Riverplace Parcel 3 Design Advice Request Packet

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RIVERPLACE PARCEL 3 DESIGN ADVICE REQUEST PACKET

02.05.2016 OVERVIEW

Project Team

Developer Bridge Housing

Development Consultant Williams & Dame

Architect Ankrom Moisan Architects

General Contractor Hoffman Construction

Civil Engineer Humber Design Group

Structural Valar Engineering

Landscape Lango Hansen Landscape Architects

Mechanical and Plumbing Interface Engineering

Electrical Reyes Engineering

2 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet DAR GOALS

Our Goals For Design Advice Request #1 Are to Understand:

Client Goals

Program

Site

Design Concepts

Site Plan

Massing Approach

Exterior design Concepts

3 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet SITE CONTEXT

Zoning information Project Location Central city - downtown district Project Address: 2095 SW River PKWY Portland, OR 97201 Portland Downtown Neighborhood: PER MAP 510.3 : Maximum Allowed Building Height 150' Jurisdiction: Portland / Multnomah PER MAP 510.2 and sections 33.510.210: PROPERTY INFORMATION Lot Size: 87,636 sq. ft. FAR Allowed Lot Area Total Allowed Base 4:1 87,636 x4 350,544 SF Building Footprint: 56,860 sq. ft (at ground floor) Base+Bonus 3:1 87,636 x7 613,452 SF . 69,020 sq. ft. (at parking level) Zoning GSF: +/-400,000 sq. ft. Base Zone: CX (Central Commercial) Area and floor height bonuses PER 33.510.200-210 Overlay: d (Design) g - (River General) 33.510.200 Floor Area Ratios Plan District: CC - (Central City) • Generally. The maximum floor area ratios for all sites in the Central City plan district are shown on Map 510-2 Urban Renewal Area: North Macadam at the end of this chapter. Floor area ratios greater than shown on Map 510-2 are prohibited unless allowed by Subsections C. through G., below, or by 33.510.210 C. Limit on increased floor area. BASE ZONE development standards • Increases in FAR, whether by transfers of floor area or bonus floor area options, of more than 3 to 1 are FAR: 4:1 prohibited. Bonus FAR: 3:1 Max Coverage: No limit 33.510.210 Floor Area and Height Bonus Options Max Height: 150 ft. Setbacks: 0' from street 0 min. 0 max. C. Bonus floor area options. Garage Setbacks: 5'/18' 1. Residential bonus option. *Per easement agreement with adjacent property easement is for light, air, and access • In specified areas, proposals that include Residential uses receive bonus floor area. New development and alterations to existing development are eligible for this bonus. Min. Landscape Area: None • In the CX and EX zones outside of the South Waterfront Subdistrict and the North Pearl Subarea, for each square Ground Floor Window Standards: Yes foot of floor area developed and committed as housing, a bonus of 1 sq. ft. of additional floor area is earned, Pedestrian Requirements: Yes up to an additional floor area ratio of 3 to 1. Sites in the required residential opportunity areas are eligible for Active Floor Area: SW Moody Ave & SW River Parkway (see maps 510-7) this bonus. Required Building Lines: SW Moody Ave & SW River Parkway (see maps 510-6) • The additional floor area may be used entirely for housing or partially for nonresidential uses. Projects built under building permits issued after July 1, 1998 may commit up to half of their bonus floor area to nonresidential uses. • Residential portions of mixed-use projects using this bonus must be completed and receive an occupancy PARKING AND LOADING REGULATIONS permit in advance or at the same time as an occupancy permit for any nonresidential portion of the project. The property owner must execute a covenant with the City ensuring continuation and maintenance of the housing Distance to Transit Stop: 20' ft. from middle of block on SW River Pkwy by the property owner. The covenant must comply with the requirements of 33.700.060. Loading Requirements: 1 Standard A or 2 Standard B Parking Sector: DT6 Parking Min: None Bike Parking: 1.5/unit (Long Term) 1/20Units (Short Term)

4 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet SITE CONTEXT

Transit Oriented 405 HAWTHORNE BRIDGE TILIKUM CROSSING EASTBANK ESPLANADE CLINTON ST BIKE-WAY Transit is visible in every direction on site. Pedestrians, bikes, streetcars, light rail lines, and automobile access are all easily accessed from the site. Directly to the North is the SW River Parkway and Moody Street stop that Downtown services all three Portland Streetcar lines. Bike traffic flows on all sides of the site with a dedicated Bike pathway along the west edge aligned with the Orange light rail line. bike lanes run adjacent to the site along SW River parkway and SW Moody Ave. At the east end of SW River Parkway the bike/ pedestrian path in Waterfront Park is easily accessed. The Orange light rail tracks are Riverplace elevated along the west edge of the site. Hosford - Ladd's Abernethy Addition

SITE

SITE BLOCK Southwest Streetcar Hills

Bike Path

MAX Lines

Freeways

Homestead Corbett - Terwilliger - South Waterfront Lair Hill

Brooklyn

5 Ankrom Moisan Architects & Bridge Housing MARQUAM BRIDGE ROSS ISLAND BRIDGE SPRINGWATER TRAIL & Williams and Dame DAR Packet SITE CONTEXT

Neighborhood Zones

Future Green way South Waterfront

Zidell

OHSU

Tram

Riverplace Corbett - Terwilliger - lair hill

Downtown

6 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet

feet 1000 meters 500 SITE CONTEXT

New Development - Changing Neighborhood The neighborhood is on the cusp of major future development. Below are just a few of the projects that are on the boards near the Parcel 3 site.

3) Zidell Block 6 - Lever / GBD Office space

SITE

2 1) Hyatt house - sera 4) Zidell Block 4 - Lever / GBD Hotel Mixed use apartment building

2) Knight cancer research Building - srg

7 Ankrom Moisan Architects & Bridge Housing & Williams and Dame 5) OHSU center for health and healing south - zgf DAR Packet Ambulatory care facility and mixed use structure SITE CONTEXT

Riverplace, a Distinct Neighborhood The Riverplace district is defined by strong borders including the Willamette River along its east edge. The marina and adjacent park give this unique neighborhood a strong connection to the water. The north end of the neighborhood creates an edge for "the Bowl" that hosts numerous open air public events like the Waterfront Blues Festival.

Last Piece of the Puzzle Parcel 3 is the last undeveloped Parcel in the neighborhood that will complete the Southern Edge of the neighborhood. The site SW Montgomery St Marina will form the southern terminus of SW River Drive connecting to the central Riverplace roundabout, park, and waterfront. The site borders and will buffer the neighborhood from significant public infrastructure to the north, including the electrical substation, elevated I-5/I-405 interchanges, and elevated Orange Light Rail Line. All modes of transit whirl about the site with a streetcar stop directly to the south. Movement flows into the neighborhood from downtown on River Parkway around the arch of the site and flows onto South waterfront along Moody Ave.

How do we complete the neighborhood? Orange Max Line

SW River Drive SW River Pkwy Unique edge conditions

i-5

Sub Under Construction

SW Moody Ave To i-5 To Station Site

8 Ankrom Moisan Architects & Bridge Housing & Williams and Dame i-405 DAR Packet SITE CONTEXT

Riverplace - Diversity of Scale and character Plaza

Community

9 SITE CONTEXT

Riverplace - Active and connected to the water

Caption option on a medium Runners and bikers on to dark background Kayakers on river river trail

10 Water Activities CaptionPortland option Blue's on a Festival medium to Light background Dragon Boating SITE CONTEXT

GARDEN DISTRICT & green edge One distinguishing characteristic of Riverplace as a Garden District is the neighborhood's green edges. The Waterfront Park bounds to the north and east and park-like green spaces run along Harbor way to the west. Parcel 3 embraces the garden theme by providing green spaces along easements, notching, and setbacks at the south and west property lines.

Dining along Riverplace Poets beach promenade SW Montgomery St

SW River PkwySW River Drive

Garden opportunities

11 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet Garden spaces throughout Garden "rooms" neighborhood SITE CONTEXT

Energy & potential energy The northern portion of Riverplace is activated by the Waterfront Park and Trail, the RiverPlace Hotel, Riverplace Marina, and retail shops along the waterfront promenade. Although there is great potential with favorable proximity to transit and retail, many of the existing retail spaces along SW River Drivel are largely underperforming. There is a unique opportunity for this project to be the catalyst for the neighborhood—drawing energy south along River Drive and potentially activating underutilized spaces.

High Energy

Potential Energy / Under Performing Retail

Garden circles If you look at Riverplace from above you will notice a unique pattern SW Montgomery St of circles dotting the neighborhoods along the western edge of the river. This is formed by a series of vehicular roundabouts, connecting arteries, and circular pathways all gently accented by the lushness of the surrounding green spaces. Parcel3 bookends the circle formed by the roundabout at River and Montgomery.

SW River Drive

SW River Pkwy

12 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet Garden street circles EV ER M GR A EE C

N A E R B V L T

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100' 4:1 35' E D 4:1 350' 460' 35' (1:1) 1:1 R V E 6:1 130' 9:1* 200' 160:10' 45' E E 150' 150' * A 200' 1 V 4: :1 V D * BURNSIDE 4 SI 75' ' 35' (.5:1)

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0 (.5:1) ' 75' V 35' 30 1 61:010' 6:1* STARK BZ .75:1 100' 310' 460' A ST 4:1 30' BZ 30 330' 9:1 BZ STARK 40' 35' 0' 315' 35' (1:1) ST 40' ' 3 2 30' 45' 45' 35' 45' 45' 4 4:1 810'2:3195' 40' 45' 3:1(.5:1) 50' 0' 320' 0 150' 150 tland 45 250' 5 2 ' 425 Por ' 2 3 50' ' 75' 75' 50' 385' 415' 3 ' 5' 0' 5' 0' 65' 405' 4:1 4 30' 3 4 3 38 0 .75:1 .75:1 3:1 3:1 0 3 1 ' 0' * ) :1(.5:1) 7 1 3 41 ' .75:1(.5:1 4 5' 85 20 300' 460 95 1 (.5:1) BZ ' 0 ' 0 180' 8:'1 ' 40 75' 4:1 35:01' 0 BE

6:1 250 5' 9:1* 290:01' 100' LMONT BZ (.5:1) (.5:1) 2 ' * ST 4:1 ' 00' 220' 24 27 1 0' 0' 35 0 25 0' 0 (1:1) ' 5 ' BZ ' ' 290' 92 :1* 0 0 0 5 5 300' 5 E 1 2

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250' 0 1 SITE CONTEXT 0 160:10' 6:1* 4:1 7 9:1 6:1*1 5' 300' 350' (.5:1)

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A * ' 0' ' 45' 0 20 4 W Massing and Height 75' 5 0 125' 0 2 1 2 5 9:1*0 120' D 1 HAWTHORN VD 125' 2 92:010' E BL A 8:1 The Riverplace is a relatively new neighborhood in the history of Portland. The earliest development started 100' 300' 4:1 O (1.5:1) at the north end in the 1980s with three- to four-story buildings. In the 1990s large structures were built in 45' 5' R 2:1BZ 7 (.5:1) B 175' the southern portion of the neighborhood that took advantage of the allowable zoning heightsA of 125 ft. Downtown 150' and 150 ft. Walking around the neighborhood right now there is a very dynamic variation in buildingT heights 6:1 100' BA S 6:1 RNES I 100' and a unique skyline profile. 125'H 225' V 22 Oregon Zoo T 5' In the larger context of the city, nearby downtown and south waterfront neighborhoods have taller building 4 100' 150' 125' 100' 35' and higher zoning height limits. There is a sense that buildings rise from the river’s edge through the 4:1 D

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City of Portland, Oregon // Bureau of Planning & Sustainability // Geographic Information SystemL

P A

For detailed Maps, go to: http://www.portlandonline.com/bps/index.cfm?c=34563 C Feet The information on this map was derived from City of Portland GIS databases. Care was taken in the creation of this map but it is provided "as is". 0 3,000 6,000 9,000 The City of Portland cannot accept any responsibility for error, omissions or positional accuracy. N

S:\gis\code\34x44_citywide_FAR_MAXHI.mxd SITE CONTEXT

Site access Grade Diagram The Portland Streetcar runs along the north and east of the site limiting the locations at Current site grading is unusual. The interior of the site is fairly flat with the low point being the SE corner. As you move west, the which an automobile can access the site. The only location where an automobile can make site rises gradually while the sidewalk rises more dramatically. The north and west edges of the site have steeper grades to make a left turn into the site is at the midpoint of the north edge at the signaled intersection of up this grade difference between the site and the sidewalk. The overall grade difference along the sidewalk is 17 ft. SW River drive and SW River Parkway. The south east corner is the low-point of the site and makes a good secondary entry point to the below grade parking but is limited by being a right-in, right-out only entry.

Only access via left Turn Transitional slope +17' +6' +9' +1' Left Turn Lane Left Turn Lane Light rail Stop

Left Turn Lane

Median

Left Turn Lane

Gradual Slope Light Rail only

Median

+1' +1' 0' 14 Ankrom Moisan Architects & Bridge Housing feet 200 & Williams and Dame meters 80 DAR Packet SITE CONTEXT

Current Site Photos

Looking East At Site Looking West At Site

Looking south from NW 15 Looking South at Site Corner of site SITE CONTEXT

Continuing the Grid Like most of the central city of Portland, Riverplace is informed by the 200 ft. x 200 ft. block grid aligned to SW downtown. Parcel 3 is a large block with the north, east, and a portion of the south property lines aligned with this grid. Parcel 3 is not a Superblock per the zoning definition because there has never been any ROW vacation on the site. SW River drive runs perpendicular to the long northern edge of the site and if SW River Drive were to extend through the site two parcels that relate to the 200 ft. x 200 ft. grid would be created.

16 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet FROM THE SKETCHBOOK

How did we get here? Complete the neighborhood We created different buildings • Create the southern urban edge • To respond to program • Activate the ground level with Retail space to serve neighborhood • Fit in diversity of Riverplace massing Goals: • Terminus of River drive • Fit in diversity of Riverplace architecture • Primary Goal to create 200 affordable homes • Created buffer to the South (trains, flying cars, and electricity) • Respond to ground floor • Mixed-incomes from very low to 60% median income • Respond to the edge conditions of the site - East urban active, transparent, porous • Balance the remainder of the site with a Mixed-use apartment geared • Push massing to the north away from Sub-Station, overhead freeways, and light rail to workforce residents noise - West nurturing, natural, transparent, safe • Provide retail space with parking to fulfill remaining needs of the Riverplace neighborhood Create different massing • To respond to program Divided the site • 200 units of affordable housing (prime goal) • To connect to the city • 160 market rate housing • To align to the city • Required height to create 200 units on 1 site • To connect to the neighborhood • Take advantage of views • To allow access to the site by cars, fire trucks, air, light • To respond to edges • To scale to the city - Pull away from south - Push activity to north edges

Create efficient Parking • A single plate that serves both structures • Minimizes entries and ramps • Keep out of sight

17 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet FROM THE SKETCHBOOK

BALANCE — Thoughtful, Authentic, Fluid, Vibrant We all work on achieving balance—between work life and personal life, comfort and adventure, movement and respite, individual and collective. Home represents a place where we embrace all the facets of daily life in a space that is both safe and inspiring.

The concept of BALANCE for Parcel 3 acknowledges both the affordable and market rate buildings and the needs of end users that will bring this project to life.

As a gateway to South Waterfront and to downtown, this multi-modal site offers easy access to the river and to the city by bike, by train, by bus, by kayak, or by car. To juxtapose the fundamentally active, urban nature of the project, the design team is introducing lush landscaping to create a garden feel for residents and community members craving green space.

Visually and programmatically, a balance between urbanity and nature creates unique public and personal spaces. By designing two buildings that engage residents and community in different ways—both in turn supporting connection and introspection— it becomes easy to achieve a healthy lifestyle.

18 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet AERIALS

Aerial Looking Southwest 19 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet AERIALS

Aerial Looking Southeast 20 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet PERSPECTIVES

View Looking Southwest From Intersection of SW River Parkway and SW Moody Ave 21 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet PERSPECTIVES

View Looking Southeast From Intersection of SW River Parkway and SW River Drive 22 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet PERSPECTIVES

View Looking Northeast From Elevated Max line 23 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet PLANS, ELEVATIONS, & SECTIONS

Parking Level SW river Parkway

Double Height Lobby

RETAIL ABOVE

RESIDENTIAL LOBBY SW Moody Ave

BIKE PARKING BIKES

163 Residential Parking stalls

Car Ramp up

Mech. Rooms

Amenity / Community Rooms Parking Residential Parking Entry/exit Stair/elevator Core

1" = 40'-0"

0 20 40 80 24 Ankrom Moisan Architects & Bridge Housing & Williams and Dame Site Plan DAR Packet PLANS, ELEVATIONS, & SECTIONS

West Building SW river Parkway East Building Ground Floor Two Way Car Entry/exit off of River Parkway

TV RETAIL RETAIL RETAIL LOUNGE COMMUNITY ROOM LEASING LOBBY LOBBY BELOW KITCHEN

MAIL BIKE PARKING

RETAIL SW Moody Ave

39 Retail Parking Stalls

Maker space

Mech. Rooms BIKE PARKING Residential Storage

Amenity / Community Rooms Retail

Storage Residential Ramp Parking down to parking

Stair/elevator Core

1" = 40'-0"

0 20 40 80

25 Site Plan PLANS, ELEVATIONS, & SECTIONS

Typical Level 2 West Building East Building SW river Parkway

OPEN TO COMMUNITY ROOM BELOW IMPACT NORTHWEST

LAUNDRY AMENITY ROOM BIKE ROOM

Bike Room accessible by ramps off of SW river parkway SW Moody Ave Laundry Room opens out to courtyard

Mech. Rooms

Amenity / Community Rooms Stair/elevator Core

Studio

One Bedroom

Two Bedroom

1" = 40'-0"

0 20 40 80

26 Site Plan PLANS, ELEVATIONS, & SECTIONS

Typical levels 3-7 West Building East Building SW river Parkway SW Moody Ave

Levels 3-7

Mech. Rooms

Amenity / Community Rooms Stair/elevator Core

Studio Only levels 3-6

One Bedroom

Two Bedroom

1" = 40'-0"

0 20 40 80 27 Ankrom Moisan Architects & Bridge Housing & Williams and Dame Site Plan DAR Packet PLANS, ELEVATIONS, & SECTIONS

West Building typical levels 8-14 West Building East Building SW river Parkway

Roof Below SW Moody Ave

Upper Roof terrace and Laundry room at level 8 only

Mech. Rooms

Amenity / Community Rooms Stair/elevator Core

Studio

One Bedroom

Two Bedroom

1" = 40'-0"

0 20 40 80 28 Ankrom Moisan Architects & Bridge Housing & Williams and Dame Site Plan DAR Packet LANDSCAPE

The site design is a landscape in motion, reflecting the multi modes of transportation that surround the site. A dynamic landscape unfolds with filtered views to the hills beyond and a garden court that links water to the forest.

29 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet LANDSCAPE

Plan Garden Court

PPL Easement

Courtyard

Eco Roof

Bike Enclosure

Pedestrian Path

Stormwater Garden Garden Trellis with Courtyard Screen

1" = 40'-0"

0 20 40 80 30 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet PLANS, ELEVATIONS, & SECTIONS

South Elevation

West Building East Building

Bike Ramp up to Opening in Facade to Garden Trellis with Accent Panel Recessed Notches courtyard parking Screen for accent lighting

N 1" = 40'-0"

31 Key plan 0 20 40 80 Site Elevation PLANS, ELEVATIONS, & SECTIONS

East Elevation

East Building

Residential parking Brick Facade with Residential Lobby Accent Balconies Entry color Gradient

N 1" = 40'-0"

32 Key plan 0 20 40 80 Site Elevation PLANS, ELEVATIONS, & SECTIONS

North elevation

East Building West Building

Resident Lobby Retail That steps down with site Garden Trellis with Accent Wall At Terraced Garden with Screen Residential Lobby bleacher seating

N 1" = 40'-0"

33 Key plan 0 20 40 80 Site Elevation PLANS, ELEVATIONS, & SECTIONS

Drive Aisle Elevations

East Building

Accent Balconies Garage Doors Loading Dock Gate to Residential For retail Parking Ramp

N 1" = 40'-0"

34 Key plan 0 20 40 80 Site Elevation PLANS, ELEVATIONS, & SECTIONS

Drive Aisle Elevation

West Building

Garden Trellis Residential Retail Parking Residential Lobby with Screen Courtyard Entry

N 1" = 40'-0"

35 Key plan 0 20 40 80 Site Elevation PLANS, ELEVATIONS, & SECTIONS

West Elevation

West Building

Terraced Garden with Bike Ramp Bike Enclosure bleacher seating

N 1" = 40'-0"

36 Key plan 0 20 40 80 Site Elevation PLANS, ELEVATIONS, & SECTIONS

East Building and West Building - East West Section

West Building East Building

Existing Residential Building Existing Hotel 146'-6" ABOVE BASE POINT BASE 146'-6" ABOVE MAX HEIGHT 150' ABOVE BASE POINT BASE HEIGHT 150' ABOVE MAX

Base Point line

BIKE ROOM LAUNDRY

RETAIL STORAGE RESIDENTIAL POINT BASE ABOVE 69'-6" COMMUNITY AREA LEASING LOBBY

RESIDENTIAL PARKING RESIDENTIAL PARKING

Units Mech. Rooms

N 1" = 40'-0" Parking Amenity / Community Rooms 37 Key plan 0 20 40 80 Stair/elevator Core Retail Site section PLANS, ELEVATIONS, & SECTIONS

West Building - North South Section

West Building

Residential Terrace at level 8

Double Height Community

146'-6" ABOVE BASE POINT BASE 146'-6" ABOVE Space MAX HEIGHT 150' ABOVE BASE POINT BASE HEIGHT 150' ABOVE MAX Mech. Rooms Base Point line Amenity / Community Rooms COMMUNITY Retail ROOM RETAIL PARKING Units RESIDENTIAL PARKING RES. PARKING

Parking

Stair/elevator Core

N 1" = 40'-0"

38 Key plan 0 20 40 80 Site section PLANS, ELEVATIONS, & SECTIONS

East Building - North South Section

Existing Hotel Existing Office Building

New Hotel Currently Under Construction East Building

Existing Streetcar Residential Storage stop Mech. Rooms

Base Point line AMENITY Amenity / Community ROOM Rooms Retail RETAIL STORAGE POINT BASE ABOVE 69'-6"

Units RESIDENTIAL PARKING

Parking

Stair/elevator Core

N 1" = 40'-0"

39 Key plan 0 20 40 80 Site section PROGRAM

PROJECT: Parcel 3 RIVERPLACE - PARCEL 3 CLIENT: BRIDGE/Williams & Dame DATE: February 5, 2016 WEST STRUCTURE (Affordable Housing Units and Amenities; Retail Parking; Shared Residential Parking)

Parking Area Retail Amenity Housing Areas Unit Count & Long Term Short Gross Total Gross Area Vehicle Bike Bike Term Bike Gross Residential Area per Floor (w/o (Not including

Floor Floor Vehicle Spaces Parking Spaces Spaces Buildable Top of of Top Height Floor-to Floor-to Floor exterior space) MEP) Unit Count Floor Level Floor Parking Area req'd S.F. Req'd Req'd Area Net Amenity 187.00' Roof (not occupied) 0 14 residential 10.00' 177.00' 14th floor 11420 11200 14 13 residential 10.00' 167.00' 13th floor 11420 11200 14 12 residential 10.00' 157.00' 12th floor 11420 11200 14 11 residential 10.00' 147.00' 11th floor 11420 11200 14 10 residential 10.00' 137.00' 10th floor 11420 11200 14 9 residential 10.00' 127.00' 9th floor 11420 11200 14 8 residential 10.00' 117.00' 8th floor 11890 450 11220 14 7 residential 10.00' 107.00' 7th floor 15850 15510 21 6 residential 10.00' 97.00' 6th Floor 15850 200 15310 20 5 residential 10.00' 87.00' 5th Floor 15850 15510 21 4 residential 10.00' 77.00' 4th Floor 15850 15510 21 3 residential 10.00' 67.00' 3rd Floor 15850 200 15310 20 2 amenity/resid. 10.00' 57.00' 2nd Floor 11865 1660 2965 6820 8 1 amenity/ parking 12.00' 45.00' Ground Floor 23540 12570 2700 313.5 14 0 6920 209 units 0 residential parking 11.00' 34.00' Parking * 30810 27350 82

TOTAL 225875 39920 4360 0 10735 162390 209 units * Parking Level is shared between both towers: Area indicated is estimated at 50% of toal gross parking area. ** Net area is calculted as sum of estimated Gross Leasable Areas per unit.

EAST STRUCTURE (Market Rate Units and Amenities; Retail; Residential Storage; Shared Residential Parking)

Parking Area Retail Amenity Housing Areas Unit Count & Long Term Short Gross Total Gross Area Vehicle Bike Bike Term Bike Residential Area per Floor (w/o (Not including

Floor Floor Vehicle Spaces Parking Spaces Spaces Gross Retail Top of of Top Height Floor-to Floor-to Floor exterior space) MEP) Unit Count Floor Level Floor Parking Area req'd S.F. Req'd Req'd Area Net Amenity 110.00' Roof (not occupied) 6 residential 10.00' 100.00' 6th Floor 26660 25960 33 5 residential 10.00' 90.00' 5th Floor 26660 25960 33 4 residential 10.00' 80.00' 4th Floor 26660 25960 33 3 residential 10.00' 70.00' 3rd Floor 26660 25960 33 2 residential 10.00' 60.00' 2nd Floor 26660 1740 24220 30 1 office 15.00' 45.00' Ground Floor 27940 1720 243 8 12880 12050 162 units 0 residential parking 11.00' 34.00' Parking * 34310 27300 81 1930 2670

TOTAL 195550 27300 3650 12880 16460 128060 162 units

* Parking Level is shared between both towers: Area indicated is estimated at 50% of toal gross parking area. ** Net area is calculted as sum of estimated Gross Leasable Areas per unit.

TOTAL GROSS SF 421425

40 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet PORTLAND SEATTLE OFFICE OFFICE 6720 SW MACADAM 117 S MAIN SUITE 100 SUITE 400 PORTLAND, OR SEATTLE, WA 97219 98104 503.245.7100 206.576.1600 ANKROMMOISAN.COM