 feet above sidewalk grade, the ClassGreen II Street Street Facades regulated by DExhibitownto 3.5.Cwn V ofiew Resolution Corridor M ap, Minor Arterial (other than Prin- facade shall be located within 2’ of the street property line, except that: Street Facades regulated by (line indicates extent of View Minor Arterial (other than Prin- Special Review or Historic Exhibit30297 3.5.C of Resolution cipal Transit Street) maximum setback 10’ Green Street Special Review or Historic cipal Transit Street) Pedestrian Street Classifications Distric Regulations 30297Corridor(line) indicates extent of View maximum area setback 40% of facade area between Distric Regulations Arrow indicates direction of Principal Arterial (other than regulated by Special Review or Corridor) the elevations of 15’ and 35’ Pedestrian Street Classifications 2nd & Pike Tower ArViewrow indicates direction of Principal Transit Street) maximum setback width 20’ Historic District REgulations, regulated by Special Review or 2nd1430 2nd & PikeAvenue Tower View Facade Transparency Class I pedestrian streets except that Green Street set- Seattle,1430 2nd WA Avenue 98101 Portions of View Corridor 2nd & Pike Tower Historic District REgulations, 1430 2nd Avenue 60% street level transparent backs in the International Dis- Seattle, WA 98101 requiring View Corridor 1430 2nd Avenue except that Green Street set- Portions of View Corridor Seattle, WA 98101 Blank Facade Limit 15’ wide trict Residential zone are regu- setbacks according to Section Seattle, WA 98101 backs in the International Dis- requiring View Corridor lated by Section 23.49.248 setbacks23.49.024 according to Section DMC upper-level development standards trict Residential zone are regu- (SMC 23.49.058) lated by Section 23.49.248 2nd23.49.024 & Pike Tower 2nd & Pike Tower 1430 2nd Avenue 1430 2nd Avenue 2ndSeattle, & WA Pike 98101 Tower Facade Modulation 2ndSeattle, & WA Pike 98101 Tower 1430 2nd Avenue 2nd Ave 15’ setback above 85’ 1430 2nd Avenue Seattle, WA 98101 Pike Street N/A per SMC Chart 23.49.058A Seattle, WA 98101

Alley improvements in all zones SEATTLE ZONING MAP EXCERPT PUBLIC AMENITY SIDEWALK WIDTHS (SMC 23.53.030) Pine Street Required: 20’ Pine Street Pine Street Existing: 16’ Proposed: 18’ (2’ dedication) Pike Street Pike Street Pike Street

Union Street Loading Berth Requirements and Standards Class I Union Street Union Street (SMC 23.54.035) Class II

Min. Number Required Green Street (Per Table A): 2 Pedestrian Street Classifications Proposed 2 regulated by Special Review or

Min. Length Required 35’ Historic District REgulations, except that Green Street set- Proposed 30’ backs in the International Dis- trict Residential zone are regu- ELLIOT BAY ELLIOT BAY ELLIOT BAY lated by Section 23.49.248 1st Ave 2nd Ave 3rd Ave 1st Ave 2nd Ave 3rd Ave 1st Ave 2nd Ave 3rd Ave Major Retail Store and Shopping Variable 2nd & Pike Tower AMtriumajor Retail (FAR ESxtoemptionre and Shopping Only - 12Variable’ applies to all unmarked streets Street-Level Uses Required 1430 2nd Avenue Atrium (FAR Exemption Only - 12’ applies to all unmarked streets Street-Level Uses Required Seattle, WA 98101 No Bonus) 15’ No Bonus) 15’ Street Level Use Regulated by Shopping Corridor Bonus 18’ (when on a one-way street, SpecialStreet L eOvvelerl Uasey Distri Regulact ted by 18’ (when on a one-way street, Shopping Corridor Bonus only the side with transit stops shall Special Overlay District only the side with transit stops shall be 18’; the other side shall be 15’.) 2nd & Pike Tower 2nd & Pike Tower be 18’; the other side shall be 15’.) Sidewalk widths addressed by 2nd1430 2nd & PikeAvenue Tower 2nd1430 2nd & PikeAvenue Tower Sidewalk widths addressed by Seattle, WA 98101 Seattle, WA 98101 Special Review or Historic 1430 2nd Avenue 1430 2nd Avenue Special Review or Historic Seattle, WA 98101 Seattle, WA 98101 District regulations District regulations 2nd & Pike Tower 2nd1430 2nd & PikeAvenue Tower Seattle,1430 2nd WA Avenue 98101 Seattle, WA 98101

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 5 PIKE PLACE MARKET

RAINIER SQUARE COURTYARD INN AT THE MARKET COURTYARD WESTLAKE PLAZA

WASHINGTON MUTUAL PLAZA HILLCLIMB COURT COURTYARD IN PIKE PLACE MARKET

6 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 PINE ST. PIKE ST.

UNION ST.

2ND & PIKE TOWER 4 1430 2ND AVENUE SEATTLE, WA 98101

10 3 2

UNIVERSITY ST. 4. CENTURY SQUARE 8. THE NEWMARK (GREEN STREET IMPLEMENTED 8 & PROPOSED) 1 5

6 SENECA ST. 7 9-BLOCK CONTEXT OUTLINED AS DASH. 9

5. PARKING GARAGE SPRING ST.

(GREEN STREET IMPLEMENTED & PROPOSED)

9. RUSSELL INVESTMENTS CENTER MADISON ST.

WESTERN AVE. FIRST AVE. SECOND AVE. THIRD AVE. FOURTH AVE. POCKET PARKS AND COURTYARDS IN NEIGHBORING VICINITY

6. HAROLD POLL BUILDING

1. PIKE PLACE MARKET 2. KRESS BUILDING 3. PARKING GARAGE 7. BENAROYA HALL 10. 1521 SECOND AVENUE (HIGHLIGHTED IN YELLOW ABOVE) (FUTURE IGA GROCERY STORE) URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 7 VALLEY ST VALLEY ST E ALOHA ST VALLEY ST E ALOHA ST VALLEY ST E ALOHA ST E ALOHA ST W ROY ST W ROY ST W ROY ST W ROY ST ROY ST VALLEY ST ROY ST VALLEY ST ROY ST VALLEY ST ROY ST VALLEY ST

14TH AV E 14TH AV E 14TH AV E 14TH AV E 14TH AV W MERCER ST W MERCER ST E ROY ST W MERCER ST E ROY ST W MERCER ST E ROY ST E ROY ST

TAYLOR AV N AV TAYLOR N AV TAYLOR N AV TAYLOR N AV TAYLOR MERCER ST MERCER E 16TH AV ST MERCER E 16TH AV ST MERCER E 16TH AV ST E 16TH AV MERCER ST E MERCER ST MERCER ST E MERCER ST MERCER ST E MERCER ST MERCER ST E MERCER ST

5TH AV N 5TH AV N 5TH AV N 5TH AV N 5TH AV 5TH AV W 5TH AV REPUBLICAN ST W 5TH AV REPUBLICAN ST W 5TH AV REPUBLICAN ST W 5TH AV REPUBLICAN ST

2ND AV W 2ND AV W 2ND AV W 2ND AV W 2ND AV

13TH AV E 13TH AV E 13TH AV E 13TH AV E 13TH AV

4TH AV W 4TH AV HARRISON ST W 4TH AV HARRISON ST W 4TH AV HARRISON ST W 4TH AV HARRISON ST

BELMONT AV E BELMONT AV E BELMONT AV E BELMONT AV E BELMONT AV HARRISON ST E AV BOYLSTON HARRISON ST E AV BOYLSTON HARRISON ST E AV BOYLSTON HARRISON ST E AV BOYLSTON BROAD ST BROAD ST BROAD ST BROAD ST

QUEEN ANNE AV QUEENN ANNE AV QUEENN ANNE AV QUEENN ANNE AV QUEENN ANNE AV

10TH AV E 10TH AV E 10TH AV E 10TH AV E 10TH AV W THOMAS ST W THOMAS ST E FEDERAL AV W THOMAS ST E FEDERAL AV W THOMAS ST E FEDERAL AV E FEDERAL AV

FAIRVIEW AV N AV FAIRVIEW N AV FAIRVIEW N AV FAIRVIEW N AV FAIRVIEW

MALDEN AV E MALDEN AV E MALDEN AV E MALDEN AV E MALDEN AV

1ST AV N 1ST AV THOMAS ST N 1ST AV THOMAS ST N 1ST AV THOMAS ST N 1ST AV THOMAS ST

PONTIUS AV N PONTIUS AV N PONTIUS AV N PONTIUS AV N PONTIUS AV W JOHN ST W JOHN ST W JOHN ST W JOHN ST

JOHN ST EBELLEVUE AV JOHN ST EBELLEVUE AV JOHN ST EBELLEVUE AV JOHN ST EBELLEVUE AV

2ND AV N 2ND AV N 2ND AV E JOHN ST N 2ND AV E JOHN ST N 2ND AV E JOHN ST E JOHN ST

ELLIOTT AV N MINOR AV ELLIOTT AV N MINOR AV ELLIOTT AV N MINOR AV ELLIOTT AV N MINOR AV

12TH AV E 12TH AV E 12TH AV E 12TH AV E 12TH AV DENNY WY DENNY WY E 11TH AV DENNY WY E 11TH AV DENNY WY E 11TH AV E 11TH AV

HARVARD AV E AV HARVARD E AV HARVARD E AV HARVARD E AV HARVARD

4TH AV N 4TH AV DENNY WY N 4TH AV DENNY WY N 4TH AV DENNY WY N 4TH AV DENNY WY

AURORA AV N AURORA AV N AURORA AV N AURORA AV N AURORA AV WARREN AV N AV WARREN 7TH AV N AV WARREN 7TH AV N AV WARREN 7TH AV N AV WARREN 7TH AV BAY ST 8TH AV N BOREN AV BOREN AV MINOR AV BAY ST 8TH AV N BOREN AV BOREN AV MINOR AV BAY ST 8TH AV N BOREN AV BOREN AV MINOR AV BAY ST 8TH AV N BOREN AV BOREN AV MINOR AV

9TH AV E HOWELL ST 9TH AV E HOWELL ST 9TH AV E HOWELL ST 9TH AV E HOWELL ST EAGLE ST 5TH AV EAGLE ST 5TH AV EAGLE ST 5TH AV EAGLE ST 5TH AV CLAY ST CLAY ST CLAY ST CLAY ST 4TH AV TERRY AV 4TH AV TERRY AV 4TH AV TERRY AV 4TH AV TERRY AV ELLIOTT AV ELLIOTT AV ELLIOTT AV ELLIOTT AV CEDAR ST WALL ST Denny Triangle E OLIVE ST CEDAR ST WALL ST Denny Triangle E OLIVE ST CEDAR ST WALL ST Denny Triangle E OLIVE ST CEDAR ST WALL ST Denny Triangle E OLIVE ST 1. 7th Avenue & Pike 6THStreet AV 2. 4th Avenue13TH AV & Pike Street6TH AV 3. 3rd Avenue13TH AV & Pike 6THStreet AV 4. 3rd Avenue13TH AV & Pike 6THStreet AV 13TH AV ALASKAN WY ALASKAN WY E PINE ST 15TH AV ALASKAN WY E PINE ST 15TH AV ALASKAN WY E PINE ST 15TH AV E PINE ST 15TH AV

14TH AV 14TH AV 14TH AV 14TH AV

MELROSE AV MELROSE AV MELROSE AV MELROSE AV BATTERY ST BROADWAY BATTERYE PIKE ST ST BROADWAY BATTERYE PIKEST ST BROADWAY BATTERYE STPIKE ST BROADWAY E PIKE ST 9TH AV 9TH AV 9TH AV 9TH AV

10TH AV 10TH AV 10TH AV 10TH AV

BLANCHARD ST BLANCHARD ST 16TH AV BLANCHARD ST 16TH AV BLANCHARD ST 16TH AV 16TH AV

HARVARD AV HARVARD AV HARVARD AV HARVARD AV 1ST AV 1ST AV 1ST AV 1ST AV LENORA ST LENORA ST LENORA ST LENORA ST VIRGINIA ST OLIVE WY BOYLSTON AV VIRGINIA ST OLIVE WY BOYLSTON AV VIRGINIA ST OLIVE WY BOYLSTON AV VIRGINIA ST OLIVE WY BOYLSTON AV 6TH AV 6TH AV 6TH AV 6TH AV Belltown SUMMIT AV Belltown SUMMIT AV Belltown SUMMIT AV Belltown SUMMIT AV STEWART ST 1 STEWART ST STEWART ST STEWART ST E MADISONE ST SPRING ST E MADISONE ST SPRING ST E MADISONE ST SPRING ST E MADISONE ST SPRING ST

9TH AV 9TH AV 9TH AV 9TH AV BOREN AV BOREN AV BOREN AV BOREN AV PINE ST UNIVERSITY ST PINE ST 2 UNIVERSITY ST PINE ST UNIVERSITY ST PINE ST 4 UNIVERSITY ST 8TH AV 8TH AV 3 8TH AV 8TH AV COMMERCIAL COMMERCIAL COMMERCIAL COMMERCIAL E COLUMBIA ST E COLUMBIA ST E COLUMBIA ST E COLUMBIA ST

CORE 17TH AV CORE 17TH AV CORE 17TH AV CORE 17TH AV 7TH AV 7TH AV 7TH AV 7TH AV

5TH AV 5TH AV 5TH AV 5TH AV WESTERN AV SENECA ST MARION ST WESTERN AV SENECA ST MARION ST WESTERN AV SENECA ST MARION ST WESTERN AV SENECA ST MARION ST TERRY AV TERRY AV TERRY AV TERRY AV 4TH AV E JAMES WY 4TH AV E JAMES WY 4TH AV E JAMES WY 4TH AV E JAMES WY 3RD AV 3RD AV 3RD AV 3RD AV

2ND AV 12TH AV 2ND AV 12TH AV 2ND AV 12TH AV 2ND AV 12TH AV COLUMBIA ST COLUMBIA ST COLUMBIA ST COLUMBIA ST 1ST AV 1ST AV 1ST AV 1ST AV E TERRACE ST E TERRACE ST E TERRACE ST E TERRACE ST

15TH AV 15TH AV 15TH AV 15TH AV

BOREN AV E SPRUCE ST BOREN AV E SPRUCE ST BOREN AV E SPRUCE ST BOREN AV E SPRUCE ST CHERRY ST TH AV 11 CHERRY ST TH AV 11 CHERRY ST TH AV 11 CHERRY ST TH AV 11

JAMES ST ALDER ST SPRUCE ST JAMES ST ALDER ST SPRUCE ST JAMES ST ALDER ST SPRUCE ST JAMES ST ALDER ST SPRUCE ST Pioneer Square YESLER WY Pioneer Square YESLER WY Pioneer Square YESLER WY Pioneer Square YESLER WY

S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST

17TH AV S 17TH AV S 17TH AV S 17TH AV S 17TH AV PHOTO SEQUENCE OF PIKE STREET PROMENADE S 5TH AV S 5TH AV S 5TH AV S 5TH AV

14TH AV S 14TH AV S 14TH AV S 14TH AV S 14TH AV S KING ST S KING ST S KING ST S KING ST 8 S KING ST S KING ST 2NDS KING & ST PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 S KING ST

10TH AV S 10TH AV S 10TH AV S 10TH AV S 10TH AV 10TH AV S 10TH AV S WELLER ST S 10TH AV S WELLER ST S 10TH AV S WELLER ST S 10TH AV S WELLER ST

16TH AV S 16TH AV S 16TH AV S 16TH AV S 16TH AV

11TH AV S 11TH AV S 11TH AV S 11TH AV S 11TH AV

ALASKANWY S ALASKANWY S ALASKANWY S ALASKANWY S

1ST AV S 1ST AV S 1ST AV S 1ST AV S 1ST AV

Chinatown S AV MAYNARD International Chinatown S AV MAYNARD International Chinatown S AV MAYNARD International Chinatown S AV MAYNARD International District District District District S DEAN ST S DEAN ST S DEAN ST S DEAN ST GOLF DR S GOLF DR S GOLF DR S GOLF DR S

STURGUS AV S POPLAR PL S STURGUS AV S POPLAR PL S STURGUS AV S POPLAR PL S STURGUS AV S POPLAR PL S

4TH AV S 4TH AV S 4TH AV S 4TH AV S 4TH AV

S ROYAL BROUGHAM WY S ROYAL BROUGHAM WY S ROYAL BROUGHAM WY S ROYAL BROUGHAM WY

12TH AV S 12TH AV S 12TH AV S 12TH AV S 12TH AV

S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST

11TH AV S 11TH AV S 11TH AV S 11TH AV S 11TH AV

OCCIDENTAL AV S AV OCCIDENTAL S AV OCCIDENTAL S AV OCCIDENTAL S AV OCCIDENTAL

S MASSACHUSETTS ST S MASSACHUSETTS ST S MASSACHUSETTS ST S MASSACHUSETTS ST

3RD AV S 3RD AV S 3RD AV S 3RD AV S 3RD AV

17TH AV S 17TH AV S 17TH AV S 17TH AV S 17TH AV

S HOLGATE ST S HOLGATE ST S 18TH AV S HOLGATE ST S HOLGATE ST S 18TH AV S HOLGATE ST S HOLGATE ST S 18TH AV S HOLGATE ST S HOLGATE ST S 18TH AV

COLORADO AV S AV COLORADO S AV COLORADO S AV COLORADO S AV COLORADO S PLUM ST S PLUM ST S PLUM ST S PLUM ST

13TH AV S 13TH AV S 13TH AV S 13TH AV S 13TH AV

0 0.125 0.25 0 0.125 0.25 0 0.125 0.25 0 0.125 0.25

MILES MILES MILES MILES 9. 2nd Avenue & Pine Street

VALLEY ST VALLEY ST E ALOHA ST VALLEY ST E ALOHA ST VALLEY ST E ALOHA ST E ALOHA ST W ROY ST W ROY ST VALLEY ST W ROY ST W ROY ST ROY ST VALLEY ST ROY ST ROY ST VALLEY ST ROY ST VALLEY ST

14TH AV E 14TH AV

14TH AV E 14TH AV E 14TH AV E 14TH AV W MERCER ST W MERCER ST E ROY ST W MERCER ST E ROY ST W MERCER ST E ROY ST E ROY ST

TAYLOR AV N AV TAYLOR

TAYLOR AV N AV TAYLOR N AV TAYLOR N AV TAYLOR

16TH AV E 16TH AV MERCER ST MERCER E 16TH AV ST MERCER ST MERCER E 16TH AV ST E 16TH AV MERCER ST MERCER ST E MERCER ST E MERCER ST MERCER ST E MERCER ST MERCER ST E MERCER ST

5TH AV N 5TH AV

5TH AV N 5TH AV N 5TH AV N 5TH AV

5TH AV W 5TH AV 5TH AV W 5TH AV REPUBLICAN ST REPUBLICAN ST W 5TH AV REPUBLICAN ST W 5TH AV REPUBLICAN ST

2ND AV W 2ND AV

2ND AV W 2ND AV W 2ND AV W 2ND AV

13TH AV E 13TH AV

13TH AV E 13TH AV E 13TH AV E 13TH AV

4TH AV W 4TH AV 4TH AV W 4TH AV HARRISON ST HARRISON ST W 4TH AV HARRISON ST W 4TH AV HARRISON ST

BELMONT AV E BELMONT AV

BOYLSTON AV E AV BOYLSTON

BELMONT AV E BELMONT AV E BELMONT AV E BELMONT AV HARRISON ST E AV BOYLSTON HARRISON ST HARRISON ST E AV BOYLSTON HARRISON ST E AV BOYLSTON BROAD ST BROAD ST BROAD ST BROAD ST

QUEEN ANNE AV QUEENN ANNE AV

QUEEN ANNE AV QUEENN ANNE AV QUEENN ANNE AV QUEENN ANNE AV

10TH AV E 10TH AV

FEDERAL AV E FEDERAL AV

10TH AV E 10TH AV E 10TH AV E 10TH AV W THOMAS ST W THOMAS ST E FEDERAL AV W THOMAS ST W THOMAS ST E FEDERAL AV E FEDERAL AV

FAIRVIEW AV N AV FAIRVIEW

FAIRVIEW AV N AV FAIRVIEW N AV FAIRVIEW N AV FAIRVIEW

MALDEN AV E MALDEN AV

MALDEN AV E MALDEN AV E MALDEN AV E MALDEN AV

1ST AV N 1ST AV THOMAS ST 1ST AV N 1ST AV THOMAS ST N 1ST AV THOMAS ST N 1ST AV THOMAS ST

PONTIUS AV N PONTIUS AV

PONTIUS AV N PONTIUS AV N PONTIUS AV N PONTIUS AV W JOHN ST W JOHN ST W JOHN ST W JOHN ST

BELLEVUE AV EBELLEVUE AV JOHN ST EBELLEVUE AV JOHN ST JOHN ST EBELLEVUE AV JOHN ST EBELLEVUE AV

2ND AV N 2ND AV 2ND AV N 2ND AV E JOHN ST N 2ND AV E JOHN ST N 2ND AV E JOHN ST E JOHN ST

ELLIOTT AV N MINOR AV

ELLIOTT AV N MINOR AV ELLIOTT AV N MINOR AV ELLIOTT AV N MINOR AV 12TH AV E 12TH AV

11TH AV E 11TH AV

12TH AV E 12TH AV E 12TH AV E 12TH AV DENNY WY DENNY WY E 11TH AV DENNY WY DENNY WY E 11TH AV E 11TH AV

HARVARD AV E AV HARVARD

HARVARD AV E AV HARVARD E AV HARVARD E AV HARVARD

4TH AV N 4TH AV DENNY WY

4TH AV N 4TH AV DENNY WY N 4TH AV DENNY WY N 4TH AV DENNY WY

AURORA AV N AURORA AV

WARREN AV N AV WARREN AURORA AV N AURORA AV N AURORA AV N AURORA AV WARREN AV N AV WARREN 7TH AV 7TH AV N AV WARREN 7TH AV N AV WARREN 7TH AV

8TH AV N BOREN AV BAY ST 8TH AV N BOREN AV BOREN AV MINOR AV BAY ST BOREN AV MINOR AV BAY ST 8TH AV N BOREN AV BOREN AV MINOR AV BAY ST 8TH AV N BOREN AV BOREN AV MINOR AV

9TH AV 9TH AV 9TH AV 9TH AV 5TH AVE HOWELL ST E HOWELL ST E HOWELL ST E HOWELL ST EAGLE ST 5TH AV EAGLE ST EAGLE ST 5TH AV EAGLE ST 5TH AV CLAY ST CLAY ST CLAY ST CLAY ST 4TH AV TERRY AV 4TH AV TERRY AV 4TH AV TERRY AV 4TH AV TERRY AV ELLIOTT AV ELLIOTT AV WALL ST E OLIVE STELLIOTT AV ELLIOTT AV CEDAR ST WALL ST Denny Triangle E OLIVE ST CEDAR ST Denny Triangle CEDAR ST WALL ST Denny Triangle E OLIVE ST CEDAR ST WALL ST Denny Triangle E OLIVE ST 6TH AV 13TH AV 5. 2nd Avenue & Jackson6TH AV Street 6. 2nd Avenue13TH AV & Madison Street 7. 2nd Avenue & Seneca6TH AV Street 8. 2nd Avenue13TH AV & University6TH AV Street 13TH AV

15TH AV ALASKAN WY 15TH AV 15TH AV 15TH AV ALASKAN WY E PINE ST ALASKAN WY E PINE ST ALASKAN WY E PINE ST E PINE ST

14TH AV

14TH AV 14TH AV 14TH AV

MELROSE AV

MELROSE AV MELROSE AV MELROSE AV BROADWAY E PIKE ST

BROADWAY BATTERY ST BROADWAY BROADWAY BATTERY ST E PIKE ST 9TH AV BATTERY ST BATTERYE PIKEST ST E PIKE ST

9TH AV 10TH AV 9TH AV 9TH AV

10TH AV 10TH AV 10TH AV

BLANCHARD ST 16TH AV

BLANCHARD ST 16TH AV BLANCHARD ST BLANCHARD ST 16TH AV 16TH AV

HARVARD AV HARVARD AV HARVARD AV HARVARD AV 1ST AV 1ST AV 1ST AV 1ST AV LENORA ST LENORA ST OLIVE WY LENORA ST LENORA ST VIRGINIA ST OLIVE WY BOYLSTON AV VIRGINIA ST BOYLSTON AV VIRGINIA ST OLIVE WY BOYLSTON AV VIRGINIA ST OLIVE WY BOYLSTON AV 6TH AV 6TH AV 6TH AV 6TH AV SUMMIT AV Belltown SUMMIT AV SUMMIT AV SUMMIT AV Belltown STEWART ST STEWART ST Belltown STEWART ST Belltown STEWART ST E MADISONE ST SPRING ST E MADISONE ST SPRING ST E MADISONE ST SPRING ST E MADISONE ST SPRING ST

9TH AV 9TH AV 9TH AV 9TH AV BOREN AV BOREN AV BOREN AV BOREN AV PINE ST UNIVERSITY ST PINE ST UNIVERSITY ST PINE ST UNIVERSITY ST PINE ST UNIVERSITY ST

8TH AV 9 8TH AV 8TH AV 8TH AV COMMERCIAL COMMERCIAL COMMERCIAL COMMERCIAL E COLUMBIA ST E COLUMBIA ST E COLUMBIA ST E COLUMBIA ST

CORE CORE 17TH AV CORE CORE

17TH AV 17TH AV 17TH AV 7TH AV 7TH AV 7TH AV 7TH AV

5TH AV 5TH AV MARION ST 5TH AV 5TH AV WESTERN AV SENECA ST MARION ST WESTERN AV SENECA ST WESTERN AV SENECA ST MARION ST WESTERN AV SENECA ST MARION ST TERRY AV 4TH AV TERRY AV TERRY AV TERRY AV 4TH AV E JAMES WY E JAMES WY 4TH AV E JAMES WY 4TH AV E JAMES WY 3RD AV 3RD AV 3RD AV 8 3RD AV

12TH AV 7 2ND AV 2ND AV 12TH AV 2ND AV 12TH AV 2ND AV 12TH AV COLUMBIA ST COLUMBIA ST COLUMBIA ST COLUMBIA ST 1ST AV 1ST AV 1ST AV 1ST AV E TERRACE ST 6 E TERRACE ST E TERRACE ST E TERRACE ST

15TH AV

15TH AV 15TH AV 15TH AV

BOREN AV E SPRUCE ST BOREN AV E SPRUCE ST TH AV 11 BOREN AV E SPRUCE ST BOREN AV E SPRUCE ST CHERRY ST TH AV 11 CHERRY ST CHERRY ST TH AV 11 CHERRY ST TH AV 11

JAMES ST ALDER ST JAMES ST ALDER ST SPRUCE ST SPRUCE ST JAMES ST ALDER ST SPRUCE ST JAMES ST ALDER ST SPRUCE ST Pioneer Square YESLER WY Pioneer Square YESLER WY Pioneer Square YESLER WY Pioneer Square YESLER WY 5 S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST S MAIN ST

17TH AV S 17TH AV

17TH AV S 17TH AV S 17TH AV S 17TH AV

5TH AV S 5TH AV 5TH AV S 5TH AV S 5TH AV PHOTO SEQUENCE OF 2ND AVENUE PROMENADE S 5TH AV

14TH AV S 14TH AV

14TH AV S 14TH AV S 14TH AV S 14TH AV

S KING ST S KING ST S KING ST S KING ST S KING ST URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTDS KING ST S KING ST 9 S KING ST

10TH AV S 10TH AV

10TH AV S 10TH AV S 10TH AV S 10TH AV

10TH AV S 10TH AV 10TH AV S 10TH AV S WELLER ST S WELLER ST S 10TH AV S WELLER ST S 10TH AV S WELLER ST

16TH AV S 16TH AV

16TH AV S 16TH AV S 16TH AV S 16TH AV

11TH AV S 11TH AV

ALASKANWY S 11TH AV S 11TH AV S 11TH AV S 11TH AV

ALASKANWY S ALASKANWY S ALASKANWY S

1ST AV S 1ST AV

1ST AV S 1ST AV S 1ST AV S 1ST AV

Chinatown S AV MAYNARD International

Chinatown S AV MAYNARD International Chinatown S AV MAYNARD International Chinatown S AV MAYNARD International District District District District S DEAN ST S DEAN ST S DEAN ST S DEAN ST GOLF DR S GOLF DR S GOLF DR S GOLF DR S

STURGUS AV S STURGUS AV S POPLAR PL S POPLAR PL S STURGUS AV S POPLAR PL S STURGUS AV S POPLAR PL S

4TH AV S 4TH AV

4TH AV S 4TH AV S 4TH AV S 4TH AV

S ROYAL BROUGHAM WY S ROYAL BROUGHAM WY S ROYAL BROUGHAM WY S ROYAL BROUGHAM WY

12TH AV S 12TH AV

12TH AV S 12TH AV S 12TH AV S 12TH AV

S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST S ATLANTIC ST

11TH AV S 11TH AV

11TH AV S 11TH AV S 11TH AV S 11TH AV

OCCIDENTAL AV S AV OCCIDENTAL

OCCIDENTAL AV S AV OCCIDENTAL S AV OCCIDENTAL S AV OCCIDENTAL

S MASSACHUSETTS ST S MASSACHUSETTS ST S MASSACHUSETTS ST S MASSACHUSETTS ST

3RD AV S 3RD AV

3RD AV S 3RD AV S 3RD AV S 3RD AV

17TH AV S 17TH AV

17TH AV S 17TH AV S 17TH AV S 17TH AV

18TH AV S 18TH AV S HOLGATE ST S HOLGATE ST S 18TH AV S HOLGATE ST S HOLGATE ST S HOLGATE ST S HOLGATE ST S 18TH AV S HOLGATE ST S HOLGATE ST S 18TH AV

COLORADO AV S AV COLORADO

COLORADO AV S AV COLORADO S AV COLORADO S AV COLORADO S PLUM ST S PLUM ST S PLUM ST S PLUM ST

13TH AV S 13TH AV

13TH AV S 13TH AV S 13TH AV S 13TH AV

0 0.125 0.25 0 0.125 0.25 0 0.125 0.25 0 0.125 0.25

MILES MILES MILES MILES Pike St. 2nd & Pike Tower 1430 2ND AVENUE SEATTLE, WA 176’-6”

CURRENT SITE CONDITIONS, SURFACE PARKING LOT FOR 74 VEHICLES

10 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 Union St.

2ND AVENUE ELEVATION FROM SIDEWALK

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 11 4th St. 3rd Ave. 2nd & Pike Tower 2nd Ave. 1430 2ND AVENUE SEATTLE, WA 108’-0”

12 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 1st Ave. PIKE PLACE MARKET

PIKE STREET ELEVATION FROM SIDEWALK

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 13 TRANSIT STOP METRO TRANSIT STOPS SIDE OF STREET NORTH METRO TRANSIT STOPS SOUTH SIDE OF STREET

METRO TRANSIT STOPS EAST AND WEST SIDE OF STREET THIRD AVENUE

TRANSIT STOP

JUNE 20, 2008 SUNRISE 5:11am PIKE STREET

VIEW TO MINIMUM CLASS 1 PEDESTRIAN - 18’ SIDEWALK DEC 21, 2008 SUNRISE 7:11am UNION STREET BUILDING SITE 1430 2ND AVENUE SEATTLE, WA 98101

JUNE 20, 2008 VIEW TO SUNSET 9:11pm

CLASS 1 PEDESTRIAN - 15’ SIDEWALK MINIMUM BIKE LANE BIKE LANE

VIEW TO ELLIOT BAY & SECOND AVENUE WEST SEATTLE

DEC 21, 2008 METRO TRANSIT STOPS SUNRISE 4:20 pm WEST SIDE OF STREET

TRANSIT STOP

VIEW TO ELLIOT BAY , OLYMPIC MOUNTAINS & PIKE PLACE MARKET

SITE ANALYSIS

14 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 NEIGHBORING BUILDINGS: A CENTURY SQUARE COMMERCIAL TOWER, 36 STORIES A 380’-0” TALL B MELBOURNE TOWER COMMERCIAL TOWER, 11 STORIES 165’-0” TALL C PARKING GARAGE MIXED USE COMMERCIAL, 7 STORIES THIRD AVENUE 100’-0” TALL D 1521 2ND AVENUE MIXED USE RESIDENTIAL / COMMERCIAL, 36 STORIES, 440’-0” TALL E KRESS BUILDING COMMERCIAL BUILDING, 3 STORIES F NEWMARK TOWER MIXED USE RESIDENTIAL / COMMERCIAL, 24 STORIES, 230’-0” TALL G WILD GINGER E G RESTAURANT, 2 STORIES B H SORREANO PARKING GARAGE MIXED USE COMMERCIAL, 9 STORIES, 95’-0” TALL

CURRENT SITE CONDITION:

Site dimensions approximately 108’ by 176’ SETBACK FOR ALLEY SERVICE ALLEY 2’ IMPROVEMENT (SMC 23.53.030) Site area approximately 19,062 SF 123.8’ 118.8’ Existing Parking 74 stalls Curbcuts 2 Alley access 1 driveway

PIKE STREET Alley width 16’ Grade change +10’ across site BUILDING SITE UNION STREET 1430 2ND AVENUE

C 106’-0” H SEATTLE, WA 98101

121.7’ 117.5’ 113.8’

176’-6”

SECOND AVENUE

D F

EXISTING SITE CONDITIONS

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 15 SPACE NEEDLE

CONVENTION CENTER

PIKE PLACE MARKET 2ND & PIKE TOWER

SMITH TOWER

HOME TO MARKET SHARED PRIMITIVE SOUL

SITE CONCEPTS

The project site is located in , on the southeast corner of 2nd Avenue and Pike Street. The intersection of these two contrasting streets within a relatively flat terrain creates a topographically distinct and visually prominent corner in Seattle.

2nd Avenue is characterized by a diversity of architectural styles and building scales linking distinct neighborhoods from Lower Queen Anne and Bell- town to Downtown, Pike Place Market, Pioneer Square and the International District. As a primary north- south transit route for city and regional buses, 2nd Avenue’s image as an urban “main street” is reinforced by one’s perceptions of movement, light and activity at street level.

Pike Street runs east-west from the edge of the waterfront across Interstate 5 to reach Capitol Hill. Beginning at Pike Place Market, Pike Street is histori- cally a main route to the Market for residents and visitors. With a smaller scale than 2nd Avenue, Pike Street is characterized by wide pedestrian filled sidewalks, animated storefronts and slower vehicular traffic.

The streetscape design for the 2nd Avenue and Pike Street site will achieve the following design goals: - Acknowledge the role of the streets as public space; a continuation of Seattle’s network of public spaces. - Create a streetscape of usable and meaningful amenities for the occupants, guests and pedestrians. - Emphasize the intersection as a crossroads - of the city and Market - Emphasize the intersection as a threshold – from the city to the Market area. - Develop a streetscape and landscape design that complements the activity and transparency of the building ground floor architecture and programs. - Develop a streetscape and landscape design that responds to the prominence of the corner location and provides a distinct character for 2nd Avenue and Pike Street.

16 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 EXTEND THE MARKET

VIEW FROM 3RD AVENUE & UNION STREET WITH 2ND AND PIKE TOWER

ORIGINAL CONCEPT SITE PLAN

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 17 FATIGUED LIGHT COURTYARD CONCEPT SKETCH LAYERED COURTYARD VIEW CONCEPT

BUILDING CONCEPTS

The building is conceived as separate volumes oriented around a multi-level courtyard. Each part attains a distinct presence on the site:

The lower tower levels include apartments, loft residences and retail. This volume holds the corner of 2nd Avenue & Pike Street, acknowledging it as a key city intersection. The loft wing along 2nd Avenue creates a transitional buffer between public street and private courtyard. The courtyard features lightwells that provide natural light and ventilation for the parking and storage levels. Additional recreational spaces will be provided on rooftops creating a layered canopy of vegetation. Apartment units will feature distant views of Pike Place Market and Puget Sound, while the loft units capture more local views of the urban streetscape and central courtyard with southern light. Although the ground level retail spaces are fully glazed to allow visual connections between pedestrians and retail activity, the residential levels up to the Skybar level are clad in a metal mesh to provide privacy. At nighttime, these spaces glow from within, creating an intricate layered reading from the street to the courtyard.

The upper tower condominium levels will be about light and sky. The condos feature inset balconies and white opaque glass framing views between neighboring buildings. Metal mesh screens provide privacy and windbreaks at the balconies, with sections peeled back to frame key views. The mesh will also act as an armature for lower level landscaping to extend up the face of the tower.

GARDEN COURTYARDS WITH FLOWING WATER

18 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 LAYERED PLANES OF VEGETATION CROSS-SECTION AT COURTYARD FILTERED LIGHT OF A FOREST FLOOR

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 19 LARGE OPERABLE STEEL AND GLASS WINDOW TO CREATE LUSH EDGE GREEN LANDSCAPE MEETING BUILDING PROMINENT STEEL ENTRY DOOR LARGE OPENING FOR GATHERED VIEW INDOOR/OUTDOOR SPACE

CONCEPT SECTION OF 2ND & PIKE TOWER THROUGH 2ND AVENUE AND GARDEN COURTYARD

20 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 SHUTTERS FOR PRIVACY AND WIND BREAKS

CONCEPT SKETCH OF 2ND AVENUE BUILDING ELEVATION

LARGE OPERABLE WINDOW MECHANISM DETAIL FACADE DETAIL W/ VEGETATION

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 21 CONTINUE STEEL & GLASS SERVICE ALLEY STOREFRONT AROUND CORNER REFER TO MEZZANINE DETAIL PLAN NEXT PAGE

PUBLIC LOBBY GARBAGE TO SKYBAR RECYCLING ACCESS ON MEZZANINE LEVEL

FRONT DESK GARBAGE LOADING DOCK SCL VAULT SUPPORT RECYCLING ACCESS ON MEZZANINE LEVEL ACCESS ON MEZZANINE LEVEL RETAIL FIRE MAIL ROOM CONTROL ROOM

RETAIL UP SERVICE CORRIDOR ENTRY

OPEN TO LOWER LEVELS

ELEVATOR LOBBY COURTYARD

OPEN TO LOWER LEVELS (ONE WAY) PIKE STREET

21’

RAMP DOWN TO RETAIL PARKING LEVELS ENTRY RETAIL RESIDENTIAL RETAIL LOBBY

RESIDENTIAL ENTRY RETAIL ENTRY Residential Retail 25’ Service Offices Parking Exterior deck Storage Public Areas GROUND FLOOR PLAN 2ND AVENUE Courtyard (ONE WAY) OUTDOOR RECREATION AREA: 2,685 SF Core

22 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 GARBAGE STORAGE RECYCLING

LOADING DOCK SCL VAULT

GARBAGE RECYCLING

SERVICE CORRIDOR Residential Retail Service Offices Parking COURTYARD BELOW Exterior deck Storage Public Areas Courtyard Core

MEZZANINE DETAIL FLOOR PLAN +9’-6” above ground level

B1 FLOOR PLAN B2 FLOOR PLAN B3-B8 FLOOR PLAN

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 23 10-21 FLOOR PLAN 22-35 FLOOR PLAN ROOF PLAN INDOOR RECREATION AREA: 1,910 SF OUTDOOR RECREATION AREA: 7,550 SF

2-7 FLOOR PLAN 8 FLOOR PLAN 9 FLOOR PLAN INDOOR RECREATION AREA: 3,780 SF OUTDOOR RECREATION AREA: 215 SF

Residential Retail Service Offices Parking Exterior deck Storage Public Areas Courtyard Core

24 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 DMC 240/290-400 ZONING ENVELOPE SHOWN DASHED IN RED

RECREATION AREA: GROUND FLOOR: 2,685 SF FLOOR 9: 3,780 SF + 280 SF = 4,060 SF ROOFTOP: 1,910 SF + 7,550 SF = 9,460 SF

16,205 SF

Residential Retail PIKE STREET 2nd AVENUE ALLEY Service Offices Parking Exterior deck Storage Public Areas Courtyard BUILDING SECTION LOOKING EAST BUILDING SECTION LOOKING NORTH Core

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 25 1 RUSSELL INVESTMENTS CENTER MIXED USE COMMERCIAL, 45 STORIES, 600’-0” TALL 1 2 ART MUSEUM, 6 STORIES

3 BENAROYA HALL PERFORMING ARTS CENTER, 3 STORIES 2 4 NEWMARK TOWER MIXED USE RESIDENTIAL / COMMERCIAL, 24 STORIES, 230’-0” TALL

3 5 MIXED USE COMMERCIAL, 20 STORIES, 290’-0” TALL 6 WILD GINGER RESTAURANT, 2 STORIES 7 MELBOURNE TOWER COMMERCIAL TOWER, 11 STORIES, 165’-0” TALL 8 2ND & PIKE TOWER 8 MIXED USE RESIDENTIAL / COMMERCIAL, 35 STORIES, 400’-0” TALL

9 1521 2ND AVENUE MIXED USE RESIDENTIAL / COMMERCIAL, 36 STORIES, 440’-0” TALL 5 4 6 10 CENTURY SQUARE COMMERCIAL TOWER, 36 STORIES, 380’-0” TALL

10

7 9

AERIAL SITE PHOTO LOOKING SOUTHWEST

26 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 1 RUSSELL INVESTMENTS CENTER MIXED USE COMMERCIAL, 45 STORIES, 600’-0” TALL

2 SEATTLE ART MUSEUM ART MUSEUM, 6 STORIES

3 BENAROYA HALL PERFORMING ARTS CENTER, 3 STORIES

4 NEWMARK TOWER MIXED USE RESIDENTIAL / COMMERCIAL, 24 STORIES, 230’-0” TALL

5 PUGET SOUND PLAZA 11 MIXED USE COMMERCIAL, 20 STORIES, 290’-0” TALL 6 WILD GINGER RESTAURANT, 2 STORIES 1 7 MELBOURNE TOWER 4 COMMERCIAL TOWER, 11 STORIES, 165’-0” TALL 8 9 8 2ND & PIKE TOWER MIXED USE RESIDENTIAL / COMMERCIAL, 35 STORIES, 400’-0” TALL

9 1521 2ND AVENUE MIXED USE RESIDENTIAL / COMMERCIAL, 36 STORIES, 440’-0” TALL 10 10 CENTURY SQUARE COMMERCIAL TOWER, 36 STORIES, 380’-0” TALL 7 11 PIKE PLACE MARKET PUBLIC MARKET

2

3 6

5

AERIAL PHOTO LOOKING NORTHWEST

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 27 RUSSELL INVESTMENTS CENTER 600’ TALL

NEWMARK TOWER 230’ TALL 2ND & PIKE TOWER 400’ TALL 770’ TALL

PARKING GARAGE 83’ TALL

COLUMBIA CENTER 932’ TALL

1000 SECOND AVE 492’ TALL

SOREONO GARAGE SMITH TOWER 95’ TALL 488’ TALL

EXISTING VIEW FROM 2ND AVENUE & PINE STREET WITHOUT 2ND & PIKE TOWER PROPOSED VIEW FROM 2ND AVENUE & PINE STREET WITH 2ND & PIKE TOWER

28 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 RUSSELL INVESTMENTS CENTER 1201 THIRD AVENUE 600’ TALL 770’ TALL

1521 SECOND AVE 440’ TALL

FOUR SEASONS US BANK CENTRE NEWMARK TOWER 224’ TALL 580’ TALL 230’ TALL

EXISTING VIEW FROM WATERFRONT WITHOUT 2ND & PIKE TOWER

2ND & PIKE TOWER 400’ TALL

VIEW FROM 2ND AVENUE AND UNIVERSITY STREET LOOKING NORTH

PROPOSED VIEW FROM WATERFRONT WITH 2ND & PIKE TOWER

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 29 2ND & PIKE TOWER SOUTH ELEVATION CUT AT SOUTH PROPERTY LINE 2ND & PIKE TOWER EAST ELEVATION CUT AT ALLEY

30 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 2ND & PIKE TOWER NORTH ELEVATION CUT AT PIKE STREET 2ND & PIKE TOWER WEST ELEVATION CUT AT 2ND AVENUE

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 31 LANDSCAPE CONCEPT PERSPECTIVE ALONG PIKE ST. ACTIVE STREETSCAPE CONCEPT REFERENCE IMAGES

STEEL AND GLASS PIVOT DOOR AT BUILDING ENTRY CONCEPT SKETCH OF 2ND & PIKE TOWER STREET LEVEL ELEVATION AT PIKE STREET

32 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010 LANDSCAPE CONCEPT REFERENCE IMAGES LANDSCAPE CONCEPT PERSPECTIVE ALONG 2ND AVENUE

ELEVATED VIEW ACROSS 2ND AVENUE FROM NEWMARK BUILDING PROMINENT STEEL PIVOT DOOR DETAIL AT BUILDING ENTRY

URBAN VISIONS • OLSON KUNDIG ARCHITECTS • GUSTAFSON GUTHRIE NICHOL LTD 33 2ND & PIKE TOWER

SEATTLE SKYLINE WITH 2ND & PIKE TOWER

34 2ND & PIKE TOWER • EARLY DESIGN GUIDANCE • FEBRUARY 9, 2010