Shigeru Ban, on Structural Design

Land Use Review Application File Number: FOR INTAKE, STAFF USE ONLY Qtr Sec Map(s) ______Zoning______Date Rec ______by______Plan District______

 Type I  Type Ix  Type II  Type IIx  Type III  Type IV Historic and/or Design District______

LU Reviews______Neighborhood______[Y] [N] Unincorporated MC District Coalition______[Y] [N] Flood Hazard Area (LD & PD only) [Y] [N] Potential Landslide Hazard Area (LD & PD only) Business Assoc______[Y] [N] 100-year Flood Plain [Y] [N] DOGAMI Related File #______Email this application and supporting documents APPLICANT: Complete all sections below that apply to the proposal. Please print legibly. to: [email protected] Development Site Address or Location______Cross Street ______Sq. ft./Acreage______Site tax account number(s) R R R R R R Adjacent property (in same ownership) tax account number(s) R R R Describe project (attach additional page if necessary)

Describe proposed stormwater disposal methods

Identify requested land use reviews

• Design & Historic Reviews - For new development, provide project valuation. $______For renovation, provide exterior alteration value. $______AND provide total project valuation. $______• Land Divisions - Identify number of lots (include lots for existing development). ______New street (public or private)?  yes  no • Affordable Housing - For buildings containing five or more dwelling units, will  yes  no  N/A 50% or more of the units be affordable to households with incomes equal to or less than 60% of the median family income for the county or state, whichever is greater? 1 lu_app 10/06/20 City of Portland Oregon - Bureau of Development Services LU 21-029602 DM AD Exh. G1 Applicant Information • Identify the primary contact person, applicant, property owner and contract purchaser. Include any person that has an interest in your property or anyone you want to be notified. Information provided, including telephone numbers and e-mail addresses, will be included in public notices. • For all reviews, the applicant must sign the Responsibility Statement. • For land divisions, all property owners must sign the application.

PRIMARY CONTACT: I acknowledge this typed Typed Full Name ______name as my signature Company/Organization ______Mailing Address ______City______State______Zip Code ______Day Phone ______FAX______email ______

Check all that apply  Applicant  Owner  Other______I acknowledge this typed Typed Full Name ______name as my signature Company/Organization ______Mailing Address ______City______State______Zip Code ______Day Phone ______FAX______email ______

Check all that apply  Applicant  Owner  Other ______Responsibility Statement As the applicant submitting this application for a land use review, I am responsible for the accuracy of the information submitted. The information being submitted includes a description of the site conditions. I am also responsible for gaining the permission of the owner(s) of the property listed above in order to apply for this review and for reviewing the responsibility statement with them. If the proposal is approved, the decision and any conditions of the approval must be recorded in the County Deed Records for the property. The City of Portland is not liable if any of these actions are taken without the consent of the owner(s) of the property. In order to process this review, City staff may visit the site, photograph the property, or otherwise document the site as part of the review. I understand that the completeness of this application is determined by the Director. By my signature, I indicate my under-standing and agreement to the Responsibility Statement. Name of person submitting this application agrees to the above Responsibility Statement and acknowledges typed name as signature:

______Date: ______Email this application and Submittal of locked or password Phone number: ______supporting documents to protected documents will delay [email protected] intake of your application. 2 lu_app 10/06/20 City of Portland Oregon - Bureau of Development Services LU 21-029602 DM AD Exh. G1 BLOCK 25 DEVELOPMENT

Key Development June 28, 2019

1 Block 25 Development | Key Development LU 21-029602 DM AD Exh. G9 June 28, 2019

Eric Jacobson Prosper Portland 222 NW Fifth Avenue Portland, Oregon 97209-3859

Re: Key Development Block 25 RFP Proposal TABLE OF CONTENTS Dear Eric, Thank for you reading our response to the Block 25 Request for Proposals. Since with Shigeru Ban, on structural design. Our team is innovative and experienced in learning about the project earlier this spring, we have inundated ourselves with Portland and internationally. stories of the neighborhood, its people, industry, and architecture. We have discovered COVER LETTER remarkable crossovers between historical Chinatown/Japantown and our hometown As developers whose focus is Public Private Partnerships, Key is well-suited to spearhead of Hood River. It is our intention that this short packet illustrates our team’s profound the relationships necessary to create quality jobs and overall economic development. PART I - OUR TEAM, OUR PRACTICES respect for the past and our humble vision for the future of Block 25. We have built a portfolio of $200M of projects in Hood River and Portland in the last Development Team...... 02 eight years. Our success has not been without the participation and guidance of public Our proposal for Block 25 includes pieces of what was once Nihonmachi or Japantown agencies, including Prosper Portland. We have a variety of financing structures in our Equity and Diversity...... 23 in Old Town, Portland. While we are not attempting to re-build a culture or a people, wheelhouse and our assets and recent projects demonstrate our capacity to lead the Project Highlights...... 27 we believe the neighborhood can support Japanese and Pan-Asian enterprises, especially development of a project of the scale we are proposing for Block 25. Business and Workforce Equity...... 41 given many cultural groups have lost their sense of place in the last half-century in this neighborhood. We recognize the complex and multi-cultural history surrounding Block Our proposal provides a detailed introduction to our team and our past and future Green Building...... 43 25 and we are compelled to re-establish a sense of culture through architecture. commitment to Prosper Portland’s business terms, goals, and policies. Our vision for the site is informed by financial feasibility and commercial programming that is PART II - OUR PROPOSAL FOR BLOCK 25 Concrete / Steel The importance of honoring oppressed cultures through physical space is part of our culturally relevant. Project Vision...... 45 Building team’s background and basic view of the world. My childhood roots are in Hood River agriculture199.75’ - I was raised on an orchard neighboring the Asai, Hasegawa, and We hereby make a binding commitment to move forward with Prosper Portland on Development Goals...... 59 Tamiyasu family orchards, down the valley from the Yasui and Kiyokawa family the development of Block 25 on the terms outlined within this proposal. This binding Project Schedule...... 61 orchards. Education on the topic of discrimination against Japanese and Japanese- commitment is valid for 180 days, and, if selected, we shall negotiate in good faith with Financial Structure...... 62 American people is part of Hood River’s civic and educational curriculum. Our Prosper Portland toward a binding disposition and development agreement. Please Letters of Support...... 71 Consulting design architect is a Japanese-born man, Shigeru Ban, known for his direct all correspondence to me, as our project contact. work creating housing for disaster victims with materials like paper and bamboo. 178.75’ He is a leader in humanitarian architecture and experimental design. Through the Sincerely, APPENDIX highly sensitive lens of our team, we are striving to address the disparities in cultural Team Resumes representation in Old Town and Chinatown/Japantown. Key Development

Our other core consultants areNW well-established Glisan St in Portland. GBD will take the lead SEPARATE SEALED ENVELOPE in an executive architect role; Andersen Construction will provide preconstruction Financial Capability Statement (Confidential) and construction management services through completion of the project; Earthscape, a landscape group based in Japan, will consult with PLACE landscape architects Claudia Munk-von Flotow and HHPR civil engineers; GeoDesign and PAE will lead engineering efforts from Chief Operating Officer | Main point of contact subgrade80.5’ to top-out; MKA will partner with Creation Holz, a longtime design partner 541.490.9612 | [email protected]

W 4th Ave N

Exposed Mass LU 21-029602 DM AD Exh. G9 NW Timber Building DEVELOPMENT TEAM

HOW WE BUILT OUR TEAM

The Japanese Architect, the Portland Architect We became familiar with Shigeru Ban’s work after traveling to the Nomadic Museum in Santa Monica, California in 2006, a temporary structure used to house the Ashes and Snow photography and film exhibit by Gregory Colbert. Shigeru is celebrated for his humanitarian and disaster relief structures, constructed out of recycled materials, but he is also well-known Andersen Construction | OSU Peavy Hall GBD Architects | Cyan Timberline Lodge for his high-end residential and civic projects. Through his projects, Shigeru makes significant contributions to community service. For example, the Aspen Art Museum project uses art and programming to make connections with the surrounding community, through partnerships with groups that serve youth in crisis.

Our intention in partnering with Shigeru Ban Architects is multi-fold: (1) we would like to achieve an aesthetic consistent with Shigeru’s past projects, largely through wood and plantings and (2) our project vision is one fifth (by area) dedicated to cultural programming, a component we are addressing with two other project partners (Connie Wohn and Mitsu Yamazaki), but one that requires sensitive and knowledgeable architectural expression.

The best choice for an Architect of Record in Portland is GBD, led by Katherine Schultz. Katherine was also part of the group that wrote the historic guidelines for Chinatown/Japantown; she is deeply rooted in Portland architecture and urban planning, and has been recognized for helping Portland “grow up smart”. This is particularly important at Block 25; the area is an evolving part of the central city with contentious land use issues such as the appeal against the City of Portland over height increases. With a well-respected Portland Architect shepherding the team, we are prepared to elegantly-navigate future challenges at Block 25.

The Builder Portland - Tokyo Connection (Photo by Willamette Week) Shigeru Ban Architects | Nomadic Museum Key has worked with Andersen on projects of similar scale and in partnership with Prosper Portland at the Burnside Bridgehead. Andersen is committed to the process of recruiting a diverse workforce through unions, apprenticeship programs, and community resources. Communication with Prosper Portland on policies and processes to meet and achieve policy goals will be through a designated Andersen point-of-contact, with the intention of making thorough efforts from the time we are awarded the project.

Andersen is also spearheading wood building technologies through work with Oregon State University – the idea of using wood as a structural material that can be (mostly) exposed appeals to our building team for several reasons. We have strong ties to forest industries and a love of timber structures; Andersen has offices in Oregon, Washington, and Idaho, and is part of the resurgence of timber structures in our region; Oregon is home to one of the most treasured timber structures in the United States, Timberline Lodge on Mount Hood. It stands as an enduring reminder of the power and beauty of a well-designed and constructed timber building.

2 Block 25 Development | Key Development Key Development | Block 25 Development 2 Shigeru Ban Architects | Paper Log House, India – Disaster Relief Key Development | Ferment Brewing GBD Architects + Andersen Construction | Oxbow 49 LU 21-029602 DM AD Exh. G9 Turning Speculative into Activated The majority of Key Development’s work in the last decade has been speculative, and closely monitored by public agencies who have sold land to Key through Disposition and Development Agreements. Our work at the Hood River waterfront and at the Burnside Bridgehead in Portland are two such examples.

In Hood River, the only non-speculative project was done on behalf of Tofurky, a vegan food producer that has since enjoyed business growth. The Hood River waterfront was once a bustling hub of timber and harbor businesses. The land is a fill site that was created after construction of the Bonneville Dam and the interstate highway. In recent decades, the area sat largely vacant. It was not until about 2007, with the dedication of the Waterfront Park, that a new wave of growth started, and building development began. Our most recent success in turning speculative to activated, is a 70,000 square foot project whose foundational tenants include Ferment Brewing Company, Camp 1805 Distillery, Columbia Riverkeeper, and CENTRL Office.

Our proposal for Block 25 includes speculative commercial space. With the help of Connie Whon - Creative Strategist and Mitsu Yamazaki – International Business Strategist, and through creative lease agreements that offset operational burdens, we will fill the spaces at market rate rents. Connie and Mitsu will be instrumental in garnering and executing tenant and neighborhood partnerships to activate our speculative commercial spaces proposed herein. They have relationships with existing groups who have cultural connections to Chinatown/Japantown and a long-term interest in future business partnerships.

We are a progressive team, committed to the long-term outcome of Block 25 and the neighborhood through inspiring design and creative partnerships with tenants and stakeholders. Our experience is vast, in Portland and around the world, including innovation with the use of building materials and overall site design. We are proficient in the analysis of market demand, advised by our expert partners in brokerage, lending, and investing. We are keenly aware of site and neighborhood constraints – our vision is the result of many massing and programming scenarios, tweaked by our diligent team whose firms are introduced in subsequent pages.

Outpost Ferment (Key) SideYARD (Key) Tofurky (Key)

3 Block 25 Development | Key Development Key Development | Block 25 Development 4 LU 21-029602 DM AD Exh. G9 KEY DEVELOPMENT

Who We Are Our development approach prioritizes social and environmental sustainability and highly-considered design. We work closely with public agencies such as housing, economic development, and planning departments, to respond to regional issues. Our recent work in Portland and Hood River, Oregon, has transformed physical environments through creative, sensible architecture and carefully-considered tenants. For both financial and architectural reasons, we rely on a balance between outside nature and function of the building. We spend our days outside, riding bikes, on the river, with our children – nature is our church and we attempt to use nature to enhance the architecture of our projects.

Our Work Over the past five years, we have completed over 300,000 square feet of new and redeveloped industrial warehouse, office, commercial, and retail space at the Hood River waterfront. Through partnerships with the Port of Hood River and tenants including aerospace, natural food production businesses such as Tofurky, and outdoor sports gear businesses, we have rapidly refreshed land that sat vacant for decades. Through these projects, we have invited over 350 new jobs to the Hood River waterfront (for reference, the town itself is about 7,000 people) ranging from design and manufacturing employees to high-level operations of billion-dollar industries. These projects respond to a challenging mixed-use zone—the area morphs from recreational uses at the bank of the Columbia River to commercial uses at the storefronts of street- facing buildings, to heavy and light industrial uses toward the south. Hood River Outpost: Ferment Brewing Company, Camp 1805 Distillery, CENTRL Office, and Tofurky Headquarters | Hood River Waterfront | LEED Platinum Columbia Riverkeeper Across from YARD, we are completing our first Cross Laminated Timber project, SideYARD. The site is the geographic heart of the City of Portland and at the edge of the daily commuter flow of cars, bikes, and pedestrians. The project will help strengthen the connection between the eastside community and the downtown urban core. It was designed as a working-class building, surrounded by public transportation, and on a multi-modal commute path. The ground floors will be activated with retail tenants including Ferment Brewing Company, which headquarters in our most recent Hood River waterfront building. We see our two Burnside Bridgehead projects as anchors for the neighborhood and a gateway to the eastside community.

We recognize the need to grow mindfully in Hood River and Portland. The destructive past is recent, and its social and environmental repercussions not forgotten. This is especially true of Japanese landowners in the valley we call home and the at the site of the project proposal.

Knot Springs Social Club in YARD - Completed in partnership with Prosper Portland | East SideYARD Cross Laminated Timber building under construction in Burnside Bridgehead, Portland, Oregon partnership with Prosper Portland, Portland, Oregon

5 Block 25 Development | Key Development Key Development | Block 25 Development 6 LU 21-029602 DM AD Exh. G9 SHIGERU BAN ARCHITECTS - CONSULTING DESIGN ARCHITECT

Shigeru Ban Architects (SBA) was established in Tokyo in 1985. Founded as a small practice, SBA has grown to be a global architectural firm, with offices in New York, Tokyo, and Paris. With a global staff of 75, SBA has completed over 100 projects across six continents. As Design Principal, Shigeru Ban designs and oversees the development of all SBA projects in a studio design setting.

Design Philosophy Shigeru Ban Architects’ unique design approach stems from conceptual clarity supported by spatial and material innovations. A rational and clearly articulated concept becomes the foundation for each project. This vision for the building is developed from initial phases through to the completion of construction, ensuring that the design concept aligns with the clients’ goals at each step of the design process.

SBA’s work carefully considers its geographic, historical, and cultural context, exploring creative new ways to integrate traditional building materials with innovative construction practices. Interiors are expressed through a strong yet simple material palette, while externally presenting a confident expression of the structural and material logic.

SBA blurs boundaries of interior and exterior to welcome the community and truly integrate buildings into their environments, whether natural or urban. La Seine Musicale | Île Seguin, France | Recent Public-Private Partnership Shonai Hotel Suiden Terrasse | Yamagata, Japan Paramount to the practice is designing buildings that service the needs of the user, respect context, and integrate with nature. Considerations include careful attention to natural light and ventilation, as well as respect for a project's historic context. For example, Terrace House received a special commendation from the Vancouver Development Permit Board for its exemplary design response with respect to the existing landmarked building next door.

SBA's holistic design methodology also considers carefully tuned approaches to the climate and environment, a necessity for both human comfort and global responsibility. SBA's approach to sustainable design is integral to all phases of a project, enabling the architects to create buildings that utilize the forces of the local environment, make appropriate material choices, and choose environmentally conscious building systems.

SBA is a global leader in contemporary mass timber design, noted for pioneering work such as the Centre Pompidou-Metz (Metz, France) and Nine Bridges Golf Clubhouse (Yeoju, South Korea). Projects currently under construction include the Swatch/Omega Museum and Headquarters in Biel, Switzerland, which will be the largest mass timber building project in the world upon completion, and Terrace House, a 19-story residential project in Vancouver, Canada, which will be the tallest hybrid timber and concrete structure in the world. Beyond its visual appeal, wood construction bears a cultural connection to Japan, facilitates sustainable design, and has a positive effect on inhabitants, as described in the "Why Wood?" portion of this document.

Practice Areas Shigeru Ban Architects is a multi-disciplinary design firm with experience in diverse programmatic areas, including arts and cultural buildings, houses and housing, offices, commercial projects, hospitality, disaster relief projects, industrial design, and exhibitions. Through this varied work, SBA has engaged with Public-Private Partnerships for projects such as La Seine Musicale (2017), a 392,800 square foot performing arts center and park west of Paris, as well as culturally relevant public projects, such as the Mt. Fuji World Heritage Center in Shizuoka, Japan (2017).

Attention to Schedule and Budget Shigeru Ban Architects has a proven history of delivering internationally acclaimed projects with careful attention to schedule and budget. For example, for the Aspen Art Museum, SBA maintained a strict 18-month construction schedule in order to accommodate the client’s desire to open during the late summer visitor season. The completed museum met the client's operational goals, resulting in a 400 percent increase in Cardboard Cathedral (Humanitarian) | Christchurch, New Zealand Metal Shutter House | New York, NY visitorship in its first year, a 1140 percent increase in students served by educational outreach, and earning the 2017 AIA National Honor Award.

7 Block 25 Development | Key Development Key Development | Block 25 Development 8 LU 21-029602 DM AD Exh. G9 SHIGERU BAN: ARCHITECT, HUMANITARIAN, EDUCATOR - CONSULTING DESIGN ARCHITECT

Shigeru Ban is a Japanese architect with a global perspective. His unique international cultural sensibility stems from his diverse geographic background, having been raised in Tokyo, educated in California and New York, and now leading his firm from offices in Tokyo, New York, and Paris.

The Paper Architect Upon completing his studies, in 1985 Shigeru returned to Tokyo to establish his firm, Shigeru Ban Architects. As an office of one, he began with exhibitions and small scale projects with limited budgets. It was during this time that he began designing with paper tubes, an ideal recyclable, lightweight, and inexpensive structural material. He has since advanced the field of paper tube construction through projects of all scales, including furniture, temporary housing, pavilions, churches, and even his own summer home.

Humanitarian Work In 1994, Shigeru began working in response to the Rwandan genocide by designing and constructing refugee housing constructed from paper tubes. The following year, he established the Voluntary Architects Network, an NGO through which he has provided a wide array of relief projects for nearly 25 years, including housing, religious centers, community centers, concert halls, and elementary schools. Shigeru believes in the capacity of architecture to improve the quality of life for all people, and has designed and constructed humanitarian relief projects around the world. Despite his busy schedule, he travels to each project site to understand local conditions and the availability of materials and skilled labor, and also to assist with construction.

TED Talk | TEDx Tokyo Teaching | Harvard Graduate School of Design Shigeru believes that the most sustainable approach to architecture is to create buildings that last. He has stated, “It’s a question of love. If a building is loved, it becomes permanent.” Many of his relief projects, intended as temporary, have become permanent fixtures in their communities.

Architecture in Japan, the United States, and Around the World Simultaneously, Shigeru established himself as a leading global architect, designing for major national and international cultural institutions, businesses, and public agencies, in addition to private clients. Many of these works have advanced the field of wood and mass timber design and construction. Shigeru has designed and constructed numerous innovative projects with exposed timber structures for leading arts and cultural institutions, including the Centre Pompidou-Metz (Metz, France, 2010), Nine Bridges Golf Clubhouse (Yeoju, South Korea, 2010), the Aspen Art Museum (Aspen, Colorado, 2014), and La Seine Musicale (Boulogne-Billancourt, France, 2017). The firm will soon have to its credit the world’s largest mass timber building project (Swatch/Omega Headquarters & Museum, Biel, Switzerland, expected completion: 2019) and the tallest hybrid mass timber building (Terrace House, Vancouver, Canada, expected completion: 2020).

Beyond quantitative metrics, SBA’s buildings are well-loved by occupants and critics alike, and have garnered numerous state, regional, national, and international awards, including awards from the Canadian Wood Council, Chicago Athenaeum Museum of Architecture and Design, the Japan Institute of Architects, and national, regional, and state awards from the American Institute of Architects.

Teaching In addition to his design work, Shigeru is dedicated to teaching the next generation of architects. He began teaching at Tama Art University in Tokyo in the early 1990s, and has since taught at numerous universities in Japan and the US, including Keio University, Harvard, Cornell, and Columbia.

Selected Awards Shigeru is the recipient of numerous awards, including the Pritzker Prize, architecture’s equivalent to the Nobel Prize, as well as L’Ordre des Arts et Refugee Resettlement Camp | Kalobeyei, Kenya Christchurch Cathedral | Christchurch, New Zealand des Lettres, the National Order of the Legion of Honor in France, the Thomas Jefferson Foundation Medal in Architecture, and the Mother Teresa Award for Social Justice.

9 Block 25 Development | Key Development Key Development | Block 25 Development 10 LU 21-029602 DM AD Exh. G9 GBD ARCHITECTS - EXECUTIVE ARCHITECT OF RECORD

Established in 1969 in Portland, Oregon, GBD Architects Incorporated (GBD) is an architecture, interior design and space planning firm dedicated to making buildings that work as hard as they do—buildings that are honest, wise, and give out more than they consume. They make thoughtfully and artfully crafted buildings that are timeless, majestic solutions to real human problems—not the source of new ones. GBD comprises a team of more than 90 architects, planners, interior designers and administrative staff who pursue our projects as a collaborative, inter-disciplinary endeavor. The culture is warm, open, collegial, highly professional and down to earth. They have a strong work ethic along with an obvious passion and love for what they do. And what they do is build beautiful, responsible spaces that move and elevate people. They are not “GBD buildings.” They are human buildings.

What GBD Does In the last decade, the GBD team has overseen an enormous volume of work for nearly two billion dollars in new projects. They have designed and implemented multi-block developments such as the two million square foot Brewery Blocks, or the 657 unit Hassalo on Eighth development. Their team is fully prepared to take on the challenges inherent to complex projects / buildings, an active neighborhood, associations with other architecture firms, multiple user groups, and necessary programming to deliver a beautifully successful, on-budget project. They offer unparalleled experience managing large developments and diverse constituencies. They believe that their 50 years of experience means little if they don’t use it to directly improve Chinatown/Japantown - one of Portland’s most culturally significant neighborhoods.

Collaboration Experience The Muse Apartments | Portland, Oregon Broadway Tower | Portland, Oregon GBD embraces the value created by a fully integrated team atmosphere that inspires creativity, collaboration and innovation. GBD’s extensive history in collaborating with other architects and deep knowledge of Portland, combined with Shigeru Ban’s contextual design approach and innovative use of materials makes this team uniquely suited to bring this project to reality. They believe that good design does not exist within a vacuum and therefore seek out new ideas in order to deliver the highest quality work. GBD has a long-standing history partnering on dozens of projects over the years. These many shared design partnerships have resulted in outstanding built projects across the Pacific Northwest and the world.

Experience Working Locally In their 50 years’ experience, GBD has gravitated toward complex, multi-stage projects that revitalize their home—Portland. What does this mean to you? It means that GBD excels in taking visions for projects that are incredibly complex from both a design and economic standpoint and finding a way to get them built. They have a long history of Public Private Partnerships – both informal and formal including: Brewery Blocks, South Waterfront, Hassalo on Eighth, and Oregon Sustainability Center to name a few. They know how to navigate the intricate processes that arise with different project types within the City of Portland including how to apply complex land-use and building code compliance. This has helped them earn a respected position with City staff, who often offer up their land use review submissions as examples to other applicants. Bottom line - GBD gets projects done and they intend to apply their expertise to Block 25.

GBD's Principal in Charge, Katherine Schultz, has a broad perspective on issues facing our community through her work not only as an architect but also as the Chair of Portland’s Planning and Sustainability Commission. Her volunteer participation on numerous stakeholders’ committees and commissions – including the stakeholder committee for the development of the New Chinatown/Japantown Historic District Design Guidelines - has brought a deep understanding of the unique neighborhoods within Portland. This knowledge combined with the belief in the importance of honoring the historical past and enhancing the visons of the future through the built environment are critical for the District and this project. Bellevue Towers | Bellevue, Washington Brewery Blocks | Portland, Oregon Helios Apartments | Seattle, Washington

11 Block 25 Development | Key Development Key Development | Block 25 Development 12 LU 21-029602 DM AD Exh. G9 ANDERSEN CONSTRUCTION

Andersen Construction is Oregon’s largest family-owned Construction Manager / General Contractor. Andersen has built over 8,000 projects all over the west coast and are currently working in Oregon, Washington, Idaho, and California. They excel in technically challenging, complex projects, utilizing the latest technology and management trends in construction. This includes highly collaborative management approaches such as Integrated Project Delivery, Design-Build and Construction Management/General Contractor services.

Relevant Experience Andersen has recently built several projects in partnership with Prosper Portland. They are accustomed to meeting and exceeding Prosper Portland's building standards (LEED, certified companies, apprenticeships, LCP Tracker, G2B2now, etc.). This includes a wide variety of urban projects, including housing, parking, office, research laboratories and academic spaces. Highlighted projects include:

• YARD – Prosper Portland land sale • The Osprey – Prosper Portland land sale • Block 76W (also known as SideYARD) – Prosper Portland land sale • 38 Davis – Prosper Portland land sale • The air-HairedF Dumbbell – Prosper Portland land sale • OHSU Knight Cancer Building – Prosper development agreement

Chinatown / Japantown Andersen has built two of the most prominent buildings in Chinatown / Japantown. This includes the NW Natural building and 38 Davis. 38 Davis was successfully completed in 2017 on a very challenging site. The three quarter block development was built with a quarter-block The Cosmopolitan | Portland, Oregon 38 Davis (With Prosper Portland) | Portland, Oregon existing building on the same block. The project also achieved 26 percent DMWESB participation. Andersen understands the challenges and logistics of the neighborhood and look forward to returning to the community.

Working with Key Development and GBD Architects Andersen has worked continuously with Key Development for the past five years. We have teamed to complete the YARD tower on the Burnside Bridgehead and two phases of the Knot Springs Spa. We are currently nearing completion of the Block 76W development (also known as SideYARD), which is adjacent to YARD. Andersen and GBD have worked continuously for over 10 years. Their most recent work includes three mixed use housing developments in Portland. This includes The Osprey (Prosper Portland land) in the South Waterfront, Oxbow 49 in John’s Landing and The Carson, a superblock development in Slabtown. The three projects total 824 market rate apartments.

Project Scale Andersen has built seven mixed use development towers over 200 feet in the past five years. They are experts in high-rise construction. Typically these towers are post-tensioned concrete structures. They have also completed multiple structural steel towers over 200 feet in height. The following projects are all mixed uses of housing, parking and retail:

• YARD • Kinects Tower • The Metropolitan • The Emerald • NV • Vista Pearl • Dimension By Alta • The Cosmopolitan • 140 Columbia

The Osprey Apartments (With GBD Architects) | Portland, Oregon The Carson (With GBD Architects) | Portland, Oregon

13 Block 25 Development | Key Development Key Development | Block 25 Development 14 LU 21-029602 DM AD Exh. G9 MITSU YAMAZAKI | INTERNATIONAL BUSINESS STRATEGIST PARTY ANIMAL | LEAD CREATIVE STRATEGIST

Mitsu leading the Future City Tour for a Portland urban planning group Popup PDX, a Prosper Portland event started by Mitsu, featured Japanese vendors North Warehouse Portland Venue Coverge 45 | International Art Show One Moto Show | See See Motorcycles The Artisan Cup | Portland Art Museum

MITSU YAMAZAKI CONNIE WOHN Connie's newest venture brings together community, music, and education Mitsu is an international business strategist based in Portland and Tokyo. A Before TIP, he worked as the Vice President at San Antonio Economic Connie Wohn is known for dreaming up truly unique brand activations on social issues. She is inspired by the business and creative success of native of Japan, Mitsu has been living in the United States for the last 24 years, Development Foundation as well as a Business Development Manager for and events that inspire Portland top creative agencies and brands membership-based social clubs like Soho House, but aims to avoid the stuffy, including time in Mexico, and brings a unique perspective to his projects in Yates Construction, an international construction/engineering firm, focused on including, Ace Hotel, Adidas, Beast, Converse, Google, Han Oak, exclusive culture of scenes in London and New York City. Connie is also urban design, smart city technologies and international business development. major industrial and commercial development projects. His prior clients include The Hoxton Hotel, Instrument, Kamp Grizzly, MUJI, MFNW, Nike, connected to important visionaries in Portland and, specifically, Old Town Toyota, Nissan, Lowe’s Home Improvement and Ajinomoto. OMFGco, PICA, See See Motorcycles, Serra, Wieden+Kennedy and Prior to being an independent consultant, he worked as the International numerous others. and Chinatown/Japantown who understand the mix of cultural and economic diversity and social service agencies in the neighborhood. Business Development Officer for Prosper Portland, where he led the expert He currently serves as a strategic advisor to MUJI USA, the City of Tsukuba, as development and foreign direct investment recruitment efforts for the City of well as to a number of real estate development firms in Japan. Up until recently, With over 15 years experience positioning brands for success in the Portland. During his tenure he worked on a successful global trade development he was the International Strategy Director for Ziba Design, is currently a market, she has also been at the helm of Suttle Lodge as a General Manager initiative called We Build Green Cities to guide the building of more Senior Fellow at the Center for Public Services at Portland State University, — she truly understands the ins and outs of day to day operations in sustainable cities around the world engaging Portland's urban design firms and and a Co-Founder of Creative City Lab in Tokyo. the hospitality world. best practices. One of the most notable projects he led is called Kashiwanoha Smart City Campus master plan in Japan. It is currently the largest LEED As an active member of Portland’s creative community fabric she Platinum ND project in the world and was awarded the MIPIM award. thrives at creating spaces and experiences for the community to gather around with attention to detail and a strong hospitality focus. Previously, Mitsu was a Director of Corporate Services for TIP Strategies, an All things culture, fun and current are her specialties. Austin-based economic development consulting firm providing site selection, international business development and strategic planning services to clients in government, renewable energy and automotive sectors.

15 Block 25 Development | Key Development Key Development | Block 25 Development 16 LU 21-029602 DM AD Exh. G9 LANDSCAPE ARCHITECTURE

Hassalo on Eighth | LEED Platinum Neighborhood Development | Portland, Oregon Saiki Peace Memorial Park | Oita, Japan PLACE - EXECUTIVE LANDSCAPE ARCHITECT EARTHSCAPE - DESIGN LANDSCAPE ARCHITECT Zidell Yards Master Plan | Portland, Oregon Urban Dock Lalaport Toyosu | Tokyo, Japan PLACE is an innovative design studio committed to inspiring landscape Founded in 1999 by Eiki Danzuka, Earthscape has produced a wide range of architecture, planning, art, and urban design services. Reflected in their work creative and community-based interactive projects including artworks, playgrounds, is a dedication to design excellence and innovative ecological practices, from urban planning, and landscape architecture. The company’s name “Earthscape” intimate landscapes to large scale urban development and master planning refers to the telescopic view of the earth as seen from outer space, which is their efforts throughout North and South America, Europe, Middle East, and Asia. fundamental perspective in every project. By using landscape as their primary design Passionately enthusiastic about the craft of placemaking, PLACE’s dynamic team tool, they aim to create a sustainable platform connecting art, human and nature. of 30 talented creatives is ethnically diverse and intuitively sensitive to the social fabric of the community. Multidisciplinary approach and cultural fluency inform Some of Earthscape’s most renowned works include Saiki Peace Memorial Park, the studio’s creative process leading to authentic and bold design ideas. Urban Dock Lalaport Toyosu, ChuoLine Mall Project, Jingumae-residence, Seibu Ikebukuro Roof-top Garden in Tokyo, and the Ashinoko Hanaori hotspring PLACE excels in creating iconic mixed-use developments, park and open space resort. Medical Herbman Cafe Project (MHCP) is yet another one of their landmarks, and visitor destinations layered with natural, historic, and cultural prestigious works. Located at the art-trienale in Echigo-tsumari, MHCP is a ecotones rooted within the character of the site. Integrating the roles of people, social enterprise partly executed by Earthscape and its revenue was donated to aid water, native plant communities and habitats is a methodology employed by in the construction of a playground in Thailand, which they designed and built. PLACE to transform the client’s vision into a memorable experience. PLACE plans and designs healthy landscapes showcasing opportunities for recreation, Earthscape has produced over 80 projects over the past 20 years. The company environmental education, sustainability, sense of identity, and community building. is currently supported by ten staff members, with Danzuka closely involved with PLACE is a Minority Business Enterprise/Disadvantaged Business Enterprise every member of the team. He has also been involved in design education and (MBE/DBE #7819) certified by the State of Oregon. taught as a visiting professor at Tama Art University since 2012. Portland Mercado (With Prosper Portland) | Portland, Oregon Jingumae-residence | Tokyo, Japan

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T3 - Largest contemporary exposed heavy timber building in the US - 7 Stories / 2016 Nine Bridges Golf Club (With Shigeru Ban Architects) | Yeoju, South Korea MAGNUSSON KLEMENCIC ASSOCIATES - EXECUTIVE STRUCTURAL CRÉATION HOLZ - DESIGN STRUCTURAL Centre Pompidou-Metz (With Shigeru Ban Architects) | Metz, France MKA provides structural engineering services worldwide, with $99 billion worth of Création Holz is widely regarded as one of the world’s foremost innovative timber projects in 48 states and 54 countries and individual projects in excess of $2 billion. structural engineering firms, led by structural engineer and CEO Hermann Blumer. Headquartered in Seattle with a branch office in Chicago, their firm was founded 99 Since its founding in 2003, Hermann has invented and developed such techniques years ago and has a staff of 200, including 150 engineers and 30 BIM technicians. as depth hydrophobation (beech plywood with greatly reduced water absorption), spring ductile frames (adjustable rings for flexible elastic frame corners), and the MKA has a history of working with wooden structures including the heavy- X-Floor (concrete-wood-hybrid floor panels with load-bearing effect). timber options of nail laminated timber (NLT), cross-laminated timber (CLT), and glulam hybrids. MKA’s expertise in heavy-timber design is evidenced by their For this project, Création Holz will lead structural engineering design in multiple T3 Heavy-Timber offices around the country, including the first heavy collaboration with executive structural engineer MKA, a working relationship timber office building in the United States, Minneapolis T3. structure typical for Création Holz.

MKA brings a decades-long history of high-rise building design, and a project Shigeru Ban Architects routinely partners with Création Holz for projects portfolio that includes over 500 high-rise and super-high-rise towers around the requiring specialty wood structural engineering. Recent projects include the world. In addition, their in-house High-Rise Structures Technical Specialist Team Swatch/Omega Headquarters and Museum (Biel, Switzerland, expected is dedicated to the research and development of the latest information on high- completion: 2019), which will be the largest mass timber building project in the rise structural designs being implemented today. world; the Mt. Fuji World Heritage Center (Shizuoka, Japan, 2017), winner MKA has a strong portfolio of work in Oregon having participated in 44 projects in of the Japan Wood Design Award; the Aspen Art Museum (Aspen, Colorado, the state, with over 30 of those projects specifically in Portland. Their work includes 2014), winner of numerous awards including the National AIA Honor Award; the towers such as The Wyatt and Ladd Tower, the University of Portland Beauchamp 160 Folsom Street - A 40 story residential tower in San Francisco, CA Centre Pompidou-Metz (Metz, France, 2010), one of SBA’s most iconic works; Recreation and Wellness Center, and multiple projects for OHSU. and the Nine Bridges Golf Clubhouse (Yeoju, Korea, 2010). Tamedia Office Building (With Shigeru Ban Architects) | Zurich, Switzerland

19 Block 25 Development | Key Development Key Development | Block 25 Development 20 LU 21-029602 DM AD Exh. G9 TEAM ORGANIZATION AND ROLES CORE PROJECT TEAM

PROSPER PORTLAND

FINANCIAL / COUNSEL Key Development Developer Bank of Ozarks and HFF First Republic Equity Partner Lender Brix Legal Counsel Claudia Munk-von Flotow Jeff Pickhardt Shigeru Ban Katherine Shultz Brad Nile CORE PROJECT TEAM Key Development Key Development Shigeru Ban Architects GBD Architects Andersen Construction Development Manager Development Supervisor Consulting Design Architect Executive Architect Construction Manager CONTRACTOR LANDSCAPE ARCHITECTS STRATEGISTS

Andersen Construction PLACE GBD Architects Connie Wohn Mitsu Yamazaki General Contractor (ESB/MBE #7819) Executive Architect Lead Creative International Business Executive Landscape Strategist Strategist

Earthscape Shigeru Ban Architects Consulting Consulting Design Design Landscape Architect

CONSULTANT TEAM

STRUCTURAL MEP CIVIL GEOTECH

MKA Creation Holz PAE HHPR GeoDesign Executive Structural Consulting MEP Design & Civil Geotechnical Connie Wohn Mitsu Yamazaki Eiki Danzuka Mauricio Villarreal Design Structural Engineering Engineering Engineering Party Animal Mitsu Yamazaki Earthscape PLACE

Lead Creative Strategist International Business Strategist Design Landscape Architect Executive Landscape Architect

21 Block 25 Development | Key Development Key Development | Block 25 Development 22 LU 21-029602 DM AD Exh. G9 EQUITY AND DIVERSITY

MAINTAINING A DIVERSE AND EQUITABLE WORKFORCE AND MAXIMIZING DIVERSITY GBD Architects In an effort to drive cultural change, GBD is deeply involved in programs throughout the community to engage youth at an early age, The Block 25 core team was assembled with the idea that diversity in our work group breeds creativity. Learning new ways of including the De La Salle North Catholic High School Corporate Work Study Program; Schools Uniting Neighborhood programs; the doing things, from people of different ages, physical abilities, socioeconomic backgrounds, gender identifications, orientations, adoption of the Kelly Elementary School – one of the most underprivileged schools in the PPS district; and participation in the ACE and backgrounds results in innovation. mentorship program – a national program that provides high schoolers with mentorship and education about the opportunities in the architecture, engineering and construction professions. GBD is committed to addressing workforce equity issues both internally and in Key Development the industry community. The architecture field has historically lacked racial and gender diversity and GBD actively works toward a more hospitable office for the underrepresented workforce. GBD believes in celebrating diversity, creating a family-friendly workplace, and Within our development team, we work with a range of people, from young creatives to senior lenders. Our most successful actively recruiting underrepresented people. projects have been those in which a diverse pool of talent is working together from the outset. For example, our Knot Springs project, within YARD, is a partnership between a millennial and female-identifying operational partner, an immigrant president, and Key. We hired a female-owned design group to complete the architecture and curate the spaces. Small shops Shigeru Ban Architects and local makers have been supplying products and services for the business from day one, starting with the salt scrubs used in SBA is a diverse and international practice with an 85 percent diverse workforce (including minorities, women, LGBTQ staff, veterans, and the exfoliation shower. Independent photographers and fine artists executed the interior graphics and marketing collateral. The persons with disabilities). With a global staff of 75, SBA has offices on three continents: the firm is headquartered in Tokyo, and further project has a global viewpoint and has gained traction in an increasingly aware consumer eye. The result is that the business supported by offices in Paris and New York. As a practice with substantial work operating across borders, SBA is inherently diverse. SBA's attracts, hires, and mentors the next generation of leaders in the Portland wellness scene. Multiple spa attendant employees international perspective leads the firm to challenge the status quo, proposing innovative solutions which benefit user groups, broader and massage therapists have gone on to start their own product lines, which the Knot Springs leadership team encourages by communities, and the local environment, with the goal of creating positive change. SBA addresses a broad range of project types, from offering to carry the products in in-house retail. disaster relief housing to world-class museums, and therefore consistently works with a diverse group of clients and communities.

Development Mgr. Claudia Munk von-Flotow on the jobsite Jax Mariash - Owner + Founder of Stoked Roasters (Key) Steffi Marth, BMX Racer, DaKine (Key) Jobsite tour with GBD's De La Salle Intern Kickoff meeting for the ACE Mentorship program (GBD) SBA's practice has an 85 percent diverse workforce

23 Block 25 Development | Key Development Key Development | Block 25 Development 24 LU 21-029602 DM AD Exh. G9 BLOCK 25 AS A PLATFORM FOR EQUITY AND DIVERSITY Our design team approach We have assembled a team that will be led by a diverse group of individuals with a cultural and international perspective on design, Our project proposal itself is a platform for diversity. Key Development is approaching this project humbly. We recognize with Japanese firms Shigeru Ban Architects as Design Architect and Earthscape as Design Landscape Architect, further supported the sensitive and complex history of the neighborhood. It is our intention to manifest positive activities through buildings, by Portland-based Executive Landscape Architect PLACE, who also has an office in Tokyo. SBA will bring their simultaneously open space, and tenant spaces. Our team of consultants and partners will help us achieve an equity framework both during global and local perspective to the project, celebrating and supporting the cultural diversity already present within the neighborhood, construction and for the life of the project, as long as we are involved. Collectively, we have a deep understanding of Prosper and championing the unique identity of Block 25 as the confluence of Japanese and American culture. Portland's policies and goals; we have worked closely with Prosper Portland and the Portland Housing Bureau on the redevelopment of the Burnside Bridgehead. SBA's entire proposed project team understands this unique condition, having lived and worked in both Japan and the United States. More broadly, SBA is uniquely attuned to communicating and fostering Japanese culture in their work and connecting to diverse Block 25 program elements for Equity and Diversity Asian communities. Beyond ethnic and cultural diversity, Shigeru Ban actively pursues “architecture for all,” supporting his belief that Our project proposal dedicates about 20 percent of rentable area to “cultural” programming. The proposed JASO headquarters high-quality design is not meant merely for an exclusive group of people, but rather, should be used to elevate the quality of life for plus the social club (Bunka House) are the programmatic platform to connect creative entrepreneurs. From the start, Connie all people. Under his leadership, SBA does not design in the abstract, but instead champions the diverse experiences, perspectives, and Mitsu, guided by Key from a real estate project management perspective, will be responsible for executing each space. This and ideas of each community, devising design strategies specific to each locale. SBA consistently works with cultural institutions, will include, design, operations, financing, and construction of about 75,000 square feet of space. Connie and Mitsu are well- community groups, and creative institutions to champion inclusivity. Most notably, the Aspen Art Museum was a 2017 winner of the connected to a diverse, under-represented community, especially those who identify with Asian cultures. National Medal for Museum and Library Service, “the nation's highest honor for institutions that make significant and exceptional contributions to their communities.” We are a small development team and we can help businesses adapt Unlike larger development groups, Key has been able to put together atypical lease deals with tenants who have little business GBD strives to level the playing field and encourage diversity in all aspects of their work starting with recruitment and hiring practices, or operating history. We have a recent history of spearheading speculative projects that end up with successful tenants and and the hidden biases that exist within our industry. They conduct outreach to underrepresented women and minorities through high tenant businesses within months of completion, like Knot Springs social club and Ferment Brewing Company. We recognize schools, colleges, ethnic media, and women and minority organizations. The Block 25 design team, led by Katherine, will strive to 75,000 square feet is a large undertaking for a new social club business, that relies on membership fees for revenue. We are increase opportunities for disadvantaged staff by instituting mentorship and training programs as the project progresses to allow for keen to help it along. Across the project, we are committed to the following approaches with the goal of including diverse involvement of under-experienced professionals. GBD is committed to a diverse project team from concept to completion. entrepreneurs in this project:

• Maintain a diverse development team, with a personal interest in cultural projects.

• Partner with local cultural groups in the neighborhood, including historic groups and creative groups.

• Engage a design, engineering, and consultant team that is highly sensitive to workforce equity and business-owner diversity.

• Engage Andersen early in the project, to meet and exceed Prosper Portland contracting goals.

• Expand the use of Disadvantaged Business Enterprise-certified groups in construction contracting.

• Outreach to underrepresented tenant groups associated with Asian products and services through a hands-on, leasing strategy with Mitsu; where there are leasing barriers, we are prepared to extend outreach efforts with small business services groups in Portland.

• Engage in the Economic Opportunity Initiative hiring process.

Hualin Temporary Elementary School, Humanitarian Next Level - A Connie Wohn Production Principal Landscape Designer, Mauricio Villarreal (PLACE) Project (SBA)

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PUBLIC PRIVATE PARTNERSHIPS - KEY DEVELOPMENT PROJECT EXPERIENCE

Key Development has extensive experience with public agencies, including the City of Madras, the City of Bend Urban We have selected the following five projects as examples of our recent and relevant work with both public-private partnerships, Renewal Agency, and most notably, the Ports of Hood River and Klickitat and Prosper Portland. We have navigated challenges teaming with Prosper Portland, and our track record of creating vibrant neighborhood spaces for the community to enjoy. on properties that have been blighted for years, including infrastructure, quality job growth, and mixed land use zones. Our total project portfolio in partnership with public agencies surpasses $200M in the last decade. 1. YARD | Portland, Oregon - Key Development

In Portland, YARD and SideYARD have been catalytic projects in response to the City’s effort to revitalize economic and 2. Aspen Art Museum | Aspen, Colorado - Shigeru Ban Architects real property development at the east Burnside Bridgehead through the Burnside Bridgehead Framework Plan. Our design 3. Mt. Fuji World Heritage Center | Shizuoka, Japan - Shigeru Ban Architects responses incorporate pre-established neighborhood elements like the Burnside Skatepark and access to the Burnside Bridge – SideYARD (under construction) will connect to the bridge with a stair from Third Avenue – while nodding to the historic 4. Swatch Headquarters, Swatch/Omega Museum, and Omega Production Building | Biel, Switzerland - Shigeru Ban Architects terrain of a former riparian zone of the Willamette River with native plantings on the YARD ecoroof. 5. Hassalo On Eighth | Portland, Oregon - GBD Architects Our projects done with the Ports of Hood River and Klickitat have been mostly speculative; some have been completed on behalf of tenant relationships we garnered over our years of community involvement, including aerospace businesses, natural food producers, and outdoor sports product developers. As a result of our work in the Gorge, we have been involved in re- zoning and overlay zoning, urban renewal projects, city infrastructure projects, recreational events, and economic development initiatives. On behalf of our tenants, we have worked closely with the Mid-Columbia Economic Development District, the City of Hood River and its creation of a new Building Department, the Gorge Technology Alliance, the Hood River Chamber of Commerce, and all Port functions including Airport, Marina, Facilities, and the Port-operated bridge to Washington State.

Key values our agency and project partner relationships. Our Block 25 team, through our past international experience, understands the complexity and commitment of a public-private endeavor and we are up for the challenge on Block 25. It is clear to us, there is a strong set of stakeholders and interest groups in Old Town and Chinatown/Japantown and within Prosper Portland's leadership team.

Outpost YARD Dakine Ferment Hood River Waterfront YARD Aspen Art Museum Mt. Fuji World Heritage Center Swatch Headquarters Hassalo On Eighth

27 Block 25 Development | Key Development Key Development | Block 25 Development 28 LU 21-029602 DM AD Exh. G9 YARD COMPLETED BY: KEY DEVELOPMENT + ANDERSEN CONSTRUCTION IN PARTNERSHIP WITH PROSPER PORTLAND Portland, Oregon

Our Portland projects have been focused at the Burnside Bridgehead, in partnership with Prosper Portland. The YARD project was a catalyst for the neighborhood born from the Bridgehead Framework Plan; we transformed a sloped, very urban site that had been blighted for years into a place where people now gather and live. We built what has essentially become a public park at level five of the podium – the 9,000 square foot ecoroof that functions as the building’s stormwater filtration system. The shape of the ecoroof recalls the historic terrain of the site, the bank of the Willamette River. It is planted with native species and mature trees. The core of the building is central in the site and offsets from the Big Pipe subsurface infrastructure project. The resulting diagonal floor plan area of the residential tower gives every unit natural light, without absorbing direct south or west sunlight.

The project includes 284 apartment units; we partnered with the Portland Housing Bureau to designate 57 of those units to workforce housing, at or below 60 percent of median family income, a sector that, at the time, was largely underserved in Portland. The 20,000 square foot podium with commercial space, vehicle and bicycle parking is situated below a 9,000 square foot ecoroof, a large part of the project’s LEED Silver component. Along with the General Contractor, Andersen, we worked with Prosper Portland on the Workforce and Business Equity Programs through completion.

Rather than parking junky treadmills in the basement, we started a business called Knot Springs, a “social club for wellness lovers” as the primary residential amenity. Knot Springs occupies about 12,000 square feet of the podium, with three main components: (1) the springs – tepid, hot, and ice AWARDS + ACCOLADES: QUICK STATS: cold tubs, sauna and steam, (2) fitness – two studios with class programming ranging from aerial yoga to cross-training and a gym with equipment, and (3) treatments –skin and body, group or solo, all under the umbrella of a social, • 'Editor's Pick' for Best Mixed • Project Cost: $85m Use - 2017 Gray Magazine Design non-sacred gathering space. The springs spill into the planted ecoroof, whose • Floors: 21 shape recalls the historic terrain of the site, the bank of the Willamette River. Awards Competition It is planted with native species and mature trees. • American Society of Landscape • Units: 284 Architects - 2018 Honor Award • Total area: 350,000 square Architects: Skylab Architecture and Open Studio Collective. • LEED Silver feet • Vehicle parking: 202 stalls

29 Block 25 Development | Key Development Key Development | Block 25 Development 30 LU 21-029602 DM AD Exh. G9 ASPEN ART MUSEUM COMPLETED BY: SHIGERU BAN ARCHITECTS Aspen, Colorado

The Aspen Art Museum, established in 1979, is a noncollecting institution exhibiting prominent works of contemporary art. Since its inception, the museum has featured the work of many distinguished artists, including Pedro Reyes, Judith Scott, Peter Coffin, Mark Bradford, and Rachel Rose. In 2007, Shigeru Ban Architects was selected from an international competition to design the new and expanded museum. The new museum is located in the center of Aspen on a prominent 100’ x 100’ downtown corner site. Downtown Aspen is bustling and walkable, with cultural centers, restaurants, and shopping all within close proximity. The three story “kunsthalle” provides galleries on the first two floors above ground level and on one floor below, with a a multi-function space, café, and public roof terrace with views of the mountains on the third floor. Distinguishing design features include a long-span timber space-frame roof structure, a woven composite wood panel façade, structural glass floors for gallery daylighting, an outdoor gallery stair connecting the site’s plaza to the third floor public roof terrace, and a glass “gallery” elevator. The innovative climate design concept for the building relies on a “thermos” principle: spaces with a higher tolerance for climate variation are wrapped around the gallery spaces, wherein climate variation must be minimized. The “wrapper” spaces support circulation and visual connections to the outdoors. AWARDS + ACCOLADES: QUICK STATS: From the start of concept design, it was important for the museum to not only provide exceptional curatorial spaces for the display of contemporary art, but also to engage • AIA National Honor Award • Area: 33,000 SF with the City of Aspen with community events, as well as educational public programs. Alongside thought-provoking exhibitions, the museum regularly hosts a series of • AIA Colorado Merit Award for Built • Completed: 2014 talks, lectures, and family events aimed to bring in and interact with the community. Architecture • Cost: $24.2M This is further facilitated by free admission for all. The concept of experiencing art, • AIA Western Mountain Region Honor culture, and society under a single roof was prominent from the planning phases Award for Distinguished Building of design, and led to a meaningful and synthesized architectural solution. The museum’s desire to open during the late summer visitor season necessitated a • The mericanA Architecture Award, strict 18-month construction schedule. The museum opened in August 2014, and The Chicago Athenaeum Museum of has had a substantial impact: during its first year, visitorship increased by nearly Architecture and Design 400 percent, and the number of students served by the museum’s educational • Honor Award, Canadian Wood Council outreach program increased by 1140 percent. In 2017, the museum was recognized with the National Medal for Museum and Library Service, "the nation's highest • Engineering Excellence Awards, honor for institutions that make significant and exceptional contributions to their American Council of Engineering communities." Companies

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Articulated around an inverted latticed cone, the design for the Mt. Fuji World Heritage Centre celebrates Mt. Fuji’s relatively recent status as a UNESCO world cultural heritage site. The project is dedicated to Japanese culture, complete with a building form as homage to Mt. Fuji, a garden, and a red torii gate at the start of a processional route to the nearby Fujisan Sengen Shrine. Mt. Fuji is located only 11 miles from the building.

The inverted mountain extends from the exterior, above a one inch reflecting pool, to the interior, where it is situated within a five-story atrium. The wood lattice cone is articulated as a 39 foot diameter circle at grade, expanding to a 66 foot x 131 foot ellipse at its apex. Its interior houses a 633 foot spiral ramp traveling from the ground floor to the top floor observation hall. Within the exhibition space, projected videos and images depict scenes of ascending Mt. Fuji as well as the history, culture, and Fuji-ko religion inspired by the mountain.

The spiral ramp also connects to a number of bridges, from which visitors can access the café, museum shop, exhibitions, lecture hall, library, and theater. At the apex, the circulatory experience culminates with the observation hall's picture window view of Mt. Fuji itself.

The twisting wooden lattice is composed of 8,000 pieces of local cypress, Fuji Hinoki, and the large reflecting pool in front of the building is filled with spring water from the mountain. The inverted mountain form reflected in the shallow pool is a symbolic representation of Mt. Fuji as a “mountain of water.” The spring water is also drawn into the building and used as an air conditioning and heat source. In the evening, the inverted mountain form is illuminated by AWARDS + ACCOLADES: QUICK STATS: a ring of LEDs, reminiscent of the mountain's snow-capped peak.

The Mt. Fuji World Heritage Center was designed and constructed for the • JCD International Design Awards • Area: 36,705 SF Shizuoka Prefectural Government, a public client. 2018 Grand Prize • Completed: 2017 • Japan Wood Design Award • Cost: $33M

33 Block 25 Development | Key Development Key Development | Block 25 Development 34 LU 21-029602 DM AD Exh. G9 SWATCH HEADQUARTERS, SWATCH/OMEGA MUSEUM, AND OMEGA PRODUCTION BUILDING UNDER CONSTRUCTION BY: SHIGERU BAN ARCHITECTS Biel, Switzerland

Swatch and Omega are two distinct yet related brands. As such, for the design of the Swatch/Omega Campus, Shigeru Ban Architects was tasked with reinforcing the brands' independent identities while suggesting their kinship.

The campus is comprised of three buildings: the Swatch Headquarters (office), the Swatch and Omega Museum, and the Omega Production Building.

The masterplan integrates pre-existing Omega buildings as well as ample public space in a natural environment. The Swatch Headquarters incorporates multilevel office space under a timber gridshell roof, and connects to the Swatch and Omega Museum via a skybridge. The museum combines a voluptuous concrete pedestal with rectilinear mass timber structure above. The Omega Production Building is also a rectilinear mass timber building, but instead features a unique split column system.

The meticulous nature of watchmaking technology was reinterpreted through the precision of mass timber construction. Wood was used as a unifying material for all three buildings, but its structural form differs. Upon completion, the project will be the largest mass timber building project in the world.

AWARDS + ACCOLADES: QUICK STATS:

• First Prize in architecture design • Area: 458,000 SF competition • Expected Completion: 2019 • Upon completion, the Swatch and Omega project will be the largest • Cost: (Confidential) mass timber building project in the world

35 Block 25 Development | Key Development Key Development | Block 25 Development 36 LU 21-029602 DM AD Exh. G9 37 Block 25 Development | Key Development Key Development | Block 25 Development 38 LU 21-029602 DM AD Exh. G9 HASSALO ON EIGHTH COMPLETED BY: GBD ARCHITECTS Portland, Oregon

The development of Hassalo on Eighth has fundamentally transformed this neighborhood of strictly commercial office and retail into a vibrant place for people to live, work, and play. Hassalo on Eighth sits on four city blocks and consists of three new, mixed-use residential and retail buildings of varying density; a new, outdoor urban plaza; and an existing office tower. The numbers are impressive: over a million square feet of new construction spread over three buildings, 657 apartments, 1,200 below-grade parking stalls, an outdoor urban plaza, and North America’s largest bike hub (Lloyd Cycle Station) with space for 900 bicycles.

Collaboration with Prosper Portland was critical in surmounting the challenges of tapping into the City’s existing aging - and at capacity - waste water system. With Prosper Portland's assistance, the project negotiated an agreement with the City to help fund an on-site waste water treatment facility through a reduction of System Development Charges without which the project would not have moved forward. Thus, NORM (the Natural Organic Recycling Machine) was born. Using natural methods and lush landscape, Hassalo treats 100 percent of the wastewater on site and uses 50 percent less potable water. What’s more, the system has a path of less than three years to payback for the sustainable water enhancements, including Operations and Maintenance.

Hassalo’s demonstrations of on-site sustainability strategies have driven the branding and migration of new residents to live in one of the most sustainable neighborhoods in Portland. Site specific strategies include: rainwater harvesting and treatment; on-site wastewater treatment and re-use with infiltration; district energy; natural daylighting; access to public transportation; AWARDS + ACCOLADES: QUICK STATS: among others.

Each new building has received USGBC’s LEED for Homes highest certification • Each of the buildings, as well as • Completion Date: 2015 of Platinum, and the neighborhood was the first project in the world to achieve the neighborhood have achieved LEED Platinum • Parking: 1,200 vehicle stalls, LEED V4 for Neighborhood Development Platinum certification. below grade; 900 bicycles • EcoDistrict • Units: 657 • USGBC LEED for Homes Residential Project of the Year • Public-Private Partnership

• NAIOP, CAB, SIOR Development • Cost: $163m of the Year, 2017.

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Through all our projects with Prosper Portland, Key and Andersen have participated in both Workforce and Business Equity Policy programs and maintained regular contact with City and Prosper Portland individuals. We have also learned from past projects where Andersen came in just under the utilization goals. We are committed to the process of engaging firms over the course of research, design, and entitlement of the Block 25 project.

Andersen Construction is committed to diversity in the workforce. One of their Core Values states “Everyone is treated as an individual with dignity and respect.” They will not discriminate in obtaining any required subcontracts. Andersen will make all efforts to employ a workforce that reflects the diversity of the City of Portland, including recruitment of a diverse workforce through unions, apprenticeship programs, and community resources provided by Prosper Portland.

Early Awareness The process to increase opportunities for Certified Businesses starts with early awareness. Andersen will spearhead an early project awareness campaign which provides advanced notice of bidding dates. Benefits of an early awareness campaign include gaining a better understanding of local interest, identify scopes that make sense prior to creating bid packages, and providing subcontractors a chance to understand the project better prior to heading directly into the bid phase.

Andersen will hold several public pre-bid outreach events, including pre-qualification workshops, and one-on-one estimating and bidding assistance from the preconstruction team. This will result in a maximized list of Certified Businesses from the Andersen Construction Job Site Oregon State University Peavy Hall - 80,000 square foot Mass Timber building (Andersen Construction) databases of the State of Oregon, City of Portland, Oregon Association of Minority Entrepreneurs (OAME), National Association of Minority Contractors (NAMC), and our own list of contacts.

Mentorship of a Minority Contractor Andersen has mentored several firms to be prosperous for the long-term. This is a “lead by example” approach that sets the tone for their commitment by all employees, from project executives to site superintendents. Our team recognizes the potential scope separation of smaller portions of the proposed project. We have worked with a Hood River-based General Contractor (who is in the process of becoming Minority Certified) on heavy timber buildings up to 80,000 square feet. Our project proposal includes an excellent opportunity for the Minority Contractor to participate in a large scale, complex job, mentored by Andersen. Andersen would also engage Certified carpenters, framers and wood erectors with the team under a mentorship approach, organizing sit-down training and work sessions with the Certified trades in pre-construction and post-construction educational sessions.

Nordia House - The Scandinavian Cultural Center (Andersen Construction) University of Oregon Black Cultural Center (Andersen Construction)

41 Block 25 Development | Key Development Key Development | Block 25 Development 42 LU 21-029602 DM AD Exh. G9 GREEN BUILDING POLICY WHY WOOD?

Our team shares a commitment to sustainable design as a matter of principle. Besides our personal desire to live Wood is a versatile raw material and the only renewable construction material. Wood connects this project to Portland in a healthy environment and conserve natural resources, our team has extensive and recent experience in meeting and Japanese cultures that have used wood as a traditional building material for generations. We have assembled a team Prosper Portland's Green Building Policy, including YARD and Sideyard. Our Block 25 proposal has a feasible path that is uniquely qualified to deliver an exemplary contemporary Mass Timber Project, that will benefit the building toward achieving LEED Gold and, as the project progresses, we are confident we can achieve at least LEED Silver in user group, local industries, the environment, and the neighborhood. Today, Shigeru Ban Architects is a global leader in the Tenant Improvements as required by Prosper Portland. Our design team leaders - architects, MEP engineers, and the innovative use of wood, frequently advancing unprecedented “performance-based code solutions.” SBA is currently landscape architects - all have LEED accredited professionals on staff. Our local consultants, including GBD and constructing Terrace House in Vancouver, British Columbia, a 19-story residential project which will be the tallest PAE, have worked on hundreds of projects that are pursuing or have achieved LEED ratings. hybrid timber and concrete structure in the world, as well as the Swatch/Omega Headquarters and Museum in Biel, Switzerland, a campus consisting of three buildings which will comprise the largest mass timber project in the world. We are committed to working closely with Prosper Portland to meet and exceed the Green Building Policies on all Building a portion of this project in mass timber would root Block 25 in its rich environmental context, while providing aspects of the project. With input from our design and construction team leaders we will develop: a model for future responsible, sustainable development. PV “sail,” La Seine Musicale | France (SBA) - Healthy indoor spaces Japan Pavilion, EXPO 2000 | Hanover, Germany (SBA) The Environmental Impact - High performance building envelope design SBA's focus on wood innovation developed out of early projects which employed paper tubes as the primary building structure. The intent of the early projects was to minimize waste and be entirely recyclable following demolition for - Energy and water efficient mechanical, electrical, and plumbing systems structures such as the Hanover pavilion, a temporary world fair project. Wood construction has well-documented environmental and performance advantages. It is a renewable resource that substantially reduces embodied carbon - Passive strategies for daylighting, natural ventilation, and material reduction dioxide emissions with one half the emissions of concrete and one third the emissions of steel in its transport and - A selection of durable and environmentally-conscious project materials manufacturing. Further, when the life cycle of sustainably-managed forests is considered, employing mass timber on a large scale can create a building system that is actually carbon negative. - An innovative mass timber system, which can reduce carbon emissions and support local industry A Reborn Industry - A project with views and physical connections between indoor and outdoor spaces Timber is an abundant natural resource in the state of Oregon. Local building traditions are firmly rooted in wood construction, while excellence in forest land stewardship and contemporary developments in engineered wood products Centre Pompidou-Metz| Metz, France (SBA) - Integrated and functional landscapes that responsibly manage stormwater and water resources and support Hassalo on Eighth EcoDistrict (GBD) further bolster opportunities to build in timber today. With renewed national interest in mass timber, the Pacific urban habitats Northwest has experienced a resurgence of opportunities. Oregon has a growing community of professionals with the - A project that encourages use of public transit and alternative transportations such as bikes and electric vehicles skills to make mass timber structures viable for commercial real estate. Wood manufacturing technologies with precise tolerances allow for offsite fabrication and reduced assembly time on site, as well as cleaner and quieter construction Beyond The Policy sites. As a result, mass timber projects are efficient and cost-effective. Within Oregon, the use of mass timber promotes Shigeru Ban Architects' work explores inventive approaches to material and building systems, with energy-efficient a symbiotic urban-rural integration, where the demand for contemporary forest products by our urban centers directly strategies ranging from passive design to kinetic photovoltaic panels. Examples include the moving photovoltaic “sail” benefits industry in our rural towns. at La Seine Musicale (below), the recyclable paper tube structure of the Hanover Pavilion, and numerous ground- breaking mass timber structure projects (shown throughout this proposal). Shigeru Ban Architects' commitment to The Aesthetic Draw the sustainability of our environment is integral to the firm's design methodology through all phases of a project, not The use of natural materials in building interiors has been linked to increased happiness, satisfaction, and productivity merely as an added strategy. - ideal qualities for living and working environments. Like the Pacific Northwest, wood construction in Japanese buildings has been the main technique for all building types. Both cultures have basic positive reactions and emotional The design approach fundamentally stems from the desire to not be wasteful, in both materials and resources. In connections towards timber structures. Every piece of wood is unique, and when formed into a total building Japanese this is known as Mottainai. This concept can be applied at many scales of size and time, considering the structure, people feel a connection to nature that is simply not possible to feel in a steel or concrete structure. Japanese lifecycle of individual materials as well as buildings themselves. Shigeru believes that the most sustainable approach woodworking and construction involves a close connection with the material and is recognized for unrivaled refinement, to architecture is to create buildings that last. Timber: Reinforcing the Relationship between craftsmanship, and minimalist design. Our project embraces the culture of wood by bringing together the traditions of Terrace House | Vancouver, Canada (SBA) Oregon’s Urban and Rural Economies (SBA) both the Pacific Northwest and Japan as a reminder of the Japanese community that once thrived in the district.

43 Block 25 Development | Key Development Key Development | Block 25 Development 44 LU 21-029602 DM AD Exh. G9 PART II - OUR PROPOSAL FOR BLOCK 25

PROJECT VISION

Site Vicinity Our vision for Block 25 is born from an appreciation for history, business development in trades surrounding popular retail and service culture, especially Pan-Asian food and street fashion and wellness, and the people who make a building a place. The project is situated in an underdeveloped part of Portland and is surrounded by an abundance of poorly maintained historic buildings. We see this as an opportunity to help create spaces for anchor businesses with Asian identities-Key’s work for the BROADWAY past ten years has focused on incremental redevelopment of blighted properties in Hood River and Portland. Block 25 is an CORRIDOR opportunity to spur momentum in the revitalization of Old Town and Chinatown/Japantown.

The site itself is a gateway off NW Glisan, the Steel Bridge, and the future Broadway Corridor project. It is walking and THE GREEN LOOP transit distance to the Moda Center, Union Station, the Park Blocks transitioning to the Pearl District, and new projects on West Burnside like the Hoxton Hotel and its wonderful food and beverage offerings. There are also physical challenges in the neighborhood and an adjacent project of unknown scale directly to the east. The property offered by Prosper Portland is not a full three-quarter block. Our project does include the existing (and historically-contributing structure) on the northwest corner of NW Glisan and Fourth, and its inevitable demolition, but can easily be modified to carve out the building should we fail to obtain the property from the Blanchet House. The following spreads summarize components of our vision with SITE conceptual imagery of past projects linked to each floor plan and the dedicated open space.

N 45 Block 25 Development | Key Development Key Development | Block 25 Development 46 LU 21-029602 DM AD Exh. G9 NEIGHBORHOOD FEATURES

The Block 25 neighborhood is a mix of culturally and historically significant buildings and businesses, government and private run social services, and a burgeoning array of creative offices and retail. It is socially and architecturally complex and is within Portland’s Historic Chinatown/Japantown District. A district that today visually speaks strongly to the Chinese culture and past and less to the Japanese history of the District. Our project hopes to strengthen the Japanese cultural identity in the district.

We are also aware of a future plan to re-develop the parking lot north of the Lan Su Chinese Gardens into a high-rise hotel PEARL 9 11 and cultural event space. Our massing responds to both the adjacency to the gardens and its future project – we have arranged DISTRICT the highest point of the Block 25 project to exist in the area farthest from the gardens in order to cast little or no shade on the plantings. Both projects will share frontage along NW Flanders, which may function as a bikeway and pedestrian path 4 3 with limited vehicle access in the future. We have acquainted ourselves with the garden stakeholders who share a vision of pedestrian and market uses along NW Flanders, linking the blocks together. SITE 1 8 12 CHINATOWN/ 2 JAPANTOWN 6

W I L L A M E T T E

13 N

1. BLANCHET HOUSE 4. PARK BLOCKS 7. WATERFRONT PARK 10. STEEL BRIDGE PEDESTRIAN 12. LAUNDRY PDX NEIGHBORHOOD 2. CHINESE GARDEN 5. UNIVERSITY OF OREGON 8. THE HOXTON HOTEL WALKWAY 13. JAPANESE AMERICAN 3. UNION STATION 6. HISTORIC GATE - OLD TOWN 9. USPS - FUTURE 11. BROADWAY BRIDGE HISTORICAL PLAZA FEATURES CHINATOWN DEVELOPMENT

47 Block 25 Development | Key Development Key Development | Block 25 Development 48 LU 21-029602 DM AD Exh. G9 SITE PLAN AND CIRCULATION

NW GLISAN ST Service Entry Site circulation and access is friendly to multiple modes of transportation. Vehicles access the parking garage from NW Glisan or the Steel Bridge via NW Third. The NW Flanders bikeway will connect the waterfront park to the northwest neighborhoods and provide direct access to a new bridge over Interstate 405. Public open space, located between the buildings and along NW Flanders will function as a building amenity and spillover event space for the food hall vendors and the social club operators. BATHHOUSE The main entry to the project and public street level uses is via the open space on NW Flanders. Secondary entrances are provided for the upper level residences and bath Contributing RETAIL house near the intersection of NW Fourth and Glisan; and for the upper level community use spaces on NW Third. The street facade along NW Glisan and NW Fourth will Historic Building be activated by retail displays curated by the bathhouse tenant. Along NW Flanders the facade is conceived to open to the street and on-site open space, seasonally, to invite

indoor-outdoor interactions. The > >proposed > uses activate ground floor activity for people > > > > > >who > > > live,> > > > > > > >work, > > > > > > and> > > > >visit > > > > > >the > > > > neighborhood. > > > > > RESIDENCES & NW 6TH AVE BATHS LOBBY W Residences & Blanchet IL THE YARDS AT L Baths Entry House A > > > > UNION STATION M

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> > > > > > > > > > NW EVERETT ST CONNECTOR STREET NEIGHBORHOOD CONNECTOR STREET NEIGHBORHOOD CONNECTOR STREET NEIGHBORHOOD CONNECTOR STREET NEIGHBORHOOD CONNECTOR STREET NEIGHBORHOOD CONNECTOR STREET NEIGHBORHOOD > T

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49 Block 25 Development | Key Development Key Development | Block 25 Development 50 LU 21-029602 DM AD Exh. G9 MASSING PROJECT ELEMENTS PROGRAM + AREA Residences & Baths Bunka House Program Area (SF) Program Area (SF) Our proposed three quarter block model divides the project volume into two parts, conceived 19 Commercial 7,913 Residences & Baths: as integrated in their design, but with contrasting and complementary materials and framing 18 Commercial 11,616 Residential – a mix of market rate and 80 percent below systems - one a more traditional concrete frame and the other a showcase for contemporary 17 Commercial 15,488 exposed heavy timber frame construction. This approach has the advantage of reducing the median family housing for-rent apartments. 16 Residential 15,488 building bulk to address the scale of nearby and future neighborhood buildings.

Ground floor commercial – a grocery market that spills into 15 Residential 15,488 > a food hall with independent vendors that represent cultural < An outdoor amenity open space is created between the two volumes, to stimulate activity at the 14 Residential 15,488 groups that once existed in the neighborhood. Public art in < street level and energize the site. Floor levels of each volume are aligned and daylight is invited Residential 15,488 partnership with Pacific Northwest College of Art on display 13 in, mid block. The street facade along NW Flanders, and facing the open space is conceived as in the food hall. 12 Residential 15,488 large format openable glass doors to connect indoors and outdoors, and openings in the second 11 Residential 15,488 Main entry off of NW Flanders - activating the amenity open floor level will promote connections between the street level uses and community and cultural 10 Residential 15,488 uses above. The massing series, proceeding clockwise and beginning with the Blanchet House, space and connecting the two building volumes. 9 Residential 15,488

steps up in a related series of landscaped roof terraces, which treat stormwater and allow views. MECH Secondary entry near intersection of NW Glisan & NW 4th > TERRACES (3) 8 Residential 15,488 The Bunka House is positioned kitty-corner to the Lan Su Chinese Gardens and along the NW ROOF Ave – the project residential lobby shared with retail and lobby 11,605 SF Flanders festival street and future extended bikeway. > 7 Residential 15,488 7 Community / Cultural 8,571 space for the upper floor amenity, a bathhouse. 6 Residential 15,488 6 Community / Cultural 8,571 Second floor office space – headquarters for the Japan- 5 Residential 15,488 5 Community / Cultural 8,571 America Society of Oregon ( JASO). BATHHOUSE 4 Residential 15,488 4 Community / Cultural 8,571 Upper level amenities – a bathhouse and wellness facility with 3 Residential 15,488 3 Community / Cultural 8,571 199.75' access to outdoor terraces – open to the public and residents of 2 Community / Cultural 15,488 2 Community / Cultural 8,571 the building. NW GLISAN 1 Commercial / Mixed Use 15,488 1 Commercial / Mixed Use 8,571 RESIDENTIAL

Ground floor open space – site loading and flexible night Subtotal Above Grade 282,825 Subtotal Above Grade 59,997 178.75' market space. > Residences & Baths ROOF TERRACE Concrete Frame Ground floor on-site amenity open space – activates the street 8,132 SF Total Community / Cultural 66,914 and provides a connection between the two building volumes. FOOD HALL AVE Total Commercial / Mixed Use 59,076 Programmed with a night market. Also supports on-site J A S O > 4TH GROCERY loading and service to the north off of NW Glisan. Total Residential 216,832 NW GLISAN NW. . . ON - SITE AMENITY EVENT Total Above Grade 342,822 NW FLANDERS ST Bunka House: Festival Street / Future Bikeway RICE WINE 80.5' Ground floor commercial – a rice wine tasting room and BUNKA HOUSE P1 Parking 29,842 restaurant that features local producers. PARKING ENTRY < P2 Parking 29,842 Festival StreetNW /FLANDERS Future Bikeway NW 4TH AVE Main entry off of NW Flanders - coordinated with the P3 Parking 29,842

ST residential building entry and activating the amenity open NW 3RD AVE space. . . . Total Below Grade 89,526 Bunka House Exposed Timber Frame Secondary entry off of NW 3rd - serving the upper floor levels.

Upper levels – a social club that focuses on cultural > Total Building Area 432,348 programming and events. We are calling this “Bunka House." NW 3RD AVE

51 Block 25 Development | Key Development Key Development | Block 25 Development 52 LU 21-029602 DM AD Exh. G9 GROCERY AND MULTICULTURAL FOOD HALL NIGHT MARKET SAKE TASTING ROOM

BATHHOUSE RESIDENTIAL LOBBY The majority of the ground floor plate of the Residences & Baths building will Our proposed site design allows for generous open space contained within private The ground floor of the Bunka House is proposed as a Sake bar. There is a be dedicated to grocery, with an expansive deli and grab-and-go lunch options property. We propose a night market or flex space that could be used by food hall burgeoning rice wine industry in Oregon, and businesses like SakeOne, out of for people who work and live in the neighborhood. The Moriguchi family, of vendors or independent event producers. The market or events would spill into the Forest Grove, are developing a range of products that are popular in Portland, Uwajimaya, recently executed a precedent concept called Kai Market in Seattle’s NW Flanders festival street and continue east toward street frontage at the Lan Su which is believed to consume the most sake per capita in the United States. The South Lake Union. The idea for Block 25 is a full grocery offering with a focus Chinese Gardens. idea is to provide a tasting experience like that of wine or craft beer. on Pan-Asian cuisine. It spills into a food hall concept, similar to Portland’s Pine

GROCERY Street Market, with independent vendors who collectively offer a gastronomic Food and beverage services at Block 25 are an important amenity to building and experience relevant to the history of Chinatown/Japantown: Scandanavian, Jewish, neighborhood tenants, but also to help reinvent culture. Our proposed design and Greek, Chinese, and Japanese restauranteurs would curate the food hall offering. programming of ground floor commercial spaces allows for events like Sake Fest PDX to gain a following outside of the specialized pallet. We envision the open We further propose an art installation in collaboration with PNCA to make the space between the buildings and along NW Flanders hosting such an event. MULTICULTURAL RICE WINE COMMUNITY space feel cohesive and to tell the story of the people who have come and gone FOOD VENDORS + BAR & & CULTURAL INSTALLATION ART TASTING SPACE LOBBY over the last century, through photographs and art, alongside the dining spaces. BY PNCA ROOM Loading access will be contained on-site, via a 20-foot alley off NW Glisan.

Level 1 LEVEL 1

53 Block 25 Development | Key Development Key Development | Block 25 Development 54 LU 21-029602 DM AD Exh. G9 JASO BUNKA HOUSE RESIDENTIAL

The second-floor space of the Residences & Baths building will be managed Portland has experienced exponential growth in the last 10 years. With that The area in the Residences & Baths building dedicated to residential units will by an independent group and give priority access to neighborhood groups like growth comes an influx of new people, jobs, skills and needs. The deep desire for comprise a mix of for-rent market rate units and 80 percent below median family the Japan-America Society of Oregon ( JASO). JASO is the third oldest Japan- community has given way to the rise of the idea behind a social club to support the income housing, in line with City of Portland inclusionary housing policy. Unit America Society in the United States and a hub of Japanese business and cultural community. Thus, the rise of private members’ social based club for people working finishes will be consistent with base building architecture: high end materials, activities, which holds over 30 events throughout the year. JASO collaborates with in all creative industries. One example is Soho House, which has re-energized the wood accents, and minimal light fixture features. We propose a mix of studio, one, Portland Japanese Business Association, Portland Japanese Garden, Portland State private club model and has expanded to 23 locations around the world showcasing and two bedrooms, with ratios guided by real-time market reports and debt and RESIDENTIAL University, Portland-Sapporo Sister City Association as well as over 130 local and the demand for these spaces worldwide. Our concept for the upper floors of the equity partner guidance. Japanese private-sector businesses to promote and develop stronger ties between small wood building is an all-inclusive cultural meeting space and social club with Oregon and Japan. This space will be a symbolic gathering place for all people who emphasis on historical context. This idea is born from the notion that stronger The project site is transit-oriented, and bicycle parking within the underground want to cultivate deeper and more meaningful relationships between Japan and connections are fostered through shared experiences and community. We refer to parking garage and within each unit will be provided. It is also a recent magnet LEVEL 3-16 Oregon andLEVEL will be a complementary 19 to Bunka House’s creative activities. ROOFthis project as Bunka House, from a Japanese word meaning cultural space. for start-up companies and a recent quality bar and restaurant scene. There are few

ROOF TERRACE for-rent options in the immediate vicinity of Block 25, yet restaurants and retail (8F) To bring in an educational component, we propose a partnership with the Connie Wohn will spearhead the project as the Cultural Architect. Our team are popping up in the neighborhood. Portland is expected to continue to grow Portland Japanese Garden. The Garden has become a global destination for will bring together culturally-relevant programming to create a dynamic space and this site is, from a residential development point of view, an underdeveloped Japanese art, nature, and peace, and is considered the most authentic Japanese for Portland’s community to gather with the history and honor of Japantown. gateway to the west side of town. garden outside of Japan and the foremost Japanese cultural organization in North Membership experiences will focus on building community through physical Residences & Baths Bunka House America. It hosts students, artists, and professionals of Japanese garden arts from movement, education, and the arts. Operators will host roundtables that focus on LEVEL 3-16 around theLEVEL world, and the 19 large events that exceeds the venue capacity at the ROOFlocal social issues, creative entrepreneur opportunities and connecting, and retail Level 3-16 Level 8 Garden will be hosted at the event space in the Block 25. The venue will be a and food experiences. great addition to the Garden’s growing space needs for the lecture series, cultural events as well as the future collaboration with other local organizations. We will draw from our relationships with existing businesses like Pensole, Studio J, Compound Gallery, Deadstock, Upper Playground, and The Hoxton, which represent just some of the neighborhood employees. Agencies like Wieden and Kennedy, Instrument, Kamp Grizzly, OMFGco, Happy Lucky & North are also part of the design and creative community we will tap into to enrich the social experience.

SBA SBA JAPAN-AMERICA SOCIETY OF OREGON

OPEN TO OPEN TO COMMUNITY & BELOW BELOW CULTURAL SPACE

Residences & Baths Bunka House SBA Key LEVELLevel 2 2 Level 2-7 LEVEL 17 LEVEL 18 55 Block 25 Development | Key Development Key Development | Block 25 Development 56 LU 21-029602 DM AD Exh. G9 BATHHOUSE

Top floor amenities in the Residences & Baths building play off an urban The space will be architecturally minimal, emphasizing scent and views to the bathhouse concept, with inspiration from Japanese bathing culture. The experience terraced landscaping at the exterior of the building. Lounge and gathering space is intended to be social but respectful. The bathhouse would share a ground floor for residents and bathhouse guests is also programmed into these top floors.

ROOF lobby with the residential lobby, off the north corner of Glisan and Fourth. This This is the main commercial tenant and residential amenity in our proposal. It TERRACE allows opportunity to further curate a pedestrian-scale experience, with retail would include (1) a series of hot, temperate, and cold pools, (2) sauna and steam display and staff at the ground floor of a key corner of the project. rooms, (3) self-service exfoliation showers, (4) locker rooms for men, women, and BATHHOUSE co-ed campground-style shower and changing facilities, (5) treatment spaces for Operationally, we propose to mirror the set-up of Knot Springs, our existing Portland group and single massage and body treatments with private, smaller baths, and (6) wellness and social club. Memberships are offered to the public and residents, drop-in studio fitness programming that could be cross-utilized with Bunka House. LEVEL 19 ROOF day passes for soaking, fitness, and body treatments are also offered.

ROOF TERRACE

LEVELLevelLEVEL 18 19 18 RoofROOF

SBA

BATHHOUSE

ROOF TERRACE

Key SBA LEVELLevelLEVEL 17 17 3-16 LEVELLEVELLevel 19 19 18 ROOF

57 Block 25 Development | Key Development Key Development | Block 25 Development 58 LU 21-029602 DM AD Exh. G9 DEVELOPMENT GOALS

1. Culture The Bunka House has floor to floor heights in-line with the larger building, but its interior palette manifests as a warmer, all Portland’s Nihonmachi is little known to the average Oregonian. Despite attempts to cover the complex history of the Japanese wood space. We propose a Sake tasting space in the ground floor spaces. Oregon has a growing rice wine industry, rooted in and Japanese American people, the signing of Executive Order 9066 had a striking effect on Old Town’s hundreds of Japanese- East and South Asian cultures. The connection to NW Flanders and the alley between the small building and the tall, stepped owned businesses and Hood River Valley’s landowner-operators. We recognize the multi-cultural architecture, people, and building may host recurring events tied to the Sake tasting operation and the food hall businesses, thereby activating the industry in Old Town, but our proposal focuses on a re-invention of a Portland Japantown with opportunity for other Pan ground floor, street, and private open spaces for both neighborhood residents and tourists. Aisan businesses. We are attempting to accomplish this through architecture, commercial spaces, and an ongoing relationship with Japanese businesses and established cultural groups. 3. Mixed Income Housing In the taller, stepped building, levels three through sixteen are proposed as for-rent residential apartments. Our pro forma rent Our proposal responds to a modern-day connection between Portland and Japan, informed by history. Portland is already assumptions include inclusionary housing units for 80 percent area median income over 20 percent of the total unit count. The home to Snow Peak, Muji, many Japanese food outposts, and the magical Japanese Gardens. Tokyo has Columbia Sportswear, remaining units are intended as market-rate for-rent housing. We successfully completed a similar unit mix scenario through a Pendleton, and various other outdoor brands and boutique food and home goods businesses founded in Oregon and Portland. (now obsolete) program called the Multiple Unit Limited Tax Exemption (MULTE) program managed by Portland Housing Mitsu Yamazaki is our team’s expert in fostering business relationships between the Block 25 project and Japanese businesses. Bureau; in Key Development’s YARD project, at the Burnside Bridgehead, we designated 57 of the 284 units as “workforce” housing at 60 percent area median income. All units received the same high-end finishing, including open wood shelving made 2. Vibrant Neighborhood from material recycled from an old Pendleton factory and milled in Glenwood, Washington. The project proposal is two buildings, with shared underground bicycle and vehicle parking. The tall, stepped building, oriented along Fourth Avenue includes 7,800 square feet of ground floor retail/commercial. This is a suitable size for a grocery market. 4. Offices Uses Above Ground Floor Retail The model we are targeting is similar to Kai Market, which recently opened in South Lake Union, Seattle. It is an offshoot of Our proposal for office uses is two-prong. We propose level two of the Residences & Baths building is office space dedicated to JASO Uwajimaya, an Asian specialty supermarket. Kai carries seafood, produce, and packaged grocery items, and grab-and-go meals. and its affiliated groups. Mitsu has a longstanding relationship with JASO and the group sees a need for expanded, improved workspace. We envision the grocery market bleeds into a communal seating space, with independently operated food vendors (like Pine Street Market) that tie to the various cultural groups that once inhabited the neighborhood. We intend to partner with PNCA, In the timber building, we are creating Bunka House, a membership-based social club with cultural programming. Connie who neighbors this project, for a permanent art installation piece that touches on Japanese, Chinese, African, Greek, Jewish, brings decades of connections to the creative community in Portland beyond and will be responsible for creating this tenant and Scandinavian immigrant stories relevant to the Historic District. The food market itself will be a destination and a day-to- group. Key, as a landlord, has recent experience participating in tenant operations and creative direction for start-ups like Knot day amenity for residents and employees in Old Town. Springs and Ferment Brewing Company. We are keen to support Connie’s efforts to create a new business in the Bunka House.

SBA SBA Key / Ferment Key / YARD GBD Key / Outpost

59 Block 25 Development | Key Development Key Development | Block 25 Development 60 LU 21-029602 DM AD Exh. G9 PRELIMINARY PROJECT SCHEDULE + MILESTONES FINANCIAL STRUCTURE

Our development team recognizes process constraints on this site, including the historical context and the unresolved We propose to develop and hold the property. The timeline and financial structure described below is consistent with other appeal. The schedule below illustrates our typical design process, with estimates for City of Portland entitlements. Prosper Portland land sale DDAs. Our budget assumptions presented below are informed by (1) Key’s recent experience Collectively, we have a deep knowledge of these building types - we are further willing to break the project into phases, if with projects of similar scale (both constructed and in pre-construction), (2) Andersen’s conceptual pricing estimate, and that better suites Prosper Portland goals. (3) financing and leasing contacts in Portland whose information is cited below. A pro forma summary follows the financial structure and budget assumptions presented below.

Land Sale Payment and Timing We propose to purchase the land from Prosper Portland for $200 per square foot ($5,393,000). This is consistent with recent comparable land sales provided by Jones Lang LaSalle ( JLL). Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Apr May June Jul Aug S O N D • Proposed land price per base FAR foot (9:1): $22 RFP AWARD • Proposed land price per bonus FAR foot (12:1): $17

DUE DILIGENCE DEVELOPER Our pro forma indicates a total land value of $5,968,400 under the assumption we may acquire the building on the northwest corner for $200 per square foot to complete the three-quarter block design. The project is feasible without acquisition of the PRE-APP SET DAR SUBMITTAL DR 1 SET DR 2 SET corner building from the Blanchet House. CONCEPT DR SUBMITTAL

ESTIMATING SETS • Earnest money promissory note equal to three percent of the land purchase price ($161,790) SCHEMATIC DESIGN PERMIT SET CONFORMANCE SET

DESIGN • Property due diligence period of 120 days DESIGN DEVELOPMENT • Following due diligence period, and upon waiver of contingencies, half of the earnest money to convert to cash ($80,895) CONSTRUCTION DOCUMENTS • Following project entitlement and financing, balance of the earnest money to convert to cash; we estimate an entitlement and financing timeline of at least 18 months • Key Development to close within 30 days of project entitlement and financing GMP 50% SD 50% DD 100% SD 100% DD 50% CD SET ESTIMATING

PA MEETING Budget Assumptions DAR MEETING HR HEARING #1 HR HEARING #2 PREP PA 1 2 • Land Value DAR PREP DAR LAND USE COMPLETE -- Land value is stated above at $200 per square foot. This value is informed by 14 comparable land or land and LANDMARKS HR-PREP REVIEW DURATION

ENTITLEMENTS improvement sales in downtown Portland, including the sale of Prosper Portland’s 1250 NW 9th property; this value APPEAL PERIOD NEIGHBORHOOD MEETINGS relies on site maximization at the 12:1 FAR -- We propose to transact the land at the 30 days-post-entitlement-and-financing date CONSTRUCTION PERMIT PLAN CHECK 12 Months CCS | 24 Months Residential -- At a later date, but prior to completion of the project, we further request that Prosper Portland offsets the land cost for PERMIT extraordinary site conditions such as environmental remediation

61 Block 25 Development | Key Development Key Development | Block 25 Development 62 LU 21-029602 DM AD Exh. G9 • Building Hard Costs • Development Soft Costs -- Andersen has broken up the hard cost estimate into six categories, including (1) below grade parking, (2) commercial -- Total soft costs and fees are over 23 percent of the building hard costs; values are informed by typical rates, with one podium concrete structure, (3) residential concrete structure, (4) commercial rooftop concrete structure, (5) office core and percent soft cost escalation shell wood structure, and (6) plaza, or private property that is dedicated as open space for the purposes of night market -- City fees are informed by the City of Portland Bureau of Development Services online fee estimator, assuming no System and festival programming. Other hard cost assumptions include: Development Charges exemptions given we have elected to model the 80 percent below Median Family Income approach ›› 6 percent hard cost escalation for the residential units ›› 7.5 percent design contingency ›“› Warm shell” finishes in the commercial spaces with a tenant improvement allowance of fifty dollars per rentable square foot • Financing Costs -- Loan fees, closing costs, and interest reserves are based on current market interest rates and lender terms • Commercial Leasing -- Leasing commissions are based on standard market rates (three percent to each representing broker for the first year of Targeted Minimum Return the lease term) As modeled, the project achieves a 5.3 percent yield on cost. This modeling does not address the full potential of achieving -- Tenant improvement allowances are based on current leasing activity in Portland, supported by comparable deals community development goals, which we would like to do. With Prosper Portland’s assistance employing financial resources, summarized by JLL we are interested in maximizing as many community goals as possible. -- Lease rates increase at three percent annually, which is typical, if not conservative, in the current Portland market If awarded the RFP, we propose a collaborative working relationship to further define and target community goals. We can lever -- We assume a five percent commercial space vacancy the goals based on Prosper Portland’s tools available at the specific point in time. For example, if we achieve the cultural objective, then Prosper Portland may agree to offset the costs of achieving the goal with a low interest loan. If we move forward with Prosper Portland financing, we understand the targeted minimum return on Prosper Portland’s investment of 2.75 percent. • Residential Leasing and Operations -- It is assumed that affordable apartment unit lease-up completes prior to lease-up of market rate units; we have adjusted the affordable housing monthly rents from their 2018 Portland Housing Bureau values to projections for the year 2022, when the last affordable units are leased -- Market rate apartment unit lease-up assumes only 30 units are pre-leased prior to construction end, with a monthly absorption rate of 10 units per month post construction end; market rate apartment rents are informed by the Spring 2019 Multifamily Northwest apartment summary with values adjusted to the year 2024, halfway through market unit lease-up -- Per-unit apartment operating expenses are informed by rates typical for a high quality, new property with little maintenance required -- Real estate taxes per unit are based on a $200,000 per unit assessed value at delivery

• Parking -- Parking lease rates are informed by JLL comparable underground parking structures in the Central Business District; they are on the higher end of the monthly rent spectrum at $250 per month

63 Block 25 Development | Key Development Key Development | Block 25 Development 64 LU 21-029602 DM AD Exh. G9 PRO FORMA SUMMARY TABLES

BUILDING PROFILE DEVELOPMENT USES OF FUNDS Property Name and Address Block 25 3/4 block 12:1 Land & Acquisition Costs 0.00% Deposit 3.01% $17.22 $12,808 $5,968,400 Additional Parking Space Acquisition Costs $0/Space $0 Total Hard Costs 64.41% $368.75 $274,342 $127,843,333 Lot Square Footage 0.69 Acres 29,842 SF Average Garage Floorplate 26,777 SF Total Building Hard Costs $464/Apt. GSF 56.53% $243.00 $112,194,636 Total Gross Building Area Above Grade Phase 1: 346,694 GSF Useable SF Required Per Parking Spot 470 SF Apartment Building Hard Costs - Phase 2 0.00% $0.00 $0 Phase 2: 0 GSF Retail Parking Spots 0 Spots 2nd Phase Retail Hard Costs $0/Retail GSF 0.00% $0.00 $0 Density 11.62 FAR 346,694 GSF Residential Parking 0.0 spots per Apt 189 Spots 0 Spots Owner-Directed Hard Costs 0.50% $2.88 $1,000,000 Zoning CX Central Commercial Programmed Gross Parking Area (Retail + Res'l) 88,877 GSF FF&E Final 6 Month(s) of Construction 0.50% $2.88 $1,000,000 Allowable Lot Coverage 100.00% Levels of Parking Required 3.32 levels 2nd Phase Design Contingency 7.50% of Base Building Hard Costs 4.24% $24.27 $8,414,598 Retail Tenant Improvements 2.64% $15.10 $5,234,100 Gross Building Area Including Parking 435,572 SF Residential Storage SF 0 SF 0 SF Total Soft Costs and Fees 23.17% of Base Building Hard Costs 13.10% $74.97 $55,776 $25,991,505 Height Limit (Stories) 19 Stories Residential Storage Units 0 Units 0 Units Soft Costs 2.00% Contingency $51.08 $17,707,931 Number of Floors 19.00 floors Above-Grade GSF excluding Parking 346,694 GSF Developer Fee 1.56% of Total Dev Cost 25.00% Paid during Pre-construction $3,000,000 Average Slab to Slab Height 10.5 feet Total Building GSF including Parking 435,571 GSF Retail Broker Fees and Other Leasing Costs $3,039,681 Height Limit (Feet) 200.0 feet Construction Mgmt. Fee 2.00% of Base Building Hard Costs $2,243,893 Building Height (Feet) 210.3 feet Unit Summary Average Unit Share % Total Total Capitalized Financing Costs 19.48% $111.55 $82,988 $38,672,620 Ground Floor Retail 104,682 RSF Market Rate Units 400 RSF 80.04% 373 Units Cash Financing Costs 0.00% $0.00 $0 $0 Total Development Cost (Uses of Funds) 100.00% $572.48 $425,914 $198,475,858 Residual Apartment GSF 242,012 GSF Affordable Units 400 RSF 19.96% 93 Units Operating Deficit 0.00% $0.01 $1,859 Residential Use Efficiency Factor: 55,612 GSF 77.02% Total Units 400 RSF 100.00% 466 Units Total Development Cost Including Operating Deficit 100.00% $572.49 $425,918 $198,477,717 Rentable Apartment SF 186,400 RSF Go to Unit Mix 466 Units Total DEVELOPMENT SOURCES OF FUNDS PROJECT TIMING VARIABLES Elapsed Month # Date/Duration Equity % of Developer Equity % of Total Equity Initial Contribution Deficit Share % of Cost Total Equity General Project Timing Schedule Affordable Apartment Unit Lease-up Schedule Sponsor Land Equity, if any 12.98% 12.98% $5,968,400 $241 3.01% $5,968,641 Sponsor Cash Equity 87.02% 87.02% $40,000,000 $1,618 20.15% $40,001,618 Land Purchase and Lease Timing # of Units Pre-Leased by 1st C of O / Pre-Lease Duration 25 Units over 2 month(s) Partner Equity, if any 0.00% 0.00% $0 $0 0.00% $0 Project/Analysis Start Date 1 8/1/2019 Monthly Absorption Rate 15.00/month Third Party Investor Equity 0.00% $0 $0 0.00% $0 Land Contract Execution 1/1/1901 Units to Lease / Post-Const. Duration 68 Units 4.53 months Equity Total 100.00% $45,968,400 $1,859 23.16% $45,970,259 Land Deposit Date 1/1/1901 Last Unit Leased Month 39 10/1/2022 Land Closing Date 10/1/2019 Debt and Cash Reserves Date Ground Lease Start Month # NA NA Market Rate Apartment Unit Lease-up Schedule Total st Cash Reserves used for Late Development % of Cash Flow Reserved: 0.00% Reserve Used: 0.00% $0 # of Units Pre-Leased by 1 C of O / Pre-Lease Duration 30 Units over 3 month(s) Reserve Available: $0 Total Reserve Cap $0 Construction Timing and Schedule Monthly Absorption Rate 10.00/month Months of Pre-Construction 21 months Units to Lease / Post-Const. Duration 343 Units 34.30 months Land Loan 10/1/2019 0.00% Interest Int. Payments: $0 Construction Start Date 22 5/1/2021 Last Unit Leased Month 81 5/1/2026 Mortgage Recording Tax (Cash) 10/1/2019 0.00% Accruing of interest 0% of Land Cost # of Months of Construction 26 months Total Number of Mos. of Residential Lease-up 47 months Origination Costs (Cash) 10/1/2019 0.00% % of Debt % of Cost st 1 C of O Lead Time 12 month(s) Mezzanine Loan NA 12.00% Interest 0.00% 0.00% $0 1st C of O and Unit Rent Received 35 6/1/2022 Retail Space Timing Schedule Loan Fees - Front End (Cash) NA 0.00% Senior Loan 9/1/2021 5.00% Interest 100.00% 76.84% $152,507,458 Construction End & Final C of O Received 47 6/1/2023 First Retail TI Payment 8/1/2021 Mortgage Recording Tax (Cash) 1/0/1900 0.00% Stabilization (Last Unit Leased) 81 4/1/2026 First Retail Rent Commencement 2/1/2022 Front End Fees (Capitalized) 9/1/2021 1.00% Fees at Draws (Capitalized) 0.00% Switch to Cash Interest Payments Month 0 Clawback due to Costs Capitalized for Late Dev. $0 NA Debt Total (excludes any Land Loan) 76.84% $152,507,458 Property Cash Flow 0.00% $0 Total Sources of Funds (excludes any Land Loan) 100.00% $198,477,717

65 Block 25 Development | Key Development Key Development | Block 25 Development 66 LU 21-029602 DM AD Exh. G9 Andersen Key Development Block 25 Monthly Direct Project Costs Funding Conceptual Budget Estimate 6/17/2019 $10,000,000 Sponsor Equity

Commercial Podium 2 Residential Commercial Rooftop Office Core & Shell Building: Below Grade Parking PLAZA TOTALS Partner Equity Level Concrete Structure 14 Level Concrete Structure 4 Level Concrete Structure 5 Level CLT Structure $9,000,000 Gross Square Footage: 86,461 GSF 44,786 GSF 223,229 GSF 38,889 GSF 42,855 GSF - GSF 436,220 GSF Third Party Equity Footprint Square Footage: 29,842 FSF 24,059 FSF 15,488 FSF 15,488 FSF 8,571 FSF 6,000 SF 29,842 FSF $8,000,000 - 250 Units 250 Units Land Loan Parking Spaces 189 Parkg Spcs 189 Parkg Spcs $7,000,000

System Description Amount Cost/GSF Amount Cost/GSF Amount Cost/GSF Amount Cost/GSF Amount Cost/GSF Amount Cost/GSF Amount Cost/GSF Mezzanine Loan $6,000,000 A10 FOUNDATIONS $ 648,458 $ 7.50 $ 335,895 $ 7.50 $ 1,674,218 $ 7.50 $ 291,668 $ 7.50 $ 321,413 $ 7.50 $ 60,000 $ 10.00 $ 3,331,650 $ 7.64 B10 SUPERSTRUCTURE $ 4,668,894 $ 54.00 $ 2,463,230 $ 55.00 $ 11,161,450 $ 50.00 $ 1,944,450 $ 50.00 $ 2,785,575 $ 65.00 $ 23,023,599 $ 52.78 Senior Loan B20 EXTERIOR CLOSURE $ - $ - $ 1,522,724 $ 34.00 $ 9,543,040 $ 42.75 $ 1,662,505 $ 42.75 $ 3,053,419 $ 71.25 $ 15,781,687 $ 36.18 $5,000,000 B30 ROOFING $ - $ - $ 268,716 $ 6.00 $ 1,339,374 $ 6.00 $ 233,334 $ 6.00 $ 257,130 $ 6.00 $ 2,098,554 $ 4.81 Cash Reserves C10 INTERIOR CONSTRUCTION $ 432,305 $ 5.00 $ 1,119,650 $ 25.00 $ 10,714,992 $ 48.00 $ 972,225 $ 25.00 $ 1,071,375 $ 25.00 $ 14,310,547 $ 32.81 $4,000,000 D10 CONVEYING SYSTEMS $ 345,000 $ 3.99 $ 115,000 $ 2.57 $ 1,190,000 $ 5.33 $ 290,000 $ 7.46 $ 150,000 $ 3.50 $ 2,090,000 $ 4.79 Sponsor Land Equity D20 PLUMBING $ 432,305 $ 5.00 $ 559,825 $ 12.50 $ 2,790,363 $ 12.50 $ 486,113 $ 12.50 $ 299,985 $ 7.00 $ 4,568,590 $ 10.47 D30 HVAC $ 691,688 $ 8.00 $ 582,218 $ 13.00 $ 3,348,435 $ 15.00 $ 505,557 $ 13.00 $ 398,552 $ 9.30 $ 5,526,450 $ 12.67 $3,000,000 D40 FIRE PROTECTION $ 345,844 $ 4.00 $ 179,144 $ 4.00 $ 892,916 $ 4.00 $ 155,556 $ 4.00 $ 171,420 $ 4.00 $ 1,744,880 $ 4.00 E50 ELECTRICAL $ 432,305 $ 5.00 $ 1,119,650 $ 25.00 $ 5,580,725 $ 25.00 $ 972,225 $ 25.00 $ 428,550 $ 10.00 $ 72,000 $ 12.00 $ 8,605,455 $ 19.73 E10 EQUIPMENT $ - $ - $ 89,572 $ 2.00 $ 1,116,145 $ 5.00 $ 136,112 $ 3.50 $ 42,855 $ 1.00 $ 1,384,684 $ 3.17 $2,000,000 G10 SITEWORK $ 3,890,745 $ 45.00 $ 380,681 $ 8.50 $ 1,897,447 $ 8.50 $ 330,557 $ 8.50 $ 364,268 $ 8.50 $ 180,000 $ 30.00 $ 7,043,697 $ 16.15 $1,000,000 SUBTOTAL - DIRECT COST $ 11,887,544 $ 137.49 $ 8,736,305 $ 195.07 $ 51,249,103 $ 229.58 $ 7,980,300 $ 205.21 $ 9,344,540 $ 218.05 $ 312,000 $ 52.00 $ 89,509,792 $ 205.19

TOTAL - Including GC's & Markups $ 14,053,567 $ 162.54 $ 10,328,143 $ 230.61 $ 60,587,175 $ 271.41 $ 9,434,386 $ 242.60 $ 11,047,204 $ 257.78 $ 368,849 $ 61.47 $ 105,819,324 $ 242.58 $0

7.5% DESIGN CONTINGENCY - BY OWNER $ 1,054,017 $ 12.19 $ 774,611 $ 17.30 $ 4,544,038 $ 20.36 $ 707,579 $ 18.19 $ 828,540 $ 19.33 $ 27,664 $ 4.61 $ 7,936,449 $ 18.19 1234567891011121314151617181920212223242526272829303132333435363738394041424344454647484950515253545556575859606162 9.0% ESCALATION - 12 months $ 1,264,821 $ 14.63 $ 929,533 $ 20.75 $ 5,452,846 $ 24.43 $ 849,095 $ 21.83 $ 994,248 $ 23.20 $ 33,196 $ 5.53 $ 9,523,739 $ 21.83

TOTAL - Including Escal & Design Cont $ 16,372,405 $ 189.36 $ 12,032,286 $ 268.66 $ 70,584,059 $ 316.20 $ 10,991,060 $ 282.63 $ 12,869,993 $ 300.31 $ 429,709 $ 71.62 $ 123,279,512 $ 282.61

Sales Tax or Gross Receipts Taxes (per new Oregon Law) are NOT included. Monthly Development Costs Pricing is based upon today's cost. A suggested escalation amount to the start of construction is shown at 6.0% per year for 18 months. Land Acquisition Design Contingency is not included in the subtotal of Construction Costs. It is assumed to be carried by the Owner, a suggested amount is shown below the line. Design & Engineering Fees (except MEPF) are NOT INCLUDED, MEPF is assume to be Design Build. $9,000,000 Liability insurance is assumed to be Owner provided Wrap insurance. Hard Costs FF&E is NOT INCLUDED. Pools or Spa equiment considered FF&E or Tenant Improvement and therefore Not Included. Permits and System Development Charges are NOT INCLUDED. $8,000,000 Commercial space at the ground, second, office tower & rooftop is included as warm shell space. No finishes or air distribution is included. Phase 2 Hard Costs Residential finishes assume Wood flooring at living areas including bedrooms and kitchens, tile at bathrooms. Stainless steel kitchen appliances are included, with washer/dryer at each aprtment unit. Commercial Office Space shell finishes include exposed concrete flooring, exposed CLT/Mass Timber structure ceilings, exposed ductwork, painted gypbd walls at core and restrooms. $7,000,000 HVAC system is based upon a VTAC for residential units. VRF system with roof top condensers are included for the Retail Shell and Commercial Office spaces. Developer Fee $6,000,000 CM Fee $5,000,000 Soft Costs $4,000,000 Capitalized Financing Costs $3,000,000 Cash Financing Costs $2,000,000

$1,000,000

$0 1 3 5 7 9 1113151719212325272931333537394143454749515355575961

67 Block 25 Development | Key Development Key Development | Block 25 Development 68 LU 21-029602 DM AD Exh. G9 Monthly Market Rate Apartment Unit Gross Potential Rent Retail Monthly Operations Retail GPR Retail Expenses Retail NOI $800,000 First Phase Second Phase $500,000 $450,000 $700,000 $400,000

$600,000 $350,000 $300,000 $500,000 $250,000

$400,000 $200,000 $150,000 $300,000 $100,000

$200,000 $50,000 $0 $100,000 1 3 5 7 9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 43 45 47 49 51 53 55 57 59 61 63 65 67 69 71 73 75 77 79 81 83 85 87 89 91 93 95 97 99 101103105107109111113115117119

$0 1 3 5 7 9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 43 45 47 49 51 53 55 57 59 61 63 65 67 69 71 73 75 77 79 81 83 85 87 89 91 93 95 97 99 101 103 105 107 109 111 113 115 117 119 121 123 125 127 129 131

Apartment Monthly Operations Apartment and Parking GPR Apartment and Parking EGI Apartment Operating Expenses Apartment and Parking NOI $1,000,000 $900,000 $800,000 $700,000 $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 $0 1 3 5 7 9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 41 43 45 47 49 51 53 55 57 59 61 63 65 67 69 71 73 75 77 79 81 83 85 87 89 91 93 95 97 99 101103105107109111113115117119

69 Block 25 Development | Key Development Key Development | Block 25 Development 70 LU 21-029602 DM AD Exh. G9 LETTERS OF SUPPORT

Key Development | Block 25 Development 72 LU 21-029602 DM AD Exh. G9 73 Block 25 Development | Key Development Key Development | Block 25 Development 74 LU 21-029602 DM AD Exh. G9 [This page is intentionally left blank]

75 Block 25 Development | Key Development Key Development | Block 25 Development 76 LU 21-029602 DM AD Exh. G9 APPENDIX: TEAM RESUMES

77 www.keydevelopment.net | 541.490.9612 | [email protected] | 501 Portway Ave., Suite 309, Hood River,Block Oregon 25 Development 97031 | Key Development LU 21-029602 DM AD Exh. G9 CLAUDIA MUNK-VON FLOTOW JEFF PICKHARDT ROLE: DEVELOPMENT MANAGER | KEY DEVELOPMENT, COO ROLE: DEVELOPMENT SUPERVISOR | KEY DEVELOPMENT, CEO

Claudia is involved in all Key Development projects from acquisition and project concept, to entitlements For over 20 years, Jeff has been creating mixed-use places in Oregon and Washington. He approaches each and financing, through project completion. She manages day-to-day communication and decision-making project with the mindset that buildings are most successful when the natural environment is considered. with architects, contractors, and tenants. Claudia has been responsible for the development of multi-family Many projects are the result of successful partnerships with public agencies including the Urban Renewal and mixed-use projects through public-private partnerships and in complicated land use zones, including Agency of Bend, the Ports of Klickitat and Hood River, and Prosper Portland. Jeff ’s unwavering attention Key Development’s Burnside Bridgehead projects completed with Prosper Portland. She engages with to detail has resulted in long-lasting relationships with City officials, financial partners, and tenants. He local stakeholders and City officials from project inception to ensure budget and schedule demands are met spearheaded an eight (and counting) year relationship with the Port of Hood River to re-develop industrial without unnecessary surprises. Claudia is a thorough communicator with a profound interest in long-lasting EDUCATION property that had been vacant for decades. Through tenants whose businesses revolve around aerospace, EDUCATION relationships with culture groups. natural food production, fermentation, and outdoor sports, Jeff has brought 400 jobs to the Hood River University of British Columbia, Bachelor and Master waterfront. He is a hands-on landlord and developer, and a well-respected member of the community. University of Oregon, Bachelor of Science in Business of Science in Geophysics, Minor in Spanish and Journalism PROJECT EXPERIENCE Language and Art History Harvard Graduate School of Design, Professional PROJECT EXPERIENCE Education Series for Small Lot Development, Asbury Church Renovation, Hood River, Oregon Urban Planning and Principles for Towns and [Owner and Project Manager] PROFESSIONAL REGISTRATION 919 Bond Street Condominiums and Commercial Space, Bend, Oregon Cities, and Master-Planned Communities [Part Owner and Developer] Stonepine Tenant Improvement, Bend, Oregon AND ORGANIZATIONS [Project Manager] Urban Land Institute Northwest Young Leader Group UTS Renovation, Hood River, Oregon PROFESSIONAL REGISTRATION member [Project Manager and General Contractor] Paris Fair Building Renovation, Hood River, Oregon AND ORGANIZATIONS [Project Manager] DaKine Building and Tenant Improvements, Hood River, Oregon [Project Manager and General Contractor] Urban Land Institute member YARD Mixed-use, Portland, Oregon COMMUNITY INVOLVEMENT / HONORS [Project Manager] Tofurky Production Facility and Offices, Hood River, Oregon Urban Land Institute Cascadia Regional Conference [Project Manager and General Contractor] COMMUNITY INVOLVEMENT / HONORS Knot Springs Tenant Improvement and Expansion, Portland, Oregon panelist [Project Manager] Prosper Portland MWESB forum panelist Key Offices and Restaurant Tenant Improvements, Hood River, Oregon CREW Portland (Women in Commercial Real Estate) American Geophysical Union conference panelist and [Part Owner, Project Manager, and General Contractor] keynote speaker Hood River Outpost Phase I, Hood River, Oregon [Project Manager] presenter National Public Radio (OPB) interviews Ferment Brewing Company, Custom Interface Building, Bingen, Washington CENTRL Office, City of Hood River Planning Department Westside [Project Manager and General Contractor] Topping out event for YARD with Congressman Columbia Riverkeeper, Area Concept Plan advisory committee member Blumenauer Camp 1805 Distillery, and City of Hood River Engineering Department Zepher Building, Bingen, Washington Hood River Chamber of Commerce keynote speaker [Project Manager and General Contractor] Hood Federal tenant improvements, Stormwater steering committee member Hood River Rotary keynote speaker City of Hood River Energy Plan steering committee SideYARD Commercial Building (under construction), Portland, Oregon YARD Mixed-use, Portland, Oregon member [Project Manager] [Development Supervisor and Part Owner] Hood River Outpost Phase I, Hood River, Oregon [Development Supervisor and Part Owner]

SideYARD Commercial Building (under construction), Portland, Oregon [Development Supervisor and Part Owner]

79 Block 25 Development | Key Development Key Development | Block 25 Development 80 LU 21-029602 DM AD Exh. G9 SHIGERU BAN DEAN MALTZ ROLE: DESIGN PRINCIPAL | SHIGERU BAN ARCHITECTS, FOUNDING PARTNER ROLE: MANAGING PARTNER | SHIGERU BAN ARCHITECTS, MANAGING PARTNER

Shigeru Ban is the Design Principal of Shigeru Ban Architects (SBA). The firm was established in Tokyo in Dean Maltz is Managing Partner of Shigeru Ban Architects’ New York office, and is responsible for the office 1985, and has since grown to become a global architectural firm with offices in Tokyo, Paris, and New York. operations, business, and financial matters. Dean has known Shigeru Ban since 1980, when they were students Shigeru is personally involved in all design decisions, from a project’s conception through to the completion together at Cooper Union. Dean’s professional experience collaborating with Shigeru spans more than 20 years. of construction. He travels between his Tokyo, Paris, and New York offices on a regular schedule to support Together, they have completed a diverse range of projects in the United States that include non-traditional art projects worldwide. spaces such as the Nomadic Museum and the MoMA Paper Arch, as well as the Aspen Art Museum. They have also designed and constructed numerous residential projects. Dean is involved in every project for which As a world-renowned architect, educator, and humanitarian, Shigeru is widely respected for his inventive design Shigeru Ban Architects provides architectural services in the Americas. approach featuring innovative material and structural explorations. As a founder of the Voluntary Architect's EDUCATION EDUCATION Network, his disaster relief work spans six continents, including temporary housing, community centers, houses Cooper Union School of Architecture, Bachelor of Harvard University Graduate School of Design, of worship, and centers for the arts. He is also an educator who has taught at leading universities across Japan Architecture PROJECT EXPERIENCE Master of Architecture; and the United States for more than 20 years. Southern California Institute of Architecture, Kentucky Owl Park, Bardstown, Kentucky (Concept Design) Cooper Union School of Architecture, Bachelor of Architecture Shigeru was the recipient of the prestigious Pritzker Prize in 2014, and his work has been awarded numerous 5th & Main, Hotel and Residential High Rise, Seattle, WA (Concept Phase) Architecture; national and international awards, including the American Institute of Architects’ National Honor Award Morikami Museum, Delray Beach, FL (Concept Design) Washington University, Architecture (Aspen Art Museum, 2017). PROFESSIONAL REGISTRATION Terrace House, Multi-Unit Residential High Rise, Vancouver, Canada AND ORGANIZATIONS Aspen Art Museum, Aspen, CO PROFESSIONAL REGISTRATION PROJECT EXPERIENCE Registered Architect, New York Cast Iron House - Multi Unit Residential, New York, NY AND ORGANIZATIONS Registered Architect, Japan Sushi Restaurant, New York, NY Terrace House, Vancouver, Canada Registered Architect: States of New York, New Jersey, Swatch/Omega Headquarters and Museum, Biel, Switzerland Camper SOHO Flagship Store, New York, NY Connecticut, Virginia, and Colorado; Province of Kentucky Owl Park, Bardstown, Kentucky HONORS Metal Shutter House (Multi Unit Residential High Rise + Gallery), New York, NY British Columbia; Shonai Hotel Suiden Terrasse, Yamagata, Japan Rose Art Museum, Brandeis University, Waltham, MA NCARB Certified. Mother Teresa Award for Social Justice, 2017 Shishi-Iwa House, Nagano, Japan Boomerang House, Shelter Island, NY Shigemitsu Award for Global Cultural Exchange, 2015 Mt. Fuji World Heritage Center, Shizuoka, Japan Nomadic Museum, New York, NY Posey Leadership Award, 2015 HONORS & COMMUNITY INVOLVEMENT La Seine Musicale, Boulogne-Billancourt, France Forest Park Bamboo Pavilion, St. Louis, MO Pritzker Prize, 2014 Wood Design and Building Awards, Canadian Wood Onagawa Station, Onagawa, Japan World Trade Center Design Competition, New York, NY l’Ordre des Arts et des Lettres (France), 2010, 2014 Council Juror, 2015 and 2016; Cast Iron House, New York, NY Furniture House, Sagaponac, NY AIA Institute Honor Award for Architecture, Aspen Art National Order of the Legion of Honor, France, 2009 Bamboo Pavilion, Houston, TX House Vision (MUJI), Tokyo, Japan Museum, 2017; Thomas Jefferson Foundation Medal in Architecture, 2005 A Paper Arch, MoMA Courtyard, New York, NY Oita Prefectural Art Museum, Oita, Japan WoodWorks Wood Design Award, Aspen Art Museum, Honorary Fellow, American Institute of Architects, 2004 Aspen Art Museum, Aspen, Colorado Schwartz Residence, Sharon, CT 2016; Tamedia Office Building, Zurich, Switzerland Kapoor Residence, Litchfield, CT National Council of Structural Engineers Award, Aspen Centre Pompidou-Metz, Metz, France COMMUNITY INVOLVEMENT Shlagman Residence, New York, NY Art Museum, 2015; Metal Shutter House, New York, NY Voluntary Architects’ Network (NGO), Principal, 1995-Present Architizer A+ Award Finalist, Aspen Art Museum, 2015 Christchurch Cardboard Cathedral, New Zealand TEDx Tokyo, Speaker, 2013 Nine Bridges Golf Clubhouse, Yeoju, Korea United Nations High Commissioner for Refugees, Consultant, Camper SOHO, New York, NY 1995-2000

81 Block 25 Development | Key Development Key Development | Block 25 Development 82 LU 21-029602 DM AD Exh. G9 ZACHARY MORELAND KATHERINE SCHULTZ, AIA, LEED AP BD+C ROLE: SENIOR PROJECT MANAGER | SHIGERU BAN ARCHITECTS, DIRECTOR ROLE: PRINCIPAL IN CHARGE | GBD ARCHITECTS, DIRECTOR

Zachary Moreland is Director with Shigeru Ban Architects America (SBAA) in New York. He leads project In addition to managing and leading GBD, Katherine (we all call her Kat) has deep expertise in design and management for SBAA projects and will be Senior Project Manager for this project. Zack’s recent roles project management of highly sustainable masterplans and mixed-use housing, hotels, corporate headquarters include Project Manager for Terrace House (54,000 SF, Vancouver, Canada), which will be the tallest hybrid and institutional projects. She is passionate about uncovering the opportunities and challenges inherent in mass timber building in the world. Zack managed the approval process as well as subsequent design and planning for smart growth and works to gain a broad perspective on the issues facing our community through current construction phases. her work not only as an architect but also as the Chair of Portland’s Planning and Sustainability Commission. Her volunteer participation on numerous stakeholders’ committees and commissions – including the Building on his museum and arts project experience, Zack joined Shigeru Ban Architects in late 2010 to lead EDUCATION stakeholder committee for the development of the New Chinatown/Japantown Historic District Design EDUCATION the design and construction team as project architect for the Aspen Art Museum in Aspen, Colorado (33,000 Guidelines - has brought a deep understanding of the unique neighborhoods and communities within SF - 2014), a project which has garnered much critical acclaim for its innovative woven exterior screen and Cornell University, College of Architecture, Art & Portland. This knowledge combined with the belief in the importance of honoring the historical past and University of Oregon, Bachelor of Architecture, exposed timber space frame roof structure. The museum won the 2017 AIA National Honor Award. Planning, Bachelor of Architecture; enhancing the visons of the future through the built environment are critical for the District and this project. with Minors in Business Administration and Art History, 1992. Along with Shigeru, Zack will be Shigeru Ban Architects’ primary point of contact, and will coordinate directly University of Colorado, Architecture In 2017, Kat was honored as a Woman of Influence by the Portland Business Journal — an award reserved for with the lead consulting engineers. PROFESSIONAL REGISTRATION those who have made a difference in their communities, blazed a trail for the rest of us, and are leaving a mark PROFESSIONAL REGISTRATION on the Pacific Northwest community. PROJECT EXPERIENCE AND ORGANIZATIONS AND ORGANIZATIONS Kentucky Owl Park, Bardstown, Kentucky (Concept Design) Registered Architect: States of New York & California; PROJECT EXPERIENCE Registered Architect, Oregon; American Institute of Architects (AIA), Member; 5th & Main, Hotel and Residential High Rise, Seattle, WA (Concept Phase) NCARB Certified; The Osprey, Portland, Oregon [LEED Gold] National Council of Architectural Registration Boards Morikami Museum, Delray Beach, FL (Concept Design) LEED Accredited Professional South Waterfront, Portland, Oregon (NCARB) Certificate Holder; Terrace House, Multi-Unit Residential High Rise, Vancouver, Canada Block 42 Apartment Tower LEED Accredited Professional. Aspen Art Museum, Aspen, CO HONORS & COMMUNITY INVOLVEMENT Block 41 Apartment Tower Sushi Restaurant, New York, NY Block 44 Apartment Tower Ko Olina Multipurpose Pavilion, Oahu, Hawaii AIA Institute Honor Award for Architecture, Aspen Art Block 45 Apartment Tower COMMUNITY INVOLVEMENT Museum, 2017 Camper SoHo Flagship Store, New York, NY The Meriwether, Portland, Oregon [LEED Silver] WoodWorks Wood Design Award, Aspen Art Museum, City of Portland, Planning & Sustainability Cast Iron House - Multi Unit Residential, New York, NY 2016 Oxbow 49 Apartments, Portland, Oregon Commission, 2012–Present; The Union Apartments, Portland, Oregon [LEED Silver] AIA Colorado Merit Award for Built Architecture, Aspen City of Portland, Design Commission, 2010–2012; EXPERIENCE AT PRIOR FIRM: GWATHMEY SIEGEL & ASSOCIATES ARCHITECTS Art Museum, 2015 200 Mesnager Apartments, Los Angeles, CA [LEED Gold, Targeted] Woman of Influence Honoree, Portland Business Journal, 2017; Gwathmey Siegel & Associates Architects AIA Western Mountain Region Honor Award for St. Mary’s Academy Expansion, Portland, Oregon [LEED Platinum, Targeted] Distinguished Bldg, Aspen Art Museum, 2015 Oregon Active Transportation Summit, Panelist, 2016; Crocker Art Museum, Sacramento, CA Riverplace Master Plan, Portland, Oregon The American Architecture Award, The Chicago Building a Better Bend, Speaker, 2016; Jewish Children’s Museum, New York, NY Clinton Triangle Master Plan, Portland, Oregon Athenaeum Museum of Architecture and Design, Aspen Green Dragon Framework Plan, Beijing, China [Net Zero Waste, Water, Energy and Food, Targeted] NAIOP Comprehensive Plan Changes, Panelist, 2016; Middlebury College Library, Middlebury, VT Art Museum, 2015 Story Mill Master Plan, Bozeman, Montana [LEED-ND Platinum, Targeted] Go Green Portland, Panelist, 2016; Bryant College, Center for Information and Technology, Smithfield, RI Honor Award, Canadian Wood Council, Aspen Art Foothills Framework & Masterplan, Lake Oswego, Oregon [LEED-ND Gold, Targeted] Bike Portland’s Policy Makers Ride Speaker, 2015; Albany Marina, Residential Condominium, New Providence, Bahamas Museum, 2014 St. Mary’s Cathedral Master Plan, Portland, Oregon Lake Oswego to Portland Streetcar Community Beverly Hilton Hotel & Residential Condominiums, Beverly Hills, CA Veteran Officer, United States Navy Advisory Committee, 2009–2010. St. Anthony School Renovation and Addition, Tigard, Oregon

83 Block 25 Development | Key Development Key Development | Block 25 Development 84 LU 21-029602 DM AD Exh. G9 OMID NASSARI, LEED AP BD+C BRAD NILE ROLE: PROJECT MANAGER | GBD ARCHITECTS, ASSOCIATE PROJECT EXECUTIVE | ANDERSEN CONSTRUCTION, SENIOR PROJECT MANAGER

Omid has been involved in numerous project types including, large mixed-use residential apartments, office Brad is currently serving as Project Executive for all of Andersen’s heavy timber projects. This includes interior improvements and conceptual design studies. His professional experience is well-rounded, having two advanced wood product buildings for Oregon State University and two private developments under been involved in all phases of practice from early design through Construction Administration. With his construction in East Portland. He is our resident cross-laminated timber expert, and has quickly established attention to detail and ability to collaborate with consultants and contractors, Omid strives to fully develop himself as a local leader for best practices with locally-sourced timber products in Oregon. Brad has also a building’s design to deliver a high-class product that greatly contributes to the built environment of its managed the successful completion of several high-rise multi-family housing developments throughout occupants and that ultimately suits the client's needs and makes them proud to own. With an ambitious work Portland and multiple hospital expansions and renovations. ethic, Omid enjoys managing projects while fostering client relationships. EDUCATION EDUCATION University of Oregon, Bachelor of Architecture, 2009 PROJECT EXPERIENCE University of Oregon, Bachelor of Architecture PROJECT EXPERIENCE YARD, Portland, Oregon 230 Ash Mixed-Income Apartments, Portland, Oregon PROFESSIONAL REGISTRATION Located on the East end of the Burnside Bridge, this 21-story, 334,000 SF mixed use includes residential, commercial and PROFESSIONAL REGISTRATION retail space. 285 apartments are located within 17 levels above four levels of above-grade parking (200 parking stalls). Oxbow 49 Apartments, Portland, Oregon AND ORGANIZATIONS AND ORGANIZATIONS The Oregon Clinic at Gateway, Milwaukie, Oregon Block 76 West (Also known as SideYARD), Portland, Oregon American Institute of Architects, Portland, Oregon; Registered Architect, Washington OHSU Center for Health and Healing, Portland, Oregon Located on a uniquely-small footprint on one of the busiest intersections in Portland, the 5-story (4 stories above ground, 1 LEED Accredited Professional. below), 23,202 SF mixed use development will include retail and office space. OHSU Casey Eye Institute Expansion, Portland, Oregon Memorial Coliseum, Portland Oregon District Office, Portland, Oregon John Ross Condominiums, Portland, Oregon 6-story, 90,400 SF spec creative office building located in Portland’s Central Eastside. Located on a half-block site, the development includes a level of underground parking, ground floor retail and five floors of office space. Southwest Waterfront Master Plan, Portland, Oregon Les Schwab HQ Office, Bend, Oregon Oregon State University Peavy Hall + Advanced Wood Products Labratory, Corvallis, Oregon 360 Bond Office, Bend, Oregon A 3-story, 80,687 square foot replacement of Peavy Hall highlights the project and ties directly into Richardson Hall. Built with a cross laminated timber structure and unique exterior combination of glass and accoya treated wood, the building will house innovative classrooms, laboratories, offices and meeting spaces.

The Cosmopolitan, Portland, Oregon This 28-story, 353,359 SF point tower located in Portland’s Pearl District is the tallest building in Northwest Portland. The 150-unit condominium tower is supported with 1 level of retail, 3 pt concrete above grade parking levels (169 stalls) and a common floor. 12,011 SF of retail space is located on the ground floor.

Vista Pearl, Portland, Oregon This 21-story, 353,168 SF full block mixed use development adds 143 condominium units, parking and retail space to the north end of Portland’s Pearl District. The 246’ tall tower includes a 5-level podium, housing residential units, 171 parking stalls and 229 bike parking spaces. The podium roof houses a roof garden, guest suites and common areas.

85 Block 25 Development | Key Development Key Development | Block 25 Development 86 LU 21-029602 DM AD Exh. G9 MITSU YAMAZAKI CONNIE WOHN INTERNATIONAL BUSINESS STRATEGIST | MITSU YAMAZAKI, LEAD STRATEGIST - TENANTING LEAD CREATIVE STRATEGIST | PARTY ANIMAL, LEAD CREATIVE STRATEGIST - BUNKA HOUSE

Mitsu is an international business strategist based in Portland and Tokyo. A native of Japan, Mitsu has been Connie Wohn is know for dreaming up truly unique brand activations and events that inspire Portland top living in the United States for the last 24 years, including time in Mexico, and brings a unique perspective to creative agencies and brands including, Ace Hotel, Adidas, Beast, Converse, Google, Han Oak, The Hoxton his projects in urban design, smart city technologies and international business development. Hotel, Instrument, Kamp Grizzly, MUJI, MFNW, Nike, OMFGco, PICA, See See Motorcycles, Serra, W+K and numerous others. Prior to being an independent consultant, he worked as the International Business Development Officer for Prosper Portland, where he led the expert development and foreign direct investment recruitment efforts for With over 15 years experience, positioning brands for success in the market, she has also been at the helm of the City of Portland. During his tenure he worked on a successful global trade development initiative called EDUCATION Suttle Lodge as a GM so she truly under stands the ins and outs of day to day operations in the hospitality EDUCATION We Build Green Cities to guide the building of more sustainable cities around the world engaging Portland's world. An active member of Portland’s creative community fabric she thrives at creating spaces and urban design firms and best practices. One of the most notable projects he led is called Kashiwanoha Smart The University of Southern Mississippi, M.S., experiences for the community to gather around with attention to detail and a strong hospitality focus. All University of Colorado at Boulder, Bachelor's Degree City Campus master plan in Japan. It is currently the largest LEED Platinum ND project in the world and Economic Development; B.A., International things culture, fun and current are her specialties. in Environmental Studies was awarded the MIPIM award. Studies Universidad Autonoma de Yucatan, Anthropology, Ethnography PROJECT EXPERIENCE PROJECT EXPERIENCE Ace Hotel, Palm Springs, California Prosper Portland, Portland, Oregon PROFESSIONAL REGISTRATION Desert Gold, Coachella, Palm Springs, California Mitsu was hired as Business and Industry Manager in charge of the Clean Technology cluster. As the International AND ORGANIZATIONS Business Development Officer, Mitsu co-managed the sustainable urban design export program called We Build Green Modernism Week, Ace Hotel, Palm Springs, California Cities, targeting Japanese developers and municipalities, where he received on average 50-60 delegations and business Project Management Program, Portland State Dinah Shore, Ace Hotel, Palm Springs, California visitors per year, many of whom became leads for We Build Green Cities firms and successfully exported design services to University Professional Development Center White Party, Ace Hotel, Palm Springs, California Japanese clients. (i.e. Kashiwanoha). Ace Hotel, Portland, Oregon Popup Portland, Portland, Oregon COMMUNITY INVOLVEMENT / HONORS MusicfestNW, Portland, Oregon Mitsu's team recruited local, mainly minority maker brands, secured a venue (new venue each time), contracted a local Project Pabst, Portland, Oregon Japanese marketing firm for PR/marketing/web promotions, and hosted a Portland themed, B2B trade show for a targeted Japan-America Society of Oregon (JASO), Member The Suttle Lodge & Bathouse, Sisters, Oregon audiences. The event gained popularity over time and had thousands of visitors to the popup shops each day. Mitsu has also Board of Directors, 2013 - Present recruited and worked on several foreign direct investment projects including expansion of Ajinomoto food processing plants in Stumptown Coffee Roasters, Portland, Oregon Rivergate Industrial parks, Toyoko Inn (at SW 3rd and Oak.), Marukin Ramen, and MUJI Portland. Portland State University Center for Public Service, SXSW, Austin, Texas Senior Fellow, 2017 - Present Lollapalloza, Chicago, Illinois Chinatown and Japantown, Portland, Oregon Mitsu has been on the board of JASO since 2014. He also supported Kriko to gain a bank loan, some PDC incentives when Feast, Portland, Oregon the brand just started. XOXO, Portland, Oregon Austin City Limits, Portland, Oregon Future City International Forum Hosted the forum organized by Japan's Ministry of Land and Transportation. There were 50+ high-level delegates from Tokyo and throughout Japan to meet and discuss with 200+ local audience from around the U.S.

87 Block 25 Development | Key Development Key Development | Block 25 Development 88 LU 21-029602 DM AD Exh. G9 EIKI DANZUKA MAURICIO VILLARREAL, PLA LANDSCAPE DESIGN PRINCIPAL | EARTHSCAPE, PRINCIPAL LANDSCAPE PRINCIPAL IN CHARGE (EXECUTIVE) | PLACE, PRINCIPAL

Eiki Danzuka, founder of Earthscape, was born in a small island in the Oita prefecture, Japan, A founder of PLACE, Mauricio leads the design practice of a globally integrated studio focused on the where he was raised surrounded by a vast ocean and deep forests. This childhood environment craft of placemaking in an urban setting. The hallmark of his dynamic career, spanning more than 30 years, has marked him profoundly and has aided him in developing a deep appreciation of natural is collaborating with fellow professionals, creating environments that embrace low-impact development environments. After graduating from Kuwasawa Design School and getting his license as a first-class practices, reinforcing ecosystem values, and providing vital spaces for generations to enjoy. His interest lies landscape work operation and management engineer, he began his career as an assistant of in advancing environmentally sensitive urban lifestyles through advocacy, research, education, and a creative the world-renowned sculptor Nobuo Sekine. Through the production of sculptures and monuments, design process. Mauricio enjoys promoting environmentally-related urban topics at conferences, design Danzuka became interested in larger forms of art, using the landscape as his means of creation EDUCATION competitions, speaking engagements, and mentoring students and young colleagues while offering his time EDUCATION and composition. This alternative way of thinking and producing led to his recognition in the form of and design talent to civic and professional organizations. He is committed to developing resources and awards, including: D&AD Award inn book 2011-Theo Jansen Exhibition in Oita Art Museum and the Kuwasawa Design School, 1989 expertise of lasting impact on the design profession and the natural and built environments across the globe. Bachelor of Landscape Architecture, University of In addition to his international work, he has remained grounded in Oregon by providing community design Oregon; Green Good Design Award 2012-MHCP. He has also been involved in design education and taught services and has served as an executive member of the Portland Parks Board and the AIA/APA/ASLA Urban Ochanomizu School of Fine Arts, Tokyo. as a visiting professor at Tama Art University since 2012. PROFESSIONAL REGISTRATION Design Panel. As a Visiting Professor for Portland State University, Mauricio teaches Urban Design studio AND ORGANIZATIONS for the School of Architecture. PROFESSIONAL REGISTRATION PROJECT EXPERIENCE First-Class Landscape Work Operation and Management Engineer, Japan AND ORGANIZATIONS Proud city Miyazakida, Kawasaki PROJECT EXPERIENCE Registered Landscape Architect: Oregon, Washington Ashinoko Hanori, Hakone Oita Airport Observation Deck, Oita Prefecture COMMUNITY INVOLVEMENT 5 MLK Mixed-use, Gerding Edlen, Portland, Oregon Glory Head Office, Himeji 11W Mixed-use Highrise, Gerding Edlen, Portland, Oregon Good Design Award - Brillia Tokiwadai Soraie Block 216, Downtown Development Group, Portland, Oregon Dresser Azamino Gardens, Tokyo Residence, 2014; Block 290, Conway, Portland, Oregon Jungle Pyramid Art Works, Taipei, Taiwan D&AD Award in Book - Theo Jansen Exhibition in Proud Marks Fuchu, Tokyo Oita Art Museum, 2011; Broadway Corridor, Prosper Portland, Portland, Oregon Brillia Tokiwadai Soraie Residence, Tokyo Good Design Award - Urban Dock Lalaport Toyosu, Fremont Apartments, Lincoln Property Company, Portland, Oregon The Jingumae Residence, Tokyo 2006; Hassalo on Eighth, American Assets Trust, Portland, Oregon JR Kawasaki Station Redevelopment, Kawasaki Good Design Award - Lazona Kawasaki 2006; Oregon Square, American Assets Trust, Portland, Oregon Haramachi City Community Culture Hall, Fukushima Good Design Award - Urban Dock Lalaport Toyosu, ODOT Blocks, Prosper Portland, Portland, Oregon 2017; Proud Syukugawa Takatsukacyo, Hyogo Zidell Yards District Block 4 & 6, Portland, Oregon Good Design Award - Kanagawa University of Human WE GO Plaza, Weihai, China Services, 2003; Rock City Qingdao, Qingdao, China AACA honorable Award, BCS Prize -Haramachi City Theo Jansen Exhibition in Oita Art Museum /General design direction, Oita Community Hall, 2004; TOC Minato Mirai Collette Mare, Yokohama Green Good Design Awards - MHCP, 2012. Saiki City Redevelopment Project / General Redevelopment Producer, Oita Urban Dock Lalaport Toyosu, Tokyo Central Government Bldg. No.7., Tokyo Shinagawa Grand Commons Central Garden, Station Square, Tokyo

89 Block 25 Development | Key Development Key Development | Block 25 Development 90 LU 21-029602 DM AD Exh. G9 HERMANN BLUMER DAVID FIELDS, PE, SE, LEED AP STRUCTURAL DESIGN PRINCIPAL (DESIGN) | CRÉATION HOLZ, FOUNDING PARTNER STRUCTURAL PRINCIPAL IN CHARGE (EXECUTIVE) | MAGNUSSON KLEMENCIC ASSOCIATES, SENIOR ASSOCIATE

Hermann Blumer will lead the Création Holz team as Co-Lead Structural Engineer, in collaboration with David is a Senior Principal at MKA and leader of the firm’s Residential Specialist Group. His portfolio of the structural engineering team of Magnusson Klemencic Associates. Since 2003, he has been the CEO of more than 75 high-rise projects includes towers up to 100 stories, multi-block developments up to 3.8 million Création Holz. Hermann has invented and developed, among other things, depth hydrophobation (beech square feet, and more than 100 projects in areas of high seismicity, such as San Francisco and plywood with greatly reduced water absorption), spring ductile frames (adjustable rings for flexible elastic Seattle. David is also a key member of MKA’s Performance-Based Design and Earthquake Technical frame corners), and the X-Floor (concrete-wood-hybrid floor panels with load-bearing effect). Specialist Teams, and is active on several national committees developing related codes.

EDUCATION PROJECT EXPERIENCE EDUCATION PROJECT EXPERIENCE ETH Zurich, Construction Engineer The Wyatt, Portland, Oregon University of Washington, Master of Science in With Shigeru Ban Architects: Ladd Tower, Portland, Oregon Structural Engineering, 1998; Swatch/Omega Headquarters and Museum, Biel, Switzerland HONORS McKenzie, Seattle, Washington University of California San Diego, Bachelor of Mount Fuji World Heritage Center, Shizuoka, Tokyo, 2017 Science in Applied Mechanics and Engineering One Oak, San Francisco, California Sciences, 1996 Aspen Art Museum, Aspen, Colorado, 2014 Honorary AIA Institute Honor Award for Architecture, Aspen Art Museum, 2017; Stratus, Seattle, Washington Tamedia New Office Building, Zurich, Switzerland, 2013 WoodWorks Wood Design Award, Aspen Art Transbay Block 1 (160 Folsom), San Francisco, California PROFESSIONAL REGISTRATION Centre Pompidou-Metz, Metz, France, 2010 Museum, 2016; 9th and John, Seattle, Washington AND ORGANIZATIONS Nine Bridges Golf Club House, Yeoju, Korea, 2010 AIA Colorado Merit Award for Built Architecture, Boren and Lenora, Seattle, Washington Aspen Art Museum, 2015; 33 Tehama, San Francisco, California Civil Engineer, California, Washington Additional Projects: AIA Western Mountain Region Honor Award for Cirrus, Seattle, Washington Structural Engineer, Washington Leisure Center Säntispark , Abtwil CH (Architect Rausch) Distinguished Building, Aspen Art Museum, 2015; Pike Place Market MarketFront Entrance, Seattle, Washington ACI Committe on Awards for Papers, Chair Heysel Exhibition Hall, Brüssel B The American Architecture Award, The Chicago Building Seismic Safety Council, Member The Heliotrope House, Freiburg D, (Architect Disch) Athenaeum Museum of Performance-Based Seismic Design of Concrete Eishallen: Morges CH, Villach A, Scoul CH, Frauenfeld CH Architecture and Design, Aspen Art Museum, 2015 Buildings, Voting Member Chapel Son Benedetg , CH (Architect Zumthor) Honor Award, Canadian Wood Council, Aspen Art High-Strength Reinforcement Subcommittee, Museum, 2014 Structural Concrete Building Code, Voting Sports Centre, Telfs A Member Appenzeller des Jahres, 2013 Wohnstudio Bangert, Schopfheim D (Architect Thiel) Concrete Tolerances Committe, Voting Member Holzkurier, Master Carpenter of the Year, 2011-2012 Sports Complex Arena Nova, Vienna Structural Engineers Association of Washington The International Architecture Awards, 2011 (Earthquake Engineering Committee) Exhibition Hall Palexpo, Geneva CH (Architect Zurkirchen) American Concrete Institute Footbridge Over Beltway, Moscow R

91 Block 25 Development | Key Development Key Development | Block 25 Development 92 LU 21-029602 DM AD Exh. G9 LEIF JOHNSON, PE, SE, LEED AP KYLE WUEPPER STRUCTURAL LEAD DESIGNER (EXECUTIVE) | MAGNUSSON KLEMENCIC ASSOCIATES, PRINCIPAL LEGAL COUNSEL | BRIX LAW LLP, PARTNER

Leif is a Principal and leader of MKA's Wood and Sustainability Technical Specialist Team. These On this project, Kyle Wuepper, a partner at Brix Law, will act as the lead attorney. He brings over 19 years of groups research and develop methodologies for utilizing the most effective, innovative wood products and experience in corporate, tax and real estate law. Kyle has worked with Key Development and their team on connections available to better realize clients’ visions while also promoting materials that require less carbon numerous projects in Portland, Bend, and Hood River. He is past-chair of the Business Law Section of the to construct. His award-winning wood design experience includes the Lincoln Park Zoo South Pond Oregon State Bar. Addition in Chicago, Illinois, and LeMay – America’s Car Museum in Tacoma, Washington, both winners of national wood design awards. Leif recently completed the T3 Office Project in Minneapolis, Minnesota, a Among other projects, Kyle previously represented Key Development on the YARD (22 NE 2nd Ave., 7-story, 260,000-square-foot mass timber office building, which is the first of this height constructed in the EDUCATION Portland, OR) and Killian Pacific on the LOCA (990 SE 10th Ave., Portland, OR). He also represented the EDUCATION United States. borrower, KEX PDX LLC, in the first CPACE financing by Prosper Portland in Oregon. Washington University, Master of Science in Civil New York University School of Law, Master of Laws in Engineering, 2004; Taxation, 2000; PROJECT EXPERIENCE Washington University, Bachelor of Science in Civil University of Oregon School of Law, Juris Doctor, Engineering, 2002; 1999; T3 Minneapolis, Minneapolis, Minnesota Lawrence University, Bachelor of Arts in Physics, Western State College of Colorado, Bachelor of Arts T3 West Midtown, Atlanta, Georgia 2002. PROJECT EXPERIENCE in Business Administration & Psychology (Double T3 Denver, Denver, Colorado Major), 1995. The Barn, Sacramento, California PROFESSIONAL REGISTRATION YARD, Portland, Oregon Nordic Museum, Seattle, Washington AND ORGANIZATIONS KEX PDX, Portland, Oregon PROFESSIONAL REGISTRATION Wanapum Heritage Center, Beverly, Washington AND ORGANIZATIONS Lincoln Park Zoo South Pond Transformation and Education Pavilion, Chicago, Illinois Civil Engineer, California, Washington Law License, Oregon, Washington; LeMay - America’s Car Museum, Tacoma, Washington Professional Engineer, New York Structural Engineer, Washington Oregon State Bar Business Law, Securities and Pike Place Market MarketFront Entrance, Seattle, Washington Taxation Sections, Member; Southern Ute Cultural Center and Museum, Durango, Colorado American Institute of Architects Mass Timber Task Force for Codes/Zoning Subcommittee, Co-Chair Mt. Bachelor Sports Education Foundation; Member CLTree, Missoula, Montana of Board of Directors. Tall Timber Working Group, Council of Tall Building and Urban Habitat Carbon Leadership Forum HONORS American Society of Civil Engineers American Registry, AV® Preeminent™ Rating, Martindale–Hubbell®; HONORS American Bar Foundation, Fellow; Law and Politics, Rising Star, 2009, 2010, 2012; Building Design and Construction 40 Under 40, 2018 Cascade Business News, Accomplished Under 40.

93 Block 25 Development | Key Development Key Development | Block 25 Development 94 LU 21-029602 DM AD Exh. G9 BRADLEY WILSON, PE, LEED AP BD+C ROBERT SMITH, PE, LEED AP MECHANICAL LEAD ENGINEER | PAE, PRINCIPAL ELECTRICAL LEAD ENGINEER | PAE, SENIOR ASSOCIATE

With more than 15 years of experience in mechanical engineering and a background in architectural Robert has 15 years of experience in electrical system design for a wide range of facility types, from engineering, Brad approaches projects from an interdisciplinary perspective. He has worked on more than restaurants to commercial high-rises to civic buildings. He is also an accomplished lighting designer, with 25 projects that are pursuing or have achieved LEED ratings, including numerous commercial office and considerable experience in daylight modeling and lighting commissioning. Robert’s ability to interpret design mixed-use buildings in the Portland area, including several developer-led projects. He is exceptionally skilled intent and recommend layouts that compliment architectural elements are particularly useful in helping our at designing comfortable, flexible workspaces within a variety of budgets. Brad is particularly adept at guiding clients achieve their design goals. owners and architects through construction and operation costs to inform system decision-making. He brings leadership, inspiration and organization to his project teams, and in 2016, was honored with Consulting EDUCATION EDUCATION Specifying Engineer’s 40 Under 40 national award. PROJECT EXPERIENCE Penn State University, Bachelor of Architecural University of Kansas, Bachelor of Science in Engineering, Mechanical Engineering; Meier & Frank Building Office Redevelopment, Portland, Oregon Architectural Engineering PROJECT EXPERIENCE University of Leeds, College of Civil and Architectural YARD Mixed-Use Apartments, Portland, Oregon [LEED Silver] Engineering. The Encore, Portland, OR [LEED Silver] The Blanchet House of Hospitality, Portland, Oregon [LEED Platinum, Energy Trust of Oregon Path to Net Zero] PROFESSIONAL REGISTRATION 23rd & Flanders Co-Housing, Portland, Oregon YARD Mixed-Use Apartments, Portland, Oregon [LEED Silver] AND ORGANIZATIONS PROFESSIONAL REGISTRATION The Cosmopolitan Condominiums, Portland, Oregon PropertyFit CPACE Sustainability Guidelines Development, Portland, Oregon Registered Professional Engineer: WA; AND ORGANIZATIONS Aura West Seattle Apartments, Seattle, Washington Orchards at Orenco Station Housing, Hillsboro, Oregon [Passive House] US Green Building Council LEED Accredited SRG Partnership, Oregonian Building Office Tenant Improvement, Portland, Oregon Meier & Frank Building Office Redevelopment, Portland, Oregon Professional Engineer, Oregon, Washington; Professional; Portland Timbers Stadium Conversion and Addition, Portland, Oregon [LEED Silver] 11W Mixed-Use, Portland, Oregon [Pursuing LEED Platinum] US Green Building Council LEED Accredited Illuminating Engineering Society of North America Portland Japanese Garden Expansion, Portland, Oregon [Pursuing LEED Gold] 23rd & Flanders Co-Housing, Portland, Oregon Professional; (IESNA); Unitarian Universalist Retreat Center, Bend, Oregon Burns Apartments, Portland, Oregon American Society of Heating, Refrigeration and Air International Association of Electrical Inspectors. Conditioning Engineers (ASHRAE); Multnomah County, Central Courthouse, Portland, Oregon [Pursuing LEED Platinum] Confidential Mixed-Use High Rise, Portland, Oregon [Pursuing LEED Platinum] Cascadia Chapter Green Building Council (USGBC). Central Eastside Office Building, Portland, Oregon The Cosmopolitan Condominiums Performance Design, Portland, Oregon Washington State University, Duncan Dunn & Community Housing Renovation, Pullman, Washington [LEED Silver] HONORS The Encore Condominiums, Portland, Oregon [LEED Silver] Edison Award of Merit for U of O Football Locker Fairmount Apartments Renovation, Portland, Oregon HONORS Room; WorldMark Hotel on Naito Parkway, Portland, Oregon 40 Under 40 Consulting Specifying Engineers, 2016; Edison Award for Sustainable Design for U of O Aspira Tower Apartments, Seattle, Washington ASHRAE New Faces of Engineering Finalist, 2009; Football Locker Room. ACEC National Grand Award for the Port of Portland Headquarters, 2011; Advisory Committee, 2009–2010.

95 Block 25 Development | Key Development Key Development | Block 25 Development 96 LU 21-029602 DM AD Exh. G9 TIM ELLEY, PE, LEED AP RON PETERSON, PE, LEED AP LEAD MEP ENGINEER | PAE, SENIOR ASSOCIATE CIVIL LEAD ENGINEER | HHPR INC., PRINCIPAL

With a decade of experience, Tim has provided expertise for a variety of projects ranging from recreational Ron, a Principal with HHPR, will be the Principal-in-Charge and the primary contact for Prosper Portland. buildings to cultural gathering spaces. He is exceptionally skilled at performing energy analyses that help Since 1988, Ron has provided project management/engineering design and construction-related services design teams and owners identify effective design solutions that increase energy efficiency while balancing for transportation facilities, site development projects, water, sanitary sewer, stormwater management, project budget and occupant comfort considerations. A LEED Accredited Professional, Tim has contributed utility systems, and master planning. Projects include a broad range of experience including ARRA funded to 15 LEED rated or registered projects, and several aimed at Net Zero Energy, Net Zero Water and transportation projects, urban mixed-use redevelopment and master planning related to multiple acre the Living Building Challange. His technical aptitude is matched by his ability to facilitate effective institutional campuses. Ron has been the Principal in Charge and project manager for many of HHPR’s communication throughout all phases of a project with design, construction and owner groups. EDUCATION public and private projects located throughout the northwest and is very familiar with the requirements and EDUCATION staff the various agencies within the area. Ron has also managed numerous sustainable design projects; many University of Colorado, Bachelor of Science in of which are LEED® certifi ed or undergoing the certifi cation process. Ron currently serves as the chairman Portland State University, Bachelor of Science in Civil PROJECT EXPERIENCE Mechanical Engineering; of the Board/ Corporate Secretary for HHPR. Engineering Portland State University, Masters of Science in The Blanchet House of Hospitality, Portland, Oregon [LEED Platinum, Energy Trust of Oregon Path to Net Zero] Mechanical Engineering. PROFESSIONAL REGISTRATION The Ramona Affordable Housing, Portland, Oregon [LEED Gold] PROJECT EXPERIENCE AND ORGANIZATIONS Oregon Zoo, Portland, Oregon PROFESSIONAL REGISTRATION Broadway Corridor Framework Plan, Portland, Oregon Elephant Lands Visitor Center and Habitat [LEED Gold] AND ORGANIZATIONS The Broadway Corridor is a 2 acre site located within Portland's River District and includes several Portland Development Civil Engineer, Oregon, Washington; Education Center [LEED Platinum, Pursuing Net Zero Energy] Commision (Prosper Portland) owned properties including the United States Postal Service (USPS) Site and Union Environmental Engineer, Oregon; Registered Professional Engineer, Oregon; Station. Portland Japanese Gardens Expansion, Portland, Oregon [LEED Gold] LEED Accredited Professional. American Society of Heating, Refrigeration and Air The Bullitt Center, Seattle, Washington [Living Building, Net Zero Energy, Net Zero Water, Net Zero Waste] Hassalo on Eighth, Portland, Oregon Conditioning Engineers (ASHRAE); Lewis & Clark College, Edna L. Holmes Residence Hall, Portland, Oregon [LEED Gold] This pending LEED platinum project is a four-block super block project that included improvements to building facilities US Green Building Council LEED Accredited and development of over one million square feet of new construction including 1200 below-grade parking stalls. 4th & Montgomery Building (PSU, PCC, OHSU & City of Portland joint venture), Portland, Oregon Professional. Portland State University, Portland, Oregon Block 17 and 20 Apartments, Portland, Oregon Karl Miller Center (School of Business Administration) Addition & Renovation [Pursuing LEED Platinum] Block 17 is comprised of 281 apartment units, a semi-public plaza, accessory pavilion building, and below-grade parking. Block 20 is a 21-story tower that includes 143 units as well as flexible/office space on the ground floor level. Peter Stott Center Renovation and Viking Pavilion [Pursuing LEED Gold] NV Apartments, Portland, Oregon NV is a luxury 284-unit high-rise apartment development on a 40,000 square foot block bounded by NW Overton and Pettygrove Streets, and 12th and 12th Avenues. The 26-floor tower includes three levels of below-grade parking and ground floor retail, as well as live-work lease options.

97 Block 25 Development | Key Development Key Development | Block 25 Development 98 LU 21-029602 DM AD Exh. G9 JANELLE BRANNAN,PE BRETT SHIPTON, PE, GE CIVIL ENGINEER | HHPR INC., ASSOCIATE GEOTECHNICAL LEAD ENGINEER | GEO DESIGN INC., PRINCIPAL GEOTECHNICAL ENGINEER

Janelle has provided engineering design for various elements of projects including grading and erosion Brett has practiced geotechnical engineering for more than 20 years in the Pacific Northwest, specializing in control, stormwater detention and water quality facilities, sanitary sewer and storm sewer conveyance seismic hazard assessments, geotechnical earthquake engineering, and foundation design. Brett has provided systems, domestic and fi re services, street and parking lot design. Janelle has designed of many facilities geotechnical engineering for water and transportation infrastructure, as well as residential, mixed-use, in the Portland Metro area and has extensive experience with projects focused on solving drainage issues, commercial, and industrial developments. He has been involved in numerous geotechnical evaluations in ranging from new developments with water quality/detention pond to projects with the need for Low Impact support of building remodels and seismic retrofits. Development approach for stormwater management. Janelle challenges assumptions to provide effi cient buildable designs and is dedicated to providing quality service throughout all phases of a project. EDUCATION As manager of GeoDesign’s geotechnical group, Brett works as part of the senior management team to EDUCATION develop business development and growth strategies and is proactively engaged in the firm’s hiring practices. PROJECT EXPERIENCE Portland State University, Bachelor of Science in Civil Oregon State University, Master of Science in Engineering Geotechnical Engineering, 1997; YARD, Portland, Oregon PROJECT EXPERIENCE University of Pretoria, South Africa, Civil The YARD project took an underutilized city block (Block 67) adjacent to the Burnside Bridge, and transformed it into a PROFESSIONAL REGISTRATION Engineering, Biomedical Engineering, 1994. thriving, pedestrian oriented, apartment building. YARD has received LEED Silver for New Construction. Burnside Bridgehead, YARD, Portland, Oregon AND ORGANIZATIONS 76 West (also known as SideYARD), Portland, Oregon Hassalo on Eighth, Portland, Oregon PROFESSIONAL REGISTRATION Vibrant!, Portland, Oregon This pending LEED platinum project is a four-block super block project that included improvements to building facilities Civil Engineer, Oregon, Washington AND ORGANIZATIONS and development of over one million square feet of new construction including 1200 below-grade parking stalls. The Cosmopolitan, Portland, Oregon Hassalo on Eighth, Portland, Oregon Professional Engineer, Oregon, Washington, Idaho; Block 17 and 20 Apartments, Portland, Oregon South Waterfront, Mid and High-Rise Towers, Portland, Oregon Block 17 is comprised of 281 apartment units, a semi-public plaza, accessory pavilion building, and below-grade parking. Geotechnical Engineer, Oregon. Block 20 is a 21-story tower that includes 143 units as well as flexible/office space on the ground floor level.

The Encore, Portland, Oregon The Encore is located in Portland's Pearl District. The 16-story curved building looks out over "The Fields" neighborhood park and was featured in the 2009 Street of Dreams.

23rd and Raleigh Apartment Building, Portland, Oregon With the building covering 100% of the site, stormwater management was achieved using flow through planters located on the second level of the building.