PROPOSAL FOR:

Severance Town Center Redevelopment Plan

Additional project information NOVEMBER 1, 2019 Relevant planning experience RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Project Relevance TO SEVERANCE REDEVELOPMENT

Under- Greyfield Maximizing Integrated Applied Performing Mixed-Use Community Sustainable Market Based Redevelop- Investment Financial Urbanism PROJECT / RELEVANCE Shopping Program Engagement Objectives Study ment Potential Approach Principles Centers The Collection X X X X X X Normandale Town Center X X X X X X X The Esplanade X X X X X X X X Northfield Stapleton Town Center X X X X X Ninth and Penn X X X X X X X X Wilkinsburg Master Plan X X X X X X Tanglewood Mall Redevelopment Plan X X X X X X X X Dayton Mall Redevelopment Strategy X X X X X X Civic Point X X X X X X The Landmark Mall X X X X X X Assembly Square/Row X X X X X X X Bridge Street Development X X X X X X X X East Franklinton Innovation District X X X X X X X X Confidential Mall Development X X X X X X The Shops at Hudson Yards X X X X X X Miami Worldcenter X X X X X X Heartland Town Square X X X X X X Hilltown Stapleton X X X X X X

Severance Town Center Redevelopment Plan 3 RELEVANT PLANNING EXPERIENCE

The Collection Confidential

Project Type: Master Plan To do this, AE7 created unique retail themed ‘clusters’ such Project Size: 24.5 Acres as luxury home goods, foodie market district, and electric Client: Confidential car showplace. Each of these programs added to the Date: 2016 region’s retail strength, without displacing existing tenants. Status: Awaiting Implementation • Mixed-Use Program – Unlike the indoor malls, this Development Summary: destination development was intended to provide live- play opportunities that could generate income for day and Land Area 1,067,280 GFA night entertainment. By placing residential apartments and Total GFA 2,663,340 GFA condos on site, AE7 placed a captive local population on Entertainment/Retail 591,750 SF site that would frequent the community based retail. Residential 543,100 SF Hospitality 200,600 SF • Sustainable Objectives – AE7 always strives to incorporate Office 58,200 SF sustainable design into our projects. The Collection Parking (structured) 4,463 Spaces development is designed to feature a LEED ND designation. Existing Site - Abandoned corporate headquarters

The Collection is a destination development that fully encompasses the live-work-play ethos and aspires to set a new standard for the region.

Relevance to the Severance Redevelopment Project:

• Greyfield Redevelopment – The Collection is located on the previous large corporate headquarter campus. For years the site has been abandoned, and local residents are enthusiastic that the land will contribute once again to the community.

• Maximizing Investment Potential – Our client purchased the property adjacent to their the Collection indoor malls. The goal was to create new retail opportunities that would not Boardwalk, Bioretention Pond and community green cannibalize the owner’s well performing assets next door.

Severance Town Center Redevelopment Plan 4 THE Collection RELEVANT PLANNING EXPERIENCE

THE Collection Confidential

The Collection master plan is a master plan options to determine site opportunities, development framework strategies, open space networks, and experience

A strong, organic movement juxtaposed to the sharp building forms creates the primary connection to the Collection North, pulling visitors and residents to and through the development. Integration of current site features to create a sensitive, sustainable development Place-making through centralization of the high-profile hotel complex and key public spaces. Programmatic Layout The modern aesthetic implemented – clean, simple lines - is derived from the strong local history of mid-century architecture, while a pair of subtly abstracted forms pronounce the strong central features around which experiential activities will occur.

Massing Diagram

Site Use Plan

Street View Massing Diagram

Severance Town Center Redevelopment Plan 6 BIKE RO U PUBLIC PARK T E

The Collection

PARKING

THE COLLECTION North

Align drive with THE COLLECTION north

Potential gateway site

gateway site

Potential gateway site

THE COLLECTION south RELEVANT PLANNING EXPERIENCE

The Collection

10

3

1

2 roof & LANDSCAPE plan WETLAND WATER FEATURE | skating Pond 1 5 7 Boardwalk Promenade 2

rain garden | bio-swales 3 8 6 gateway landscape median 4 3

open event lawn 5 11 covered grand plaza 6

retail kiosk 7 10 media tower | civic art 8

big beaver corridor zone | 9 Landscape rain gardens 9 4 4 THE COLLECTIOn iconic beacons 10 4 RH - Motor court 11 landscape plan RELEVANT PLANNING EXPERIENCE

NORMANDALE TOWN CENTER Montgomery, AL

Project Type: master Plan Vision Study that the community could embrace as their new town Project Size: 39 Acres center, the primary focus of our efforts were to provide a Client William Green - Councilor 5th District financially viable direction that would offer opportunities City of Montgomery to attract potential investment. As the study effort had Date: 2018 been completed just prior to HUD’s announcement of Status: Preliminary Master Plan Stage Opportunity Zone program, the development has gained much attention from investors. Development Summary: • Mixed-use Program - The primary challenge for the Land Area 1,698,840 SF effort was in establishing the right blend of commercial, Total GFA 418,605 GFA residential and community facilities to reanimate the Retail 94,750 GFA public spaces while maintaining a thriving neighborhood Residential 102,335 GFA that fit contextually with surrounding community. Hospitality 98,320 GFA Office 123,200 GFA • Applied Urbanism Principles - Reducing a substantial over-parking requirement and connecting to the adjacent Pedestrian pathway to Promenade Relevance to the Severance Redevelopment Project: street and open space networks was a key objective with the plan. Ultimately, we wanted to create walkable streets • Under-performing Mall Property - Built in 1954, the and shared parking opportunities allowed us to achieve Normandale Shopping Center underwent numerous this. Building massing was utilized to conceal surface parking remodeling scenarios to remain a relevant retail location areas and building facades framed walkways to create in east Montgomery. Fifty years later; however, it was human scaled spaces that encourage public interaction. deemed insolvent by the owner at the time and has remained a persistent vocal nuisance complaint to date • Integrated Financial Approach - Our process studied and evaluated several different use and density types for the • Greyfield Redevelopment - AE7 studied and advised on development before arriving at a scenario that would truly alternative solutions that would completely transform the ‘pencil-out’ in the long-term but at the same time create abandoned mall property and create a vibrant, thriving a favorable environment in the current economic cycle. hub of activity that the surrounding neighborhoods could embrace as the center of their community. • Community Engagement - An important piece of responding to the community desire for more parks was in • Maximizing Investment Potential - Beyond creating a vision reserving nearly a third of the site as public space. Along the Promenade

Severance Town Center Redevelopment Plan 9 RELEVANT PLANNING EXPERIENCE

NORMANDALE TOWN CENTER Montgomery, AL

Hospitality - hotel

commercial - grocery

commercial - mixed-Use OFFICE

commercial - mixed-Use residential

open space / parks

Existing Site Site Plan

Severance Town Center Redevelopment Plan 10 RELEVANT PLANNING EXPERIENCE

ESPLANADE Pittsburgh, PA

Project Type: Concept Master Plan • Mixed-use Program - The development includes a 300- Project Size: 15 Acres key full-service hotel, 200 residential condominiums, Construction Cost: Est. $750 million and 330 apartments, boutique retail and restaurants, Status: Master Planning & Concept community-oriented stores, an aquarium, three parking Client: Millcraft Investments structures and a 300,000 SF office tower oriented around Date: 2016 the Crystal Lagoon, making it a landmark waterfront Status: Preliminary Master Plan Stage & Community Review development for the Pittsburgh area and region

Development Summary: • Applied Urbanism Principles - Esplanade will capitalize on an extension of the T-line to establish on onsite station existing site Land Area 653,400 SF to become the City’s first Rail focused Transit Oriented GFA 1,471,540 SF Development. All parking is concealed in structured Residential 632,000 SF garages and wrapped with built-form Entertainment 123,700 SF Office 315,000 SF • Integrated Financial Approach - The development Retail 154,000 SF program for Esplanade has been refined over a series of Hospitality 246,900 SF iterative sessions to align the final plan with both current Parking (structured) 1,527 Spaces market conditions and future trends. This process reduced Esplanade is a mixed-use development to be situated on the the amount of built GFA but maintained an acceptable Ohio riverfront of Pittsburgh’s North Side. Creating an inclusive return for the client while maintain all the iconic public community that builds upon the history and trajectory of the amenities to include the Ferris Wheel region and surrounding neighborhoods, the development will be a destination for visitors and locals alike to enjoy lifestyle and • Community Engagement – The Stakeholder engagement amenities representative of a world-class locale. Helping revive process included an extensive community engagement the Chateau neighborhood and reconnect it to the greater process to align the neighborhood vision for Chateau Overall Aerial urban context, Esplanade is poised to transform this area. with what the project can offer in terms of employment opportunities, public access to waterfront amenities and Relevance to the Severance Redevelopment Project: community facilities. • Sustainable Objectives - Esplanade set a new benchmark • Greyfield Redevelopment - The design transforms several for sustainability in Pittsburgh. Capitalizing on the legacy underutilized industrial sites and brownfields into a of Pittsburgh famed George Ferris, the project symbolized sustainable district and a transit-oriented development the Ferris Wheel Model to represent the Five Spokes as the with a focus on connections to the river for residents and framework principles for development: Economics, Health, Aerial from Ohio River the public Water. Energy and Mobility.

Severance Town Center Redevelopment Plan 11 RELEVANT PLANNING EXPERIENCE Key Components 1. Aquarium 2. Houseboats 3. Playground 8 4. Grocery Store/Market ESPLANADE 5. Heritage Trail 9 1 4 6. Main Apartment/Condo Entry Road Pittsburgh, PA 5 Key Components7. Main Plaza / Dry Fountain / Ice Skating (Seasonal) 1. Aquarium 8. Ferris Wheel Esplanade is a mixed-use development to be situated on the 2. Houseboats 9. Parklet/Stormwater Mgmt/Bio-Filtration Key Components 10. Dry Fountain and Plaza Ohio riverfront of Pittsburgh’s North Side. The development will 3. Playground 1. Aquarium 11. Crystal Lagoon 8 4. Grocery Store/Market be a destination for visitors and locals alike to enjoy lifestyle 18 2. Houseboats 12. Thermals (Seasonal) 3. Playground 5. Heritage Trail 13. Harbormaster 9 16 and amenities representative of a world-class locale. 8 7 1 4 4. Grocery Store/Market 6. Main Apartment/Condo14. Hotel Drop-Off Entry /Road Parking Entry 5 11 6 5. Heritage Trail 15. Transient Boat Slips 9 7. Main Plaza / Dry Fountain / Ice Skating (Seasonal) 1 4 6. Main Apartment/Condo Entry Road 16. Leased Boat Slips The design transforms several underutilized industrial sites and 5 13 8. Ferris Wheel 7. Main Plaza / Dry Fountain / Ice Skating (Seasonal)17. Marina/Botel Access brownfields into a sustainable district and a transit-oriented 8. Ferris Wheel 9. Parklet/Stormwater18. Heritage Mgmt/Bio-Filtration Trail Overlook/Rest Spot 9. Parklet/Stormwater Mgmt/Bio-Filtration10. Dry Fountain19. and Existing Plaza Cofferdam / New Overlook development with a focus on connections to the river for 17 12 10. Dry Fountain and Plaza11. Crystal Lagoon20. Cardello Building residents and the public. Offering year-round amenities that 15 11. Crystal Lagoon 18 12. Thermals (Seasonal) 12. Thermals (Seasonal) 18 13. Harbormaster energize the site 24 hours a day, view corridors and welcoming 16 13. Harbormaster 16 7 10 14. Hotel Drop-Off / Parking Entry buildings will draw people through the development and 7 14 14. Hotel Drop-Off / Parking Entry 11 17 9 11 6 6 15. Transient Boat Slips 15. Transient Boat Slips

down to an activated riverfront. Along the river, they will enjoy N 16. Leased Boat Slips 16. Leased Boat Slips 13 2013 80 several water-oriented amenities such as a Crystal Lagoon 17. Marina/Botel Access 0 40 200 17. Marina/Botel Access 2 18. Heritage Trail Overlook/Rest Spot Full-Service Hotel 18 20 18. Heritage Trail Overlook/Rest Spot with an urban beach, a full marina, a revamped section of 19. Existing Cofferdam / New Overlook 17Apartments 19. Existing Cofferdam / New Overlook the Three Rivers Heritage Trail and a climate-controlled Ferris 17 12 20. Cardello Building Condominiums 20. Cardello Building wheel perched over the river with dramatic views to one of 15 12 15Office 3 Pittsburgh’s prominent features, the fountain at the Point. The Specialty 10 14 Retail / Restaurant / Entertainment

Ferris wheel is not only an add-on amenity, but a tribute to its 17 9 10 N 19 Parking 14 8 9

inventor, George Washington Gale Ferris, Jr., who was born 20 80 Service / BOH 17 N 0 40 200 95’ Riparian Buffer and lived in this Pittsburgh neighborhood. 2 5 GR 18 20Full-Service80 Hotel 125’ Riparian Buffer 20 Beaver Avenue

0 Apartments40 200 2 The development includes a 300-key full-service hotel, 200 CondominiumsFull-Service Hotel 18 20 residential condominiums, and 330 apartments, boutique retail OfficeApartments Specialty 3 and restaurants, community-oriented stores, an aquarium, Condominiums Retail / Restaurant / Entertainment Office 19 three parking structures and a 300,000 SF office tower oriented Parking 8 around the Crystal Lagoon, making it a landmark waterfront ServiceSpecialty / BOH 3 development for the Pittsburgh area and region. 95’Retail Riparian / Restaurant Buffer / Entertainment 5 GROUND FLOOR 125’ Riparian Buffer 19 Parking 8 Conceptual Pl Service / BOH JANUARY 2 95’ Riparian Buffer 5 GRO 125’ Riparian Buffer

Ground Floor Plan Bike Trail / Crystal Lagoon

Severance Town Center Redevelopment Plan 12 RELEVANT PLANNING EXPERIENCE

ESPLANADE Pittsburgh, PA

MANCHESTER

I-65

6

CHATEAU 8 RIVERFRONT ZONING

2 1 4 CARDELLO WEST END BRIDGE

SITE - 15 ACRES 5

7 THREE RIVERS HERITAGE TRAIL 3

OHIO RIVER

WEST AERIAL VIEW OF SITE

1 3 5 7

2 4 6 8

EXISTING VS PLANNED DEVELOPMENT EXISTING CONDITIONS

Severance Town Center Redevelopment Plan 13 ESPLANADE Pittsburgh, PA ESPLANADE Pittsburgh, PA RELEVANT PLANNING EXPERIENCE

NORTHFIELD STAPLETON Denver, CO

Project Type: mixed-Use Development Plan Urbanism development of its time. The guiding principles Project Size: 21.6 Acres emphasized a pedestrian-oriented design rather than Client: Forest City Commercial Group the automobile-oriented designs found in many other Date: planned developments. Status: Completed • Market Based Study - The development brief was created Development Summary: from the outcomes presented in the market analysis. While Northfield is a regional retail destination it had been Land Area 1,200,000 SF programmed and sized to meet the needs of the adjacent Retail & Office 160,000 GFA population. Retail 30 stores F&B 25 cafes/restaurants • Community Engagement - Stapleton was originally Entertainment 18 screen cinema conceived by the community. A private group of Denver civic leaders, the Stapleton Development Foundation, convened in 1990 and produced a master plan for the Relevance to the Severance Redevelopment Project: site in 1995 that went on to be redeveloped by Forest City. Sidewalk dining

• Greyfield Redevelopment - One of the most notable • Sustainable Objectives - Northfield is the first LEED CS Silver elements of Northfield is that it was part of the first certified main street town center in the country. Witha brownfield reclamation effort over a metropolitan airport. 7000 kwh solar array, 30% reduction in potable water, At nearly 5000 acres Stapleton is one of the largest and 50% reduction in landscape irrigation, local material redevelopments of its kind and Northfield is the first Town sourcing and educational kiosks. Center component of the catalytic project.

• Mixed-use Program - Northfield was intentionally sized and scaled to provide the appropriate mix of retail and community facilities to sustain the residential population it served. While Northfield is predominately retail use it complements the needs of the residential population.

• Applied Urbanism Principles - Northfield was one town center in the larger scale of the most comprehensive New Center plaza water feature and street

Severance Town Center Redevelopment Plan 16 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

NORTHFIELD STAPLETON Denver, CO

The open-air town center is built over the original Denver International Airport runways, turning the brownfield site into a 1.2 million square foot retail destination. Major entertainment and department store anchors, restaurants, shops and offices are organized along a pedestrian oriented main street, creating an urban tapestry of architectural expressions. The primary design responsibilities included 160,000 square feet of retail and office space.

Northfield is the first LEED CS Silver certified main street town center in the country. Key sustainable elements include the first brownfield redevelopment over a metropolitan airport, 7,000 kwh solar array, 30% reduction in potable water, and 50% reduction in landscape irrigation, local material sourcing and educational kiosks.

Architect of Record: Elkus Manfredi Architects AE7 Staff and Role: Philip Wilkinson, Project Designer

Site Plan

Severance Town Center Redevelopment Plan 17 RELEVANT PLANNING EXPERIENCE

NORTHFIELD STAPLETON Denver, CO

Site Plan

Severance Town Center Redevelopment Plan 18 RELEVANT PLANNING EXPERIENCE

NORTHFIELD STAPLETON Denver, CO

facades in scale to street

passo access to parking between buildings main street aerial view

central office building facing public green over retail pedestrian comfort main street gate corner accent tower

Severance Town Center Redevelopment Plan 19 NORTHFIELD STAPLETON Denver, CO RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

NINTH & PENN Pittsburgh, PA

Project Type: mixed-Use Residential Phase 1, 2 & 3, along with restaurants, cafes, retail stores, Project Size: 3.2 Acres boutique market, and cultural venue. The development is Construction Cost: 176 Million a vision for a mixed-use destination created to celebrate Client: The Davis Companies the uniqueness of Pittsburgh and the spirit of the Cultural Date: 2018 District. The design crafts a residential development that Status: Awaiting Implementation 9th & balances experience-based retail and hospitality offerings. Penn

Development Summary: • Sustainable Objectives – The project has committed to goals to achieve a To-be-determined certification level for Land Area 84,070 SF LEED - Neighborhood Development and also achievable Total GFA 841,000 SF levels of WELL and LEED building standards designations. Commercial 31,900 SF Residential 231,720 SF • Community Engagement - The planning process included Cultural District - Site Location Parking (structured) 935 Spaces several diverse invested stakeholder groups such as Pittsburgh Parking Authority and Pittsburgh Cultural Trust Relevance to the Severance Redevelopment Project: (Non- Profit).

• Greyfield Redevelopment – The project in essence has • Integrated Approach - The key Experience Drivers for the evolved from the replacement structure of an existing redevelopment are the Cultural District, Restaurants & municipal parking garage into a fully integrated destination Nightlife, Health/Wellness, Terrace Lifestyle, Sustainable redevelopment in the heart of Downtown Pittsburgh. Transportation, and Urban Living.

• Maximizing Investment Potential – As the City considered the prime location of the site, a decision to create something of more value than just rebuilding a parking garage was reached to fully capitalize on its downtown address and incredible views.

• Mixed-Use Program – The proposed plan adds a range of active uses to the parking program to complement the life and energy of the Cultural District. The residential towers and lofts will add 275 new residents to the district in aerial view

Severance Town Center Redevelopment Plan 21 NINTH & PENN Pittsburgh, PA RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

NINTH & PENN Pittsburgh, PA

The project is centered around the redevelopment of multi- story parking structure in downtown Pittsburgh. Following the demolition of the existing garage, a new, highly efficient 9th Street parking garage will be constructed with one level below grade and six levels above grade with a total of 935 parking spaces.

The development is a vision for a mixed-use destination created to celebrate the uniqueness of Pittsburgh and the spirit of the Cultural District. The design crafts a residential development that balances experience-based design, sustainable development, and the client’s programming requirements. The proposed plan adds a range of active uses to the parking program to complement the life and energy of the Cultural District. The residential towers and lofts will add 275 new residents to the district in Phase 1, 2 & 3, along with restaurants, cafes, retail stores, boutique market, and possible cultural venues. Fort Duquesne Penn Ave.

The redevelopment plan is designed to enhance the Cultural District by creating a series of Experience Drivers to help define the architectural plan, program and massing. The key Experience Drivers for the redevelopment are the Cultural District, Restaurants & Nightlife, Health/Wellness, Terrace Lifestyle, Sustainable Transportation, and Urban Living.

8th Street Promenade

Ground Floor Plan

Severance Town Center Redevelopment Plan 23 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

NINTH & PENN Pittsburgh, PA

Existing Proposed

Severance Town Center Redevelopment Plan 24 NINTH & PENN Pittsburgh, PA RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

WILKINSBURG MASTER PLAN Pittsburgh, PA

Project Type: Master Plan • Mixed-use Program - As is the case for most Main Street Project Size: 2 City Block Area Redevelopment projects, programmed uses must Client: Wilkinsburg Comm. Development Corp. enhance successful existing business and enterprises rather Date: 2017 than displace. Our mutual goal is revitalization without Status: Awaiting Implementation gentrification. Added program should offer experiences, goods and services that support the resident neighborhood needs. Complement existing mix of tenants and shop Development Summary: owners.

Penn Avenue Redevelopment Plan is a conceptual study and • Applied Urbanism Principles - The final program mix and strategy for the Penn Avenue Main Street CBD of Wilkinsburg. Street improvements all created an environment that The plan focused on lighting, landscape, and street design encouraged a vibrant street-life, while incorporating elements which could be implemented to promote the environmental safety and security principles. Facade economic incentive for private development to invest into the improvements minimized blank street level walls and retail and commercial space available. encouraged glazed or open storefronts while maintaining Main Street the historical integrity of the community. The final solution Relevance to the Severance Redevelopment Project: integrated pay-for on-street parking and mid-block crosswalks to attenuate traffic. • Greyfield Redevelopment - The Wilkinsburg study was by definition a revitalization effort and recommendations for • Market Study - A high-level focused study provided basic areas of redevelopment, demolition and infill development guidance as to demographics of the community as well were provided as part of the final plan report brief assessment of the existing commercial area

• Maximizing Investment Potential - Attracting private • Community Engagement - The Wilkinsburg study effort was investment was at the heart of the study effort. And our initiated at the community level. Our client recognized client understood that this was a particular challenge in the power of private development to drive economic an under-served community. Program and Use mix were regeneration. Numerous neighborhood discussions provide crafted with an expectation realistic implementation much need feedback into shaping the final version of the strategy. plan.

Main Street Lighting and streetscape

Severance Town Center Redevelopment Plan 26 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

WILKINSBURG MASTER PLAN Pittsburgh, PA

Contracted by the Wilkinsburg Community Development Corporation (WCDC), AE7 was tasked with providing conceptual design services for a façade and streetscape visioning study for the 700 block of Penn Avenue in Wilkinsburg, PA. The ultimate goal of this project was to develop two levels of improvements on the case study facades. Moderate improvements (at minimal cost) which include the cleaning, painting, screening of vacant facades, streetscape furniture, plantings, branding, and ultimate improvements (long-term redevelopment) which include in-fill buildings, significant façade renovations, and additions.

In order to facilitate these studies, AE7 documented the context in an existing conditions survey complete with historical research along Penn Avenue, photographic documentation of the existing facades, existing conditions 3D model of the context, and a two phased approach for the beautification of Penn Avenue.

The deliverables for this project were before and after elevations along Penn Avenue, renderings of the moderate improvements along the streetscape, and renderings of the ultimate improvements along the streetscape. With the information and design provided by AE7, the WCDC has begun fundraising efforts that will facilitate the ultimate vision along Penn Avenue.

Proposed - Evening View

Severance Town Center Redevelopment Plan 27 RELEVANT PLANNING EXPERIENCE

DECORATIVE SIDEWALK LIGHTPOLES SEATING DOWNTOWN SIGNAGE

TAYLOR WAY WOOD STREET CENTER STREET Existing Conditions - Penn Avenue

PENN AVENUE

STONER WAY

WAYFINDING SUSTAINABLE MAP CURBING

Existing Conditions - Penn Avenue

Severance Town Center Redevelopment Plan 28 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

TANGLEWOOD MALL REDEVELOPMENT PLAN Roanoke, VA

Project Type: Retail Market Analysis, Financial respective financial positions. No agreement was reached as Feasibility each stakeholder’s risk/reward calculation was quite different. Project Size: 387 Acres Client: Roanoke County, VA What did happen as a result of this work was a transportation Date: 2017 improvement plan that anticipated the redevelopment of the Status: On-going Mall. The County received $30 million in funding to implement Transportation Improvement Plan - these infrastructure improvements. In addition, the County’s under development investment in the Plan elevated the community’s interest in the New Anchor Tenant secured - Hospital Mall property and its impact on its surroundings. Partly as a result of community pressure, the Mall’s owners worked with Relevance to the Severance Redevelopment Project: the County to bring an institutional anchor, Carilion Childrens, to spend $30 million to adapt space in the Mall for children’s A W-ZHA project that demonstrates W-ZHA’s understanding health services. Tanglewood Mall is now a community asset as of mall redevelopment market and economics as well opposed to a “dead mall”. as public/private financing. W-ZHA was responsible for conducting the retail market analysis as well as crafting the phasing and financing plan to support the implementation development Types of the recommended redevelopment strategy. W-ZHA tested the financial feasibility of three prototype projects.

An important component of W-ZHA’s work was supporting the County in its negotiations with the Mall owner. Like the Severance Mall, there were viable anchors yet high vacancy among the smaller storefronts. The Mall’s owner had recently purchased the mall at a very attractive price. While the County had aspirations to intensify use on the site, the Mall owner was achieving an adequate return on their investment with the Mall functioning as is. W-ZHA tested the public/private financing implications of different redevelopment schemes and worked with the County and the Mall owner to understand their

existing condition existing site

Severance Town Center Redevelopment Plan 29 RELEVANT PLANNING EXPERIENCE

PROPOSED REDEVELOPMENT

development vision

PROPOSED REDEVELOPMENT

Severance Town Center Redevelopment Plan 30 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Dayton Mall REDEVELOPMENT STRATEGY Miami Township, OH

Project Type: Redevelopment Strategy Project Size: 1,000 Acres Client: maimi Township Date: 2015 Status: District Rebranding - Complete Tenant restructuring - Ongoing

Relevance to the Severance Redevelopment Project:

A W-ZHA project that demonstrates W-ZHA’s understanding of market and redevelopment economics in and around existing retail destinations. W-ZHA was part of a multi-disciplinary team retained to craft a redevelopment strategy for an area around the Dayton Mall. The Dayton Mall is a successful regional mall, but there was concern that the area surrounding the Mall was Proposed site plan not competitive in today’s world. The Client was interested in introducing mixed-use development on properties near the Mall to create a more walkable environment. W-ZHA conducted preliminary market analysis and conducted financial feasibility analysis on three target projects. W-ZHA identified the subsidy necessary to attract private developers and innovative funding sources. New investment has occurred on what was a parking field for the Mall.

vision plan

EXISTING SITE PLAN

Severance Town Center Redevelopment Plan 31 RELEVANT PLANNING EXPERIENCE

Severance Town Center Redevelopment Plan 32 RELEVANT PLANNING EXPERIENCE

CIVIC POINT Pittsburgh, PA

Project Type: Mixed-Use Development Plan Project Size: 160,000 SF • Applied Urbanism Principles - Proximity to downtown Client: Civic Point Development and transit connections further enhanced the ability to Date: 2014 balance and accommodate the larger challenge for the Status: Master Planning Study intermittent and extreme parking needs of Civic Arena.

Development Summary: • Integrated Financial Approach - The planning process was iterative with the AE7 Asset Development group to establish Commercial - Office 1,281,659 SF appropriately sized program and mix of uses. The ‘if-then’ Hospitality 676,576 SF approach included assumptions verses test-fit scenarios to Education 564,976 SF flesh out the optimal solution. Healthcare 188,325 SF Commercial -Retail 61,031 SF • Market Study - A high-level market assessment provided context for establishing a project brief. Initial assumptions for Relevance to the Severance Redevelopment Project: a larger retail footprint were offset by the growing demand for residential facilities in the downtown core area. Aerial perspective • Greyfield Redevelopment - Civic Point project is intended to transform acres of surface parking adjacent to Civic Arena into a catalytic redevelopment that connects the largely under-served community of the Upper Hill District with Downtown Pittsburgh.

• Maximizing Investment Potential - while the economic goal was to generate as much ROI as possible, there was great need for providing an affordable Low-Rise residential product. The final plan balanced the inclusive objectives while maintaining an attractive investment return.

• Mixed-use Program - The dense mixed-use program provided a natural framework for creating a vibrant walkable development, but how this was distributed in a Perspective of main plaza Existing site conditions vertical context was more of a challenge

Severance Town Center Redevelopment Plan 33 Civic point Pittsburgh, PA RELEVANT PLANNING EXPERIENCE

CIVIc POINT Pittsburgh, PA

xxxx

Westside street view vertical mixed-use diagram DIAGRAMMATIC USE PLAN

Westside street view aerial perspective Site Cross-section

Severance Town Center Redevelopment Plan 35 RELEVANT PLANNING EXPERIENCE

CIVIc POINT Pittsburgh, PA

SITE AERIAL

Severance Town Center Redevelopment Plan 36 RELEVANT PLANNING EXPERIENCE

LANDMARK MALL Alexandria, VA

Project Type: Development Plan Due Diligence Project Size: 51 Acres Client: City of Alexandria Date: 2017-Present Status: Financing Stage

Relevance to the Severance Redevelopment Project:

This project demonstrates W-ZHA’s experience in structuring and negotiating a mall redevelopment project. The Landmark Mall is an under-performing regional mall owned by the Howard Hughes organization. The Howard Hughes organization plans to de-mall the Landmark Mall by leaving the anchors and opening up the interior of the Mall. A new tenant mix and residential are Existing Site Condition part of the plan. The Howard Hughes organization requested financial assistance from the City. W-ZHA was retained by the City to perform due diligence on the Plan in order to mall ownership diagram determine whether the developer’s request was reasonable. Upon signing confidentiality agreements with the developer, is to determine whether the financial “ask” by the Howard W-ZHA reviewed existing leases and lease term revisions, the Hughes Corporation is reasonable given market and economic developer’s proformas and the tenant mix. W-ZHA made realities. In addition, W-ZHA will be working on project phasing recommendations to the City based on the analysis of the and the terms of the public/private development agreement. developer’s financials and our understanding of the market.

W-ZHA has recently been retained by the City to support a new round of public/private financing negotiations on the Landmark Mall redevelopment. Now the Sears department store is not part of the redevelopment plan (due to bankruptcy). Significant infrastructure investment is required. W-ZHA’s role central plaza view

Severance Town Center Redevelopment Plan 37 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

LANDMARK MALL Alexandria, VA

lAND USE PLAN REDEVELOPED MALL SITE PLAN

Severance Town Center Redevelopment Plan 38 RELEVANT PLANNING EXPERIENCE

ASSEMBLY SQUARE/ROW Somerville, MA

Project Type: Economic Impact Assessment Project Size: 45 Acres Client: Federal Realty Investment Trust - FRIT Date: 2009 Status: Completed

Relevance to the Severance Redevelopment Project:

This project demonstrates W-ZHA’s role working for the private sector in implementing major redevelopment via public/ private cooperation. Following the successful negotiation of mAINSTREET VIEW the Rockville Town Center development agreement, Federal Original Site Realty Investment Trust (FRIT) retained W-ZHA to help strategize the redevelopment of an industrial site on the Mystic River. W-ZHA worked with FRIT to understand the key initiatives necessary to make redevelopment feasible. One initiative was the development of a “T” station on the site. Another key initiative was demonstrating to the City that the project represented a major economic development effort worthy of public sector funding support.

Initially, W-ZHA performed the fiscal and economic impact analysis for what is now Assembly Row in Somerville, MA. The project was funded by conventional financing, State Funding, federal transportation funds and local District Improvement Financing. W-ZHA was subsequently retained by the City to conduct additional economic and fiscal analysis on this project. W-ZHA further supported FRIT on their Tax Increment Financing application to the City. Tax increment financing was awarded and the initial phases of Assembly Row are operating.

AERIAL VIEW

Severance Town Center Redevelopment Plan 39 Assembly SQUARE/row Somerville, MA RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

ASSEMBLY SQUARE/ROW Somerville, MA

Park VIEW

mAINSTREET VIEW MASTER PLAN

Severance Town Center Redevelopment Plan 41 RELEVANT PLANNING EXPERIENCE

BRIDGE STREET DEVELOPMENT Dublin, OH The shopping center was acquired and Bridge Park has since Project Type: Economic Development Strategy been developed under a public/private partnership between Project Size: 55 Acres the City and a private developer, Crawford Hoying. Bridge Client: City of Dublin Park is planned to include 840,000 square feet of office Date: 2008-Current space, 195,000 square feet of retail and restaurant space, 870 Status: Phase I - Complete residential units, two hotels (295 rooms) and event space. The Updated Market Analysis - 2019 project will also include 2,400 parking spaces. Phase I and Phase II of office, hotel and residential buildings have already Relevance to the Severance Redevelopment Project: been built. The park has been developed and the pedestrian bridge is scheduled to open at the end of this year. The Plan The project demonstrates how market knowledge and received a Congress for the New Urbanism Charter Award, strategic planning can really lead to positive change in a Honorable Mention. W-ZHA completed an office, retail and corridor environment. W-ZHA worked with a multi-disciplinary hotel market update in 2019. team to craft a Development Strategy for Dublin, OH. Noted as a wealthy suburb of Columbus and a corporate destination, Dublin leadership was interested in diversifying the Dublin ORIGINAL SITE economy and environment. The challenge was how to evolve Dublin to appeal to 21st Century values of mixed-use, walkable environments, sustainability, entrepreneurism and enhanced quality of life. A development plan was crafted that emphasized and incentivized infill development and walkability. W-ZHA analyzed the office market and worked with the City to understand innovative financing approaches.

The Bridge Street Development identified redevelopment areas near the historic Downtown of Dublin. One area was an old shopping center across the Scioto River from the Downtown. The Plan called for the redevelopment of this shopping center, road improvements, a riverfront park and a pedestrian bridge to connect both sides of the River. Under W-ZHA’s guidance the Plan recommended that tax increment financing be deployed to support infrastructure development. LANDUSE PLAN REVITALIZED SITE

Severance Town Center Redevelopment Plan 42 BRIDGE STREET DEVELOPMENT Dublin, OH RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE bridge street DEVELOPMENT Dublin, OH

mAINSTREET VIEW

SITE PLAN view from bridge

Severance Town Center Redevelopment Plan 44 RELEVANT PLANNING EXPERIENCE

EAST FRANKLINTON INNOVATION DISTRICT Columbus, OH Much to most people’s surprise, the Plan captured the Project Type: Redevelopment Master Plan imagination of stakeholders and investors. East Franklinton has Project Size: 200 Acres since undergone significant revitalization. The East Franklinton Client: East Franklinton Neighborhood Plan has won numerous awards and the neighborhood’s Association revitalization has been featured in a number of publications. Date: 2012 Status: On-going Implementation Stages

Relevance to the Severance Redevelopment Project:

A W-ZHA project that demonstrates W-ZHA’s experience in developing strategic plans that transform a distressed neighborhood’s future. W-ZHA was part of the multi-disciplinary consultant team charged with developing a redevelopment plan and strategy for the East Franklinton neighborhood in Columbus, OH. The neighborhood is well located, but it was proposed rendering distressed. The neighborhood had vacant industrial buildings, dilapidated buildings and infrastructure and flooding issues. The strategy crafted and adopted was “bottom up” in nature.

The concept was to leverage existing industrial buildings as inexpensive “cool space” to attract makers and artists to the neighborhood. A land trust was part of the concept to ensure that the pioneer uses were not priced-out over time. A key component of the plan was enlisting key stakeholders like the Housing Authority, the Redevelopment Authority, the City and the Foundations to help implement the Plan. The Housing Authority was an early initiator as it accelerated their plans to implement mixed-income housing on land it owned in the neighborhood. The City established a tax increment financing district to help fund infrastructure improvements in the neighborhood. LANDUSE PLAN community engagement session

Severance Town Center Redevelopment Plan 45 EAST FRANKLINTON INNOVATION DISTRICT Columbus, OH RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

CONFIDENTIAL MALL DEVELOPMENT USA

Project Type: master Plan Vision Study Project Size: 11.5 Acres Status: master Planning & Concept Design Client: Hines Date: 2019 Status: Concept Redevelopment Plan

Development Summary:

Total Building Area 847,508 SF New Build 604,700 SF Renovation 242,808 SF Office 190,250 SF Retail + F&B 258,008 SF Structured Parking 399,250 SF (1,130 Spaces)

The Confidential Mall Development Plan is a conceptual study and strategy for the buildings and parking lot site surrounding the north side of the current mall. This includes the former Sears Department Store, an anchor tenant space that connects at both Levels 1 & 2 of the mall.

AE7 was requested to assist in the feasibility and site assessment process, whereby extensive code and site analysis was undertaken resulting in highly functional, yet creative options allowing the Client to study project viability. DEVELOPMENT SITE Relevance to the Severance Redevelopment Project:

• Mall redevelopment • Mixed-use context • Landscape architecture/urban design strategy

option 1: visibility option 2: CONNECTIVITY option 3: visible+connected option 4: gateway

Severance Town Center Redevelopment Plan 47 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Confidential MALL DEVELOPMENT USA

OFFICE PARKING RETAIL

C

B

A.1

food hall restaurant retail

A.2

entertainment

mall

N

0 100 200

DEVELOPMENT SITE

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Confidential MALL DEVELOPMENT USA A.1 - OFFICE BUILDING • 4 LEVELS (G + 3) –60’ ABOVE GRADE • 31,250 SF TOWER FOOTPRINT (L2-L4) B - OFFICE BUILDING • 101,250 GSF OFFICE • 3 LEVELS (G+2) – 45’ ABOVE GRADE • 35,800 SF GROUND LEVEL FOOTPRINT • 34,250 SF TOWER FOOTPRINT A.2 - PARKING • 89,000 GSF OFFICE • 15,200 GSF RETAIL/F&B •3 LEVELS (G+1+R) – 22’ ABOVE GRADE • 70 SURFACE PARKING SPACES • 88,000 SF GARAGE FOOTPRINT LOWER • 32,500 SF GARAGE FOOTPRINT UPPER C • 153,000 GSF PARKING • 480 PARKING SPACES 435 GARAGE (@375 SF/STALL) + 45 SURFACE B

C - PARKING A.2 • 5 LEVELS (G+3+R) – 42’ ABOVE GRADE • 49,000 SF GARAGE FOOTPRINT A.1 • 246,250 GSF PARKING • 650 PARKING SPACES @375 SF/STALL

OFFICE

PARKING

RETAIL

MASSING | PROGRAM ALLOCATION

Severance Town Center Redevelopment Plan 49 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Confidential MALL DEVELOPMENT USA

Entrance at Main arterial road Entrance at Main arterial road

Severance Town Center Redevelopment Plan 50 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

THE Shops at Hudson Yards New York, NY

Project Type: mixed-Use Development Project Size: 1,000,000 SF Client: Related Companies Date: 2015 Status: Completed

Development Summary:

Department Store 250,000 SF Retail 360,000 SF Food Market and Hall 180,000 SF Entertainment 60,000 SF

The Shops at Hudson Yards is part of the largest development in Manhattan, bringing together 12 million square feet of residential, commercial and office space over the west rail yards. THE SHOPS AT HUDSON YARDS Relevance to the Severance Redevelopment Project: 12 million square feet of residential, commercial and office space over the west rail yards. The atrium connects the The Shops at Hudson Yards occupy the base of two towers, multiple retail levels, culminating at the upper level food each over 1,000 feet tall designed by KPF. The retail plan hall, restaurants and cinema. The design integrates the brings together multiple pedestrian entry points around the site constraints and multiple program uses into a unique site, connecting to the High Line, 10th Avenue, a new public vertical retail center park, and subway station. A grand atrium on the west side faces a new park and the Hudson River. • Sustainable Objectives - It is projected that all of the Phase 1 buildings would receive a LEED Gold designation upon • Greyfield Redevelopment - Hudson Yards The 26 acres full build-out and completion of required operational constructed over an operational the existing at-grade phases West Side Rail Yard, allowing trains to continue to be stored during midday hours. Architect of Record: Elkus Manfredi AE7 Staff and Role: Lead Architect, Retail • Mixed-use Program - The Shops at Hudson Yards is part of the largest development in Manhattan, bringing together STREETVIEW

Severance Town Center Redevelopment Plan 51 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

THE Shops at Hudson Yards New York, NY

Second and Third Level Floor Plan INTERIOR VIEW OF THE EAST ATRIUM

Hudson Yards Land Use Plan

Mall Section Hudson Rail Yard Site Aerial

Severance Town Center Redevelopment Plan 52 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

MIAMI WORLDCENTER Miami, FL

Project Type: mixed-Use Development Master Plan Project Size: 1.000,000 SF Client: The Forbes Company Date: 2015 Status: Under construction

Development Summary:

Land Area 1,200,000 SF Retail & Office 160,000 GFA Retail 30 stores F&B 25 cafes/restaurants Entertainment 18 screen cinema Residential 925 Condo and Apartments Parking 3000 Structured Spaces

Miami Worldcenter is one of the largest private master-planned ENTRY SQUARE projects in the United States, featuring a diversity of urban land Architect of Record: Elkus Manfredi uses, including retail, hospitality, residential and commercial venues; program includes luxury residential units, furnished AE7 Staff and Role: Project Manager and Architect, Retail space. Located in the core of downtown Miami, the ten- apartments and amenities block, mixed-use development is situated immediately north of the Central Business District and is surrounded by world-class • Applied Urbanism Principles - The center is at the heart of amenities and boasts convenient access to transportation. a new district connecting museums, parks and civic arena to transportation hubs and the surrounding residential Relevance to the Severance Redevelopment Project: neighborhood. The design of the mixed use project creates an active urban district by opening up the ground level • Greyfield Redevelopment - The site has been essentially facades to the street with restaurants and street front retail. vacant and primarily used as an overflow parking area and now is being transformed into one of the largest • Sustainable Objectives - Miami Worldcenter joins other developments in the US mega-developments in the downtown area to take advantage of current transit systems and planned initiatives • Mixed-use Program - In addition to the large offering of best- to not only capitalize on the footfall to the destination but in-class retail, destination restaurants and entertainment connect future residents to the City

Severance Town Center Redevelopment Plan 53 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

MIAMI WORLDCENTER Miami, FL

Three levels of interior retail stores are open to the sky with fully and semi enclosed galleries and atrium. Parking is fully screened from the exterior with faceted polished and brushed metal panels.

ROOFTOP RESTAURANT

OVERALL MASTER PLAN

STREETSCAPE AERIAL VIEW

Severance Town Center Redevelopment Plan 54 RELEVANT PLANNING EXPERIENCE

MIAMI WORLDCENTER Miami, FL

master plan

Severance Town Center Redevelopment Plan 55 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Heartland town Square Islip, NY

Project Type: mixed-Use Development Master Plan Project Size: 1,250,000 SF Client: Heartland Development Date: 2014 Status: Community & Zoning approved

Development Summary:

Office 500,000 SF Retail 600,000 SF Civic 50,000 SF Residential 3,685 DU Heartland Town Center arranges the civic retail core around an existing water tower. The prominent tower aligns with the Label north-south civic axis of the master plan, the first phase of development. The north-south axis intersects with a secondary east-west retail axis, part of the second phase of development. retail central square centered on existing tower

Relevance to the Severance Redevelopment Project: • Applied Urbanism Principles – The development team agreed to a pedestrian-friendly bona fides set of conditions, • Greyfield Redevelopment - Once home to Pilgrim State in offering a shuttle service to the closest Long Island Rail Hospital, the largest mental-health facility in the world when Road station, which is in Deer Park. And if car traffic isn’t opened in the 1930s, the property was host to more than reduced to lower than average for a community of 13,000 patients at its peak. But the complex dramatically Heartland’s size, town officials reserve the right to reduce downsized over the years, and today, the hospital — known Heartland’s total office space down the road to cut back as Pilgrim Psychiatric Center — is relegated to a cluster of on the number of commuters. brick buildings on about 80 acres. Heartland Town Square would wrap around the hospital on large meadows where the rest of the medical facilities once stood.

• Mixed-use Program - Heartland Town Square will include 9,000 apartments, restaurants, a movie theater, corporate existing site offices, retail stores, artist studios and entertainment venues all planned with in a dense vibrant walkable community.

Severance Town Center Redevelopment Plan 56 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Heartland town Square Islip, NY

Residential condos, apartments, town houses and row houses are arranged around a series of pubic boulevards, parks and greenways to maximize open space and proved a variety of styles of living.

Parking for the town center is incorporated into mid-block parking structures to maximize site density, keeping streets active with residential and retail uses. Commercial office space, a central market and civic buildings are located around the core to active the town center.

Architect of Record: Elkus Manfredi AE7 Staff and Role: Project Architect

retail core centered on existing tower master plan

pocket park retail street and south plaza residential green

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Heartland town Square Islip, NY

master plan use plan

Severance Town Center Redevelopment Plan 58 RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Hilltown Stapelton Istanbul, Turkey

Project Type: mixed-Use Development Plan Project Size: 2.6 million SF Client: Renaissance Development Date: 2014 Status: Completed

Development Summary:

Retail / Entertainment 2,593,500 SF Hotel 250 Keys Parking: 3,000 Spaces

The Hilltown Project combines city shopping with the scenic views of the islands, street shopping concept with a neoclassical architecture, easily accessible location and exclusive brands, shopping streets, cafes, restaurants and arts and entertainment areas. Hilltown offers a new life experience for all of it guests.

Relevance to the Severance Redevelopment Project:

Greyfield Redevelopment - The project was initially conceived aerial view as simple renovations to traditional enclosed mall space, but through the development process it was discovered that there Applied Urbanism Principles – Despite its large size and was so much more financial potential with a full-scale mixed- vertical challenges, Hilltown was intentionally designed to be use redevelopment. a pedestrian scaled development. Parking was kept to the periphery and concealed from view allowing the development Mixed-use Program – Hilltown blends hospitality, entertainment to fit contextually within the historic fabric of the surrounding and retail into the central location of the surrounding urban neighborhoods. environment of the community. Though it is a regional destination, it also functions as the town center for the local population in which it serves. It has become a cultural hub of activity for residents and visitors alike. covered exterior plaza

Severance Town Center Redevelopment Plan 59 hilltown stapelton Istanbul, Turkey RELERELEVANTVANT PLPLANNINGANNING EXPERIENCE

Hilltown Stapelton Istanbul, Turkey

The project is comprised a multi-story shopping mall, indoor and outdoor entertainment facilities and a hotel. A naturally sloping site allows the multiple program elements to be stacked on top of one another and provide for access for each element around the site. The result of the program elements and site constraints lead to a hill town concept.

The open air town center is articulated by a collection of main street architectural styles to create a collection of buildings built over time. Public plazas and pedestrian streets organize retail, restaurants and cafes, opening up to panoramic views down the hill side, and creating accent points to naturally connect to lower levels.

Architect of Record: Elkus Manfredi AE7 Staff and Role: Project Architect

OUTDOOR COURT YARD entry plaza

EXTERIOR plaza view to the sea INDOOR F&B active kids PLAY AREA

Severance Town Center Redevelopment Plan 61 RELEVANT PLANNING EXPERIENCE

Hilltown Stapelton Istanbul, Turkey

grade level plan

Severance Town Center Redevelopment Plan 62 2840 Liberty Ave, Suite 403, Pittsburgh, PA 15222 www.ae7.com