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Kilroy RFP Response

Kilroy RFP Response

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Nat Levy
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2K views107 pages

Kilroy RFP Response

Kilroy RFP Response

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Nat Levy
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© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
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MERCER BLOCKS PROPOSAL - OCT. 5, 2018 TABLE OF CONTENTS ‘A. Transmittal / Cover Letter 8. Executive Summary . Financial Qualifications D. Past Project Qualifications Kilroy Realty Low Income Housing Institute , Project Concept and Public Benefits F. Project Design G. Financial offer H. Project Financing Plan and Supporting Pro Formas APPENDICES Bew BERR Be KILROY REALTY | PAGE 2 RESPONDENT: Koy Realty, LP. ePDate: October 5, 2018, on Hi ‘Managing Decor, 601 Union street, Suite 2600 Seattle, WA 98101, tention: tor Hl Ladies and Gentlemen: In response tothe Request for Proposal dated July 11, 2018 (the “RFP"), issued by JLL on behalf lof the city of Seattle (the "City" for the disposition of the Mercer Mega Block ("the Project’), the undersigned (“Developer”) submits this response (the "Response”). Initially capitalized terms not atherwise defined herein shall have the meanings set forth in the RFP. Enclosed, and by this reference incorporated herein and made a part of this Response, is the tabbed response to the RFP. Developer acknowledges access to all materials posted on the following website with respect, to the Project: http://www cityofSeattleMererMegaBlockRFP.org as of the Submittal Due Date for the RFP including all addenda and questions and answers matrices issued in connection with this RFP. Developer represents and warrants that it has read and understands the RFP and agrees to abide by the contents and terms ofthe RFP. Developer understands that JLL is not bound to shortlist any Developer and may reject each Response that iLL may receive. Developer further understands that all costs and expenses incurred by it in preparing this Response and participating inthe process willbe borne solely by Developer. Developer agrees that JLLor the City willnot be responsible for any errors, omissions, inaccuracies cr incomplete statements in the RFP. ‘This Response shall be governed by and construed in all respects according tothe laws of the State of Washington. ‘Authorized representative of Developer: _K Robert Swartz By executing this form each Team Member confirms that the representative named above is authorized to actas agent on behalf ofthe Developer and the principal contact for the Developer In dealings with the city. KILROY REALTY | PAGE TRANSMITTAL LETTER Developer's business address: voy Realty, LP 601 108th Ave NE, Suite 1560 Belewe, WA 98008 / United States State or Country of Incorporation Formation/Organization: Delaware raroy Realy, LP. "BL K Robert Swartz ‘Senior Vice President, Pacific Northwest Kilroy Realty Corporation, sole general partner of Kilroy Realty, LP | KILROY REALTY | PAGE 4 | TRANSMITTAL RESPONDENT: Low income Housing Institute ReP Date: October 5, 2018, Lor it Managing beectoy, UL {6501 Union street, Suite 2600, Seat, WABI02 ‘tention: Lor il Ladies and Gentlemen: In response tothe Request for Proposal dated July 11, 2018 the “RFP") issued by JLLon behalf ‘ofthe City of Seattle (the “City’) forthe disposition of the Mercer Mega Block ("the Project’), the undersigned (“Developer”) submits this response (the “Response"). Initially capitalized terms not otherwise defined herein shall have the meanings set forth in the RF. Enclosed, and by this reference incorporated herein and made a part of this Response, i the tabbed response to the RFP. Developer acknowledges access to all materials posted on the following website with respect to the Project: hitp://www.CityoSeatleMecerMegaBlockRF?.org as ofthe Submital Due Date for the RFP including all addenda and questions and answers matrices issued in connection with this RFP, Developer represents and warrant that thas read and understands the RFP and agrees to abide by the contents and terms ofthe RFP. Developer understands that JLL is not bound to shortlist any Developer and may reject each Response that JLL may receive. Developer further understands that all costs and expenses incurred by it in preparing this Response and participating inthe process willbe borne solely by Developer. Developer agrees that JLLor the City willnot be responsible for any errors, omissions inaccuracies lor incomplete statements in the RFP. ‘his Response shall be governed by and construed in all respects according tothe laws of the State of Washington. ‘Authorized representative of Developer: _ Sharon Lee fy executing this form each Team Member confirms that the representative named above is authorized to actas agent on behalf of the Developer and the principal contact for the Developer In dealings with the City. Developer's business address: Low income Housing Institute 2407 First. ave Seatle, WA 98121 / United States ‘State or Country of nearporation/Formation/Organization: __ Washington tow income Housing institute ay: Bh tw Sharon Lee Executive Director, Low Income Housing institute KILROY REALTY | PAGE 6 PROJECT EXECUTIVE SUMMARY PROJECT EXECUTIVE SUMMARY PROJECT EXECUTIVE SUMMARY Kilroy Realty Corporation (KRC) is an industry-leading owner and developer of premium commercial properties witha partfolioof more than Ié million square feet, spanning from Seattle to San Diago. We are uniquely qualified to address all objectives of the City of Seattle for the evelopment of the Mercer blocks. As a leader in large-scale urban projects, with significant ‘experiance in the South Lake Union submarket, we seek to partner with the City of Seattle on an innovative, dynamic, and interactive project with a key focus on sustainability and inclusivity with the surrounding neighborhood We have become one of the largest developers of creative office space along the West Coast, with nearly $2 billion in recently-delivered projects. We have another $45 billion of projects in the pipeline, and own 27M square feet in Seattle and the Eastside, including 333 Dexter, our first signature development in Seattle. Upon delivery of 383 Dexter, Kitoy will own and manage LSM Syuare fect in the Lake Union submarket in addition to the onnerahip of various land parcels ‘wath our long-term ownership of this property, Kilroy will continue to contribute to the South Lake Union enviranment, not only as owners, but as employees, neighbors and supporters of the community ur goal isto create dynamic work environments that bring out the best in our clients businesses We share @ common interest with our clients for work environments that optimize resources and minimize the impact on the environment. This is why we have become a leading proponent Of sustainable design, development, and property operations. We build all of our projects at a ‘minimum of LEED Gold Certification and integrate sustainable practices at every opportunity Kilroy fs ranked let in sustainability performance among all North American participants by the Global Real Estate Sustainability Benchmark and is one of three American realestate company to be listed on the Dow Jones Sustainability World Index. Werecently made headlines byannouncing a commitment to carbon neutrality across our entire portfolio by 2020, and we will embody these values nour future projects in Seattle and along the West Coast, “With developers like Kilroy Realty, It’s Incredible that we can use space like this.. In Innovative ways to challenge our intellects and our souls.” Former Mayor Ed Lee, San Francisco [At tha Gand Opening of Kilroy’ $50 Mission Kilroy Realty believes that with the help of our partner Sharon Lee and her team at the Low Income Housing Institute (LIM), ur approach in the following Proposal will not only provide the City a community-focused development, but will aso equip the Mayor and City Council with 3 substantive response focused on addressing our current affordable housing crisis ‘As noted in the forthcoming pages, we have presented three different scenarios, from which the City can select their desired outcome for the development of the Mercer Blacks. One option provides the highest financial offer, another provides the direct delivery of 175 on-site affordable housing units, and the third option offers both 3 strong financial offer, and the delivery of 184 nearby affordable housing units, iF desired, additional parcels owned by our eam could potentially be combined to deliver Up to 447 affordable units in 2 maximum affordable housing approach, ELEMENTS FOR CONSIDERATION: + Duete Kilroy’s company structure, we are able to present an all cash offer, and sel-finance the development of the Mercer Blocks without the need for any external financing. AS uch, we have the abilty to close without issue, and execute on the delivery of the project with no financing risk This structure also allows us the ability to consider flexible deal Structures including the patential for a ground lease at the property KILROY REALTY | PAGE 8 PROJECT EXECUTIVE SUMMARY + As nated above and throughout the Proposal, our deep commitment to sustainability is fevident in our goals for the Mercer Blocks, which include LEED Platinum core and shell, “Zero Catbon certification, and 50% water savings over LEED baseline + We have a dynamic community activation plan, including a ground floor ‘art lab" dedicated to public ar programming and artist studio/maker space st 800 Mercer. The proposed sffordable housing includes a community gathering, meeting and performance space, + In addition to the two affordable housing options presented in this Proposal, we are also ‘open to maximizing our affordable housing delivery if desired, directly adding up to 447 units to the City’s supply and improving multiple neighborhoods, {As evidenced throughout the Proposal and Appendices, our internal and external project team including Miller Hull and LIHI lives and warks within the City of Seattle, and prides itself on is, ability to deliver a dynamic project where Seattleites can live, work and recreate. It is our goal that the following Proposal displays our commitment to susteinebility, community, and equity ond me hope we ate granted the opportunity to deliver on our objectives presented herein, FINANCIAL OFFER SUMMARY 224 Market Rate Vis atfordabie Unis 224 Market Rate fesidentiol Units | (30% 50%, 60% AMI Aesigentsl Unis 75,000 GsF omice | 785000 6SF office 7251000 GSF office [ewan (so SO, 60% A) Nia NA NA NA $20,000,000) © $20,900,000 ‘700600000 sr09.00000 ‘100600000 ‘0 42000001 13251000001 $120,600,000_| _$76/400,000 $95,500,000 sam HALA vteawnan | gay SB2MHAA $129,800,000 $85,600,000 = $10,800,000 ‘round Foran | Ky econo pact spaeaektuncrate | 'nSbuthtae Uncnrite Peryaramadtytntin, | usenet 6 erste ereegitan tet e| “Uae Thapwese being relckur oariatone | commen atin of OSH eciatas mart vats oF S866 gen is repeaaee KILROY REALTY | PAGE 9 FINANCIAL QUALIFICATIONS FINANCIAL QUALIFICATIONS FINANCIAL QUALIFICATIONS KILROY REALTY, L.P. Requested Information for RFP Requirements, Financial Qualifications have been submitted under separate cover per the instruction in the RFP. LOW INCOME HOUSING INSTITUTE Requested Information for RFP Requirements, Financial Qualifications have been submitted under separate cover per the instruction in the RFP. The Low Income Housing Institute prepares interim financial reports on a cash basis. It does not include entities owned by limited partnerships or other entities in which LIM! is the general partner or managing member. It therefore differs From the audited financial reports which are prepared on a consolidated basis using the accrual method of accounting. KILROY REALTY | PAGE TT PAST PROJECT QUALIFICATIONS PAST PROJECT QUALIFICATIONS PAST PROJECT QUALIFICATIONS KILROY REALTY Projet Name 3555 Dexter Project Address 355 Doser Ave Cay ana state ‘Seattle, WA 98109 (South Lake Union) PROJECT DATA, Sasol Proeet ese [sauna [acreage [185 (Construction Type “yet Livel of LEED Certification ‘cola erat) Number of stoves “wo 2-fgor Toners above Spodiom Foor ‘Construction tart Dato Bune 2077 Construction Completion Bate Nowemnber 3513 Was the Ba ae on time? not a Nia Undes Construction) 55S Dexter isa dynamic new 630000+ square fot mined-use fice bulding providing a model werk place, Permeable street edges and generous open spaces that suppor street-level usos and retail shops {fora vibrant, pedestlan-oriented streetscape in what has historically ben one of the City’s most \Vohiclo-centrle corridors. The dengn of 85 Deter embraces the changing stostscape a the S89 ash, eparating Lower Queen Anne with South Lake Union, begins heal. Mile ul Partnerships dasign of 333 Deer is icualy connected to the water, mounting and reighborhood through the mary uniquedesign features ‘By captalzing on the larger urban design goals forthe area around the sit, the project wl not any rest ew ofice and retail space but Relp to make the connection from South Lake Union to the Seatle Center along Thomas Street, a designated Green street and an impertant link on the emerging \ake-to-Bay Tall 5 Dexter wil prove suet love retal and food services targeting smal Businesses, aswell asimeror and ederar open spaces that will encourage collaboration in the rapidly densting eignboriood [355 Doster is located on Seattle's primary North-South bike corridor, commonly refered i as Seattle's “pike highway’ The design embraces this bke culture with Seat largest bike oom. This bike “spa Includes 316 long:term, secured bike racks and 12 showers 52 short-term bike racks ae located on the plaza for public use. Commuters benefiting fom the new RapidRie bus stop on Aurora & Harrison ill benefit from over 19000 SF oF public pen space an the ground Noor Tis project is especialy relevant considering it is only? blocks away ftom the Merce Blocks pert Miler Hull Kioy’s partner for Mercer Blocks, mas a the architec for $35 Dexter Kilo wanted Miler Hull to design 355 Dexter considering thelr unique experience in the public realm with projects such 2s the Pike Place Market Expansion. The design of $55 Dexter algns mith Klroy sion and says Ue ‘the local environment embracing everything we low about the Pacific Nerthwest With the architecture in South Lake Union typically follong a more tradiuonal design we wanted 338 Dexter ‘to ales the ar and seta new design standard in the mariet, KILROY REALTY | PAGE 14 PAST PROJECT QUALIFICATIONS KILROY REALTY Project Name ‘Columbia Square, Project Adress GI Sunset Boulevard [iy and state Las Angeles, CA 0025 Holywood) ‘PROTECT DATA Sze of Propet cost [79022 [acreage | «58 Construction Type Historical Redevelopment Level of LEED Certification old Number of Sores ‘Up wo Sa bulings) ‘Construction tart Date February 2015 Construction Completion Oats Phase 2015, Phase 7'G4 70K Phase 330208 Wis the project competed on time? not wh? | Yes. Kiloy’s Columbia Square fea 468-acre development project, located on Sunt Boulevard in Helleood. Duin 988, Columbia Square was bull as tne most modern technology facilty of ts time, Designed by renowmed architect Wiliam Lescaze in the International Modernist stl, ts state-of-the-art recording "Studios and theaters cemoned Holbwood asthe words entertainment center A decade after being abandoned by CBS, Kilroy acquired the property to answer Hollywood's demand for anew class of Creative office space. Kiray went through an extensive restoration and preservation process returning the historic buldings tothe integrity of ther eriginal design. Columbia Square i designed spectfialy for entertainment, macia, advertising. tech and creative tenants but aleo inches a 200-n Kary residential ‘ewer. Blending hetorical reuse wth new conection, the media campus oflers collaborative insoor! ‘uteoor connections wth 35000 SF of plaza level amenities Located in central Holywoed, the location fers easy acces to mace tarst hubs theaters restaurants and shopping Preserving the site's store character with the reuse of original bow trusses, exposed brik, board form concrete and hollow ‘lay tile it also offers modem features such as a dual core design and flexible, open floor plates that Supports tenant customization, in partnership with intro” designe, Kelly Wears, the reson tower features a concierge, yim. reoftop pool and stylish furished apartments. SreetJeveletailhas tracted exciting fetal users to the neighborhood ‘Th 200- nt residential towers the second muitfamiybullding to achieve WEL certification Inthe country. Columbia Square LEED Gola Columbia Square has a courtyard and plaza tat are open tothe public with communal seating and urnbrelae. There lea 2.000 SF packet park on the south sie ofthe ‘campus that is sccassible to both tenantsand the puble.Atthe base ofthe residential tower is 2500 ‘SF community room that furnished and equipped, evalable to community groups for meetings and ‘gatherngs, kiltoy contributed $225 milion toan affable housing developer to fund a local project. The heart ofthe | ‘campus ithe central publ plaza which connects Columbia Square withthe Holieed neighborhood. bringing histor back olf Deslgnated a landmark by Hollywood Heritage, Cokumb'= Square compliments the history of the site by curating space tht inspires you ever in Holywood, chock out Dustin Yelin's sculptures at Columbia Square ted “Phsychogeographies which ook the ats a year sd shalfto crests “Art brings people together to see the same thing, and then maybe you can help, them sort of galvanize and rally in concert around things like climate change, HIV awareness a the vol of the stret, the water issue. You can't change the world unless you havea voice” - Dustin Yelin KILROY REALTY | PAGE 16 PAST PROJECT QUALIFICATIONS KILROY REALTY Project Name [355 Brannan Project Adress "353 Brannan Steet cay and state ‘San Francisca, CA S107 (SoMa) Projeet DATA SeetPoee cst [esso2_[Acreaae [052 Conetruetion Type Modem Bek ang Timber Level of LEED Certification istinum Number of Stores 6 ‘Consuuction start Dats anus 20 ‘Construction Completion Dats ‘August 2015 Located in San Francisco's South of Market ait, this 6-stoy modem Brick nd timber development was leased entity to cloud storege and data syncing fm Dropbox. Klay most ambitious sustainability project to dat, the bullding was designed by renawned Cradieto-Cadle architect Willam McDonough {o include creative indoor workspace, innovative outdoor working envtcarnents and unparalled teen ‘design, Accessible by mutile mats rarsit and within walking distance to SoMa’ brant amenities, the bulleing’s ground lave! oes orto valet parking as wel as dining and etal 333 Brannan s the City’s second LEED Platinurn ground up commercial bulling after another Kikay projet, 350 Mion. "Among the most significant attributes of the design are the many advancesin sustainable development ‘ond property operations that incorporates This property features high performing, environmentally responsible features such a storm water collection and re-use, building integrated photovoltaics, ‘extraordinary energy efficiency, on-site power generation, 100% outside ar capacity living roof “with rooftop deck, gardene and an outdoor courtyard, bike lockers and showers. fs rinmal footprint {Uses 20% eas energy and 45 lore water fora Bulding ofits sizes Class A woraspace includes highly sffcient foo plates, abundant natural ight, an loft finishes w/th high exposed concrete celings [555 Brannan is San Francisco's greenest office building, reflecting Kikoy’s continued commitment to ‘Selve projects that exceed expectations. The courtyards at the front entry on Brannan Street and an the ‘Stanford Alley ae rch landscaped spaces open and avaiable tothe neighborhood. The aesthatic of the etre isin sual harmony with tne Surrounding historalyindustal neighborhood. The landscaped ‘round lee courtyards crete a park ike setting forthe surounding community Similar to 355 Brannan, ‘roy wil design the Mercer Blocks to be resource effective, support human ecological heath, and eepect the historical and industria character of South Lake Union. KILROY REALTY | PAGE 18 333 BRANNAN. Se ae eee Dee teem pee ae ee cd bullding designs - we believe this project will raise the Pe ee Deere ean od PAST PROJECT QUALIFICATIONS KILROY REALTY Project Name '350 Mission Projet Assess 350 Mision SESE city and State ‘San Francisco, CASA105 [Financial DE) PROJECT DATA, See ot pioes ‘ose___ [497500 [acreage [08 Construction Tp Typel Lvel of LEED Conicaion Platina umber of Stores 30, ‘Construction Completion Date nu aes Purchased n'a marketed proces, this high-ie office development was leased entirely to Salesforce fight weeks after acqutkion Entitled for SO stories, the bulcing features side-care design or efficent ‘olumn-fiae floor plates and fesible workspaces. 350 Mlasion was the first LEED Platinum ground up ‘commercial bullding in San Francisco history. 350 Missions esigriedto cite an urban living 'oom at the core of San Francisco, with a -stor interactive public lobby. cafe and restaurant, 350 Mision ls the is LEED Platinum ground up commercial bulding in San Francie history, Designed by Skedmore, Owings & Meret ‘Since opening tothe public in 201, the porous street level space invites tenants and passersby alketo socialize, relax collaborate of reflect shor, to use the lobby ast were their onm Ivng room. inthis ‘sanae, 550 Mision represents both a shi inthe concept of the workplace and a model for Zst-contury Cy Ife Usizing the most aavanced clean technology avai2b2, 380 Mission leaves 2 minimal earbon footprint. Located adjacent to BART and the Transbay Terminal eniance, the site afer unparalled access to public transit. Visible rom the street, the “video carwas" Is dedicated to large-scale digital artwork and parametric “data sculptures” that tell the story of the City and is residents. The instalation, {pecially commissioned by Kitoy fr 350 Mission, adds a dynamic backalrop tothe open lobby with 2 wall mounted LED screen thet measures 40 fet high and 75 fect wide It brings serendipitous encounters {i interactions toa singular ste, ocated between the workplace an the public realm is movable glass ‘wale may be transparent, but the lobby of 35 Missin ritorsthe metropolis a place for peoplete ‘come together. Our architecture anc engineering team designed the tover to cantllver over ts southern ‘comer, where sde-able panes allow the 50-fo0t-igh lobey to open up tothe sidewalk The public interior pace includes a eafe informal eating across two loves, anda restaurant at mezzanine evel. 35 Wel 25 ‘wooden-plank amphitheater seating, Designed to be reconfigured fo events, the flexible open space can aso accommodate pop-up real and food trucks ‘Art sa passion for John Kilroy and this is reflcted in the company's dedication to dynamic, thought Provoking public art KILROY REALTY | PAGE 20 ON Car en Coa Ce Sater een akc ees Ce Re eR uo Pes ease Re et oa PAST PROJECT QUALIFICATIONS KILROY REALTY Project Nome ‘The Exchange Project Address 1800 Owens St iy ana state ‘San Francisco, CASAIS5 Wission Bay] PROJECT DATA Sas o Preece ‘ose ___ [5037 Acreane [35 (Construction Ts Typei Level of LEED Cerication latina Number of Stores Up to 2 Four buldings interconnected) Construction tart Date Sune 205 ‘Construction Completion Date une 2018 ‘The Exchange i kilry Realtys thd ground: up development project n Son Francisca Located inthe brant and ely submarket of Mission Bay, The Exchange consists of two 6ory and two 2st bulaings totaling 50K SF. The office space at The Exchange fe 100% leased to Dron, 2 kading global callasoraton patton. ‘The Exchange's four buildings take cues from the surrounding environment with buildings that are Interconnected yet distinct, and materials that bridge the rch history ofthe area. The EEO. Platinum design features vest, Iht-lee open spece thet comes to ife ough framed views. glimpses of acjacent bulaings, ana root gardens remariable views of San Franeieco Bay and the Cy Buidings re interconnected via sever 90000 SF superfioarsvath 7,000 SF of ronfseck space Amite foritsinteresting mot of residential and fetal arnenioes, the neighborhood bene om 12000 SF of ret con the ground foc and an on-site paket itslocation, along the lth street Corder adjacent tothe 280 Freeway and near Munis T-Lio, makes t| bighly accessible and coveted to adjoining redertial neighborhoods including Potrero il the Mission District and Dogpateh. The Exchange falco within walking distance ofthe San Francisco Giants and ‘new Golden State Warriors stadium along with ather world-class entertainment. At the street evel, The ‘Exchange creates afd outdoor vilage with deep courtyards ike plazas, and gardens actwated by fetal andamenities ‘he project was acquited pre-designed & entiles ter the purchase, Kikey spent a year drastically ‘edesigning the appearance ofthe project with Rios Clementi Hale Studios to integrate the project wlth ehe soul ofthe community. ‘croy has @ long track record of ralsing the bar, exceeding expectations. We have spent 50% more than was required toward aynamic, onsite public art at The Exchange in Mission Bay. Entitlements ‘required that we pay Community Benefit Disvict Fees forthe Mission Bay Maste Assoistion anc the Transportation Management Associaton Separsiey, the Cy needed sol fora parksoKllroy decided to contribute the soll and grading on-site for the parklet, going far beyond our entivement obligations. This park at The Exchange Is avaiable tothe general pubic ads being transferredta the City KILROY REALTY | PAGE 22 PAST PROJECT QUALIFICATIONS KILROY REALTY Project Name ‘One Paseo Project Access [3275 Del Mar Heights RA ‘ly ana State ‘San Diego, CA 92130 (Del Mar Height] PROJECT DATA Size of Project cst Tuas [acreage [236 Construction Te Typel Level of LEED Certfication Platinum (aged ‘Number of Stores. ie: 46 Reta ‘Construction start Date December 2016 (Construction Completion Date ‘September 2016 Apri 2020 (Bh 18 Wine the puniert completed an Tn) ant al NIA [nsne Constr Located at the interzscton of Del Mar Heights Road and EI Camino Real on approximately 256 acres, (ne Paseo is a mixed-use Community Vilage, organized around plazas, paseos courtyardsnd open spaces. Caastal-meets-country, modern farmhouse aesthetic with an eclectic, bullt-over-time blond ‘of materials and architecture. Quis, pastoral plantings and heritage trees. Thisie one of Kilroy largect. _Soveloprents with 280,000 SF offic space, 608 residential units and ever 96,000 SF of retall pace. The proposed shuttle route provides access om the Solana Beach Tansit Center to other Kiloy properties star as Carmel Valley on ElCarnino Real People welcorn, Families welcome, dogs weleome. One Paseo aco provides rice shar, fod sori pick-up and drop-off zones select group of retalers and restaurants have been curated to create an environmen Ut has some for everyone in the far, “The community can expetience art throughout the entire project, Including sculptures, overhead ‘artand artisan events. An exconsive fetal experience cludes Tenants such as Michael Wing, Sale & Stow, Soulcyee Vibe & Flow Yoo “The project exceeds Californias Tile 24 energy code in addition to LEED certfeation, the project will lso be coiled for LEED for Neighbothood Development. "The Yar" at One Paseo sa gathering space fo prograrnrned community events including movie rights ectcse classes, music. and speakers The “Play Reom” includes family seating, play sculptures, ‘community crafts, a contained area for ki, outdoor games and a water feature, The “Dining Room" features flexble outdoor seating for adults with aleahel containment bariers for adult prograrnmed KILROY REALTY | PAGE 24 KILROY REALTY | PAGE 25 PAST PROJECT QUALIFICATIONS KILROY REALTY [acsdemyonvine __| Project Name on Vine Project Ades "7S, TSS, 95 Vine Street & EGO war Avenue City and Sate Los Angeles, CA 0028 Hollywood) PROJECT DATA Size oP ‘csr [er7750 [acreage [ 335 Consrucion Tre Type ype 8 Level of LEED Certification Cold erget) Number of Stories ‘Ofice 5&6, Studio 2, Residential 20 Construction start Date Ph January 2018/Ph December 250 ‘Construcion Completion Date hi Daruaty2020 /Ph ik December 2020 a "Academy on Vine isthe premiere new development in Los Angeles. Planning a vibrant mixo resident, retailand creative office space within walling dstance of the Holtywood-vine Mex stop, Kiley canines [te mode of cutting-edge development, appealing o the innovative and creative people who ‘continue to gravitate to Hollywood, Located inthe heat of Holbwood, onthe Vine Coir just south of ‘Sunset Boulevard Academy on Vine creates anew dynamic destination an ateady very hip strip. Key Realty’ latest Helywoed foray features 342.65 SF of fice space, 15000 SF of retail 164485 of studio space and approximately 200 nes apartment units al part af ene 35-acre development The LEED target for Academy on Vine COLD. Encompassng fully block on Vine Steet, the low-density office campus wil feature the four-story ‘cutting edge ereatv fee bulings and 325 tory esider‘ia tower Bling the energy from nearby ‘Sunset and Vine, the project will open up at Vine and DeLonpre, witha large publie gathering area ‘that wil feature public art and the majority of the developmant’s 20,000 square foot of stroct level ‘etal lhe office structuresare terraced to make adrarnat taniton tothe street and contribute (0 the human scale ofthe property. Academy on Vine s designed by Shimoda Design Group ‘Academy on Vine will have 40% of site dedicated to open space with a plaza that runs from each ‘entrance of the campus thats open to the pubile. The wil sso bea public art carnponent that contributes tothe streetscape a rw be Seen ror outside the campus 3s wellas side KILROY REALTY | PAGE 26 PAST PROJECT QUALIFICATIONS. KILROY REALTY Project Adore 640 Brannan Set iy and Sate San Francisca CA9407 Seal Proaker DATA See otros csr [azseare [acreage | 676 constuction pe “ypsik Level of LEED Cevesian atu Tara Number of roves uptois Consiucion sat Date March 200 Apso Constuction comalevon Baie Match 2025-2005 Ws the prjant completed on Gnd Haat? — [NA lanned “The grand opening ofthe current location of the 100-year-old San Francisco Flower Martin September 1955 marked the establishment ofan industry leon Today, there are ove” EO whlesaiers and purveyors ofcut flowers, potted plants and floral supplies that earice the floral ndusty ofthe Bay [Ave and beyond As the ety evolves, the San Francace Flower Mart Project will ensure that these ‘timeless businesses stay at thelr current location in a modem, efficient 5;000-square-foot ‘warehoute with significantly expanded parking and loading areas for customers In addon toa mecern warehouse forthe wholesale flower market, the development wil povie vibrant Integrates pube open spaces, 109000 equate fet of neighborhood: serving fetal and 2 rion square feet of creative, LEED Platinum office space above Te Prejact will generate tremendous community benef to the City and County af San Francisco and the Central SoMa neighborhood. Te project wll provide new state-of the-art facil for allure tonants cf San Francisco Flower Mart and create over 10,000 new on-site Jobs, including preserving 275 PDR (Production Distribution, Repat jobs a the San Francisco Flower Mart “Te San Francisca Flower Mart will generate approximately $58 milion of new tax revenues annual the Cty and County of San Francieco The prose ilinelude nearly acre of on-site pubile open space, Integrating programmable public plazas and a dog park. Over 100,000 square feet of neighborhood- {focused retail willbe added through this project, including a ~65,000-square-foot European-style market hal, Change inevitable but can be done in away that serves and ingpites everyone. Ky is thrilled © develop this project into ovtalized destination and is excited to embrace the energy ofthe San Francisco Floor Mart. The project wll continue tobe a landmark in the City and wil alow for more uss. KILROY REALTY | PAGE 28 PAST PROJECT QUALIFICATIONS. KILROY REALTY Projet Name icroy Oyster Point elect Adress Syste Pon Boulevard ciyend State South San Fanciers, CABIOHO PRODECT DATA Seo boeet ‘esr 2200900 [acreage | 400 constuction hoe Seal Level of LEED Cortesion cols age Number of ores 5.0 Construction tart Da 28 a] Construction competon Date “oa bijet Compition 026 Was tha enor complete. na? Tamang [il tanner ‘Kilroy Oyster Point will bea world-class, waterfront master-planned ~25 milion SF research park located in the “Birthplace of Biotech", South San Franclseo, Kiroy Oyster Poin Islocated on the northeastern tip of South San Francia, eat ofthe 10], north of the San Franesco International Aiport nd south of San Francisco proper. Ths dynamic fe science Custer is home to many wellknown, ctabished organizations including: Genentech, Amgen. Terme Fisher, Very [Cooglel, Zande, and Pzer, among many others The carpus wil include ab space, fice, and retal/ amenities “The ste is near public tanspertation options such as BART and Calvan and a Ferry with stop at Oakland and Alameda, with acess to several fesidenial communities including hundreds of new housing units in tne works in downtown South San Francisco. In agreement with the Redevelopment Agency ofthe Cy of South San Francico under a Dipostion and Developmen: Agreement, KIKey wil be responsible {for constructing and funding certain public improvernents related to streets and utilities, and landscaping and other improvements of a Bay Trall public restrooms and a palm promenade. Klay Oyster Point wil havea meaning footprint in South San Francisca Kitoy willembrace the walkable master pan which incides immediate aocess tothe beach and parc Koy is werkng with the City to ensure the design of both Kikoys development and the Citys plans ae seamiess. KILROY REALTY | PAGE 30 KILROY REALTY | PAGE 31 PAST PROJECT QUALIFICATIONS PAST PROJECT QUALIFICATIONS LOW INCOME HOUSING INSTITUTE Project Name “The Marion West Projet Ades 509 Roosevelt Way NE iy and state ‘Seattle, WA 98105 PROJECT DATA, Size oFProect cose [7643 [Acreage [031 Construction Tye VAgverEA Level of LEED Caication None Number of Sores 4. Construction tart Date May 2018 Construction Completion Bais June 2016 “The Marion West ca mixed use, mixec.income development inthe University Dstict that provides 49 Units fer homeless youth between 18-24 and law-woge workers who ae entering the workforce Twenty of the units are sates for homelets young adults 29 units are designated fr lvincome works oarring Up ta SO% area median income (AMI, and there willbe one unit forthe vein property manager. The homeless young adults occupying the 20 set sie units pay 30% of tet income in rent and utiles Its primary building mass angle back trom the street edge to align withthe histor Univers Branch Pubic Library and opens on ts south elevation toward lorge public lawn infront ofthe library. The Food "Bank canted from the buiding mass above, defines the comnurity space with generous overnanas hat protect customers and pedestrians from Seattle's rainy weather, ‘The project named for racial justice champion Marion West, who along with her husband, helped break the color barrier inthe U-Distric by housing African Americans and students of colorin the 19508. Funding sources forthe housing includes Ciy’of Seat, king County and Washington State. Key@ank provided construction financing and tax credit equity through the National Equity Fund. A private {onation from the Wyncote NW Foundation enabled LIM to purchase the la ‘Te bulting achieved an Energy Use Imtonsty [EU] forthe residential evels of about 40 KBTU/SF for below Seattle's eneray benchmarking analysis report fr miciseafordable housing Of about 47 KETUISAY x Ls The Marion West earned two 2017 Golden Nugget Grand Awards: "Residential Housing Project ofthe ‘ear? competing against or profs non-profit, an luxury hausing developments and Bas Affordable Houring Community" (100 cweling units pe ace or mace). The Mation West won the ffrdable Housing Finance Magazine's Readies Choice ard for Best Mixed-Use project, the NAIOP Commetea el Estate evelopment Assocation Judges Innovation Award and City of Seattle People's Choice Awards 2nd place In the Low-Fise Category KILROY REALTY | PAGE 33 PAST PROJECT QUALIFICATIONS ‘Te project brings multiple community benefit affordable mised income housing tothe Unversity Dticfood secur from the University Disrit Food Gani a barista taining café open tothe community and housing plus services to reduce homelessness among aur cys young adults ofered by Ryther and YouthCare. This project has provided homes for homeless young adults reducing homelessness inthe area and stabilized lowincome workers. ‘treet Bean ia nonprofit erganzation fecused on providing jb taining fer young adults onthe streets both the soectic skis needed tobe a great barista 2s wos the oft skllsneaded to maintain any type of Jong term employment, sich ae communication, sel-govemance colaboration and work thc ‘The Marion West won the 2018 Puget Sound Regional Council Vision 2040 Award for smart growth and environmental sustainability. ‘The building features community spaces, community Kitchen a lssreom, computer lab, counseling cies, decks and fettop garden. The Food Bank and residents wil usethe oof for urean agriculture by ‘roning vegetables and herbs. Runberg Azchitecture Group ithe architect. (On ste art includes laser cut metal mural by lool ars Nick MeCIUt. ts pletoral theme of “how an apple tree ages and is taken care of by many people over along period of time” represents care, habitat, and support, what this development means to its community. ‘street Bean Cafe stratogically located atthe southeast comer of thenew building with age allup ‘lars doors that open onto tothe libres public lawn. For move than 30 years, the Unversty Distt Food Bank operated out of an GOD SF church basement behind an anryenous doar. The Foad Bank snow positioned to rele ts tong-term goals of eravding barte-Fae accesso healthy fod in highly vile "ceaton The 5,900 SF new facility combined witha 2,000 SF roof top farm growing greens and vegetables now offer a shopping experience that emphasizes choice, dignity and health. KILROY REALTY | PAGE 34 PAST PROJECT QUALIFICATIONS LOW INCOME HOUSING INSTITUTE Project Name. ‘Abbey Lincoln Court roject Addoss 72020 SJackeon Streot ciyana sate Seattle, WABI PROJECT DATA Sze ofPraject ‘ose [32366 [Acreage [026 Construction Type VAgmrA ‘None: Suit The Evergrean Sustainable Level of LEED Certeation Development Standard (505) umber of Ste 6 Construction tart Date Duy 2018 ‘Construction Completion Dale December 2016 scent incr ae es ‘Abbey Lincoln Court provides 68 units consisting of 24 studios. 25 one-bedroom, IStwo-becroomns, 4 townhouses that face the park and 2 Ivefwork units, Ths mich needed affordable workors housing houses an estimated 15 individual and families at 50% and GO% ofthe area median income, ‘Abbey Lincoln Cour is located in the Central Area ona ste that was vacant for decades as a derelict and ‘overgrown lt 1 as acquited bythe City of Seattle through Utban Renewal and eventually Sol and resold {lomarket rate developers, When the recession hitin 2008 the property vas in foreclosure, LMI purchased ‘these From the bank, holding tile with a Seattle Orie of Housing bide loan With the Jackson Street Corrdor's rapid development of new markat rate housing, Abbey Lincoln Court i key to offering ‘sffordable housing opportunities for Central Aree residents. Abbey Lincoln Court i bult Green and meets the Wathinaton State Evergreen Sustainable Development ‘Standard The building hes gren features such ae water conserving fitures and an enhanced buling ‘envelope design, Abbey Lincoln Court received a Golden Nugget Merk Award in the "Best Affordable Housing Community (00 dulacre or move) eategon. ‘The community space at Abbey Lincoln Court contains a generous lobby for gatherings, commen ‘room with community kitchen dining and seating, an outdoor garden and pes-patch and a root top deck and garden with stunning views of Mt. Rainier. In adton ta beatiful roof deck with caste vows of the Cascades, the outdoor space also Includes a chidren’s ple area, Residents share the landecajed outdoor courtyard space withthe senior residents located next door at Emestine Anderson Place, encouraging the residents to engage vith each other and build community. Abbey Uncoln Court incorporates Live Work space a sret level and townhouses for feriles wth children facing a Ciy-owmed playground tothe east, Or Blanche Lavizo Park The projects located within the TOD preferred zones adjacent tothe South Jackson Street wansporation| corridor. The ste location proves our residents with easy access to pubic ransporttion and the may “amenities that the Central District and Seat, ganeral have to offer. Not only isthe site stated directly ‘onthe Jackzon Street corridor, ts located just 0.2 miles avay fom the main retal and traneporation corridor at 23rd & Jackson providing north-south service along 2rd Avenue KILROY REALTY | PAGE 36 PAST PROJECT QUALIFICATIONS ‘There are several element ofthis project that are relevant to the Mercer Blocks opportunity. Abbey Lincaln| Court provides the benefit of ereating greater equity inthe neighborhood through afordable housing and has prevented many familie and individuals from being displaced from thelr ‘communities, ‘The project name honors Abbey Lincoln 820-2010), Americen jazz vocal, songwriter, actress and ci rights actwst Abbey Lincoln Court integrates with E:nastine Anderson Place located next door, creating {deeper root forthe community inthis neighborhood Emestine Anderson Place, whicn serves ow income ‘seniors and was funded in part by City of Seat and isnamed after another Jazz great who got he start, inthe jaz clubs along laclon Strect Embracing this sto, IMI Ras been hosting a monthly concert series thats free and open to the public with support from the City of Seattle Department of INelghborhoods. rhe concerts are hosted at Fmostine novsan Places eammunty rom and ene y thecammunty. KILROY REALTY | PAGE 37 z es : c = SHORTY EY iy eal PAST PROJECT QUALIFICATIONS LOW INCOME HOUSING INSTITUTE Projet Name ‘The Tony Lee Project Address 12780 30e venue NE cy and sete Seattle, WA 98125 ‘PROJECT DATA Sze oLProet cose [70686 [acreage [ose Construction 155 VAGwEA ‘None - uit to The Everareen Sunainoble Level of LEED Cotestion zouk a Ie cere Number of stores 6 Construction tart Date ‘Angus 207 ‘Construction Completion Bate ‘Septernber 2018 ‘Waste si ae on ine? tot a es cE Tie Tony Le, fated n the Lake Cly Urban Vilage, proves 70 units affordable to working Nousehelds tatning at or below 30%, SOR oF GO ofthe aes median incame, providing housing for an estimated 128 [eople This project was selected in esponseto the community preference for workforce housing as rising ‘ents have made deplacerent avery ea problem. This development responds to the city’s piorty of creating 2 range of housing options in all ity neighborhoods, creating space and place for al. [Buiton the sto of od Fire Station 33, The Tary Lee isthe culmination of efforts to utile this land made surplus bythe opening of the new Fir Station 39 next door. The residential lob, community lounge ‘with computer nb, manager sffice bicyele parking and ether support spaces occupy the west half of the ‘round Roar. The Tony Loe ak features a oat top deck an garden ‘The property exhibits design excellence. The exterior design concept aces tothe dynamic mid Century modem aesthetic that's been prevalent in Lake City since the 1960s. \Wel-dotaled 373 {facades wit regulary spaces window are interrupted by @ agnamic yellow boon with random. vaqing ‘window sizes The rbbon runs up, down, and aciss asides ofthe sucture, providing acompsling ‘overall composition with visual interest viewed ftom al rections “The Tony Lee serves the community by providing predictabe-rent units within each of working fries and individuals Studio units are included thet willbe affordable to lower wage wenkforce members, Soviorson lite incames and new entrants othe job matt Healthy communities are only possible the people and families in them ean steve. The community atthe Tony Loe benefits rom a bettar quality of and les financial stress Frequent trans, amp ‘honing, schools, services and recreation areallwthin walking distance ef The Tory ee. “The mixed-se development includes # preschool operated by the Refugee Women's Alance (Rewa\, = highly rated preschool operator Fou classroorns wl envol up 1080 children ages’ t05, a5 art ofthe Seatia Preschool Program (SPP, Low income chidiren ae eligible to receive ity supported preschool education that wll enable them to achieve pe-academic sl eiinating the readiness 2 for participating children. The Preschool occupies the east haf ofthe ound flor with Is onsite, outdoor play atea occupying the ground-level ofthe central couryard and surrounded by a well engineered coud: fated glass barrer to meet NEA sound requirments Eligible families and their chidren have access 0 the preschool free of cost for those eatning ator below 300% ofthe Federal poverty level (Single Parent $85,640; 2 $4000, 3 860/480 4 472900}. KILROY REALTY | PAGE 39 PAST PROJECT QUALIFICATIONS ‘Similar to Mercer Blocks, The Tony Lee embraced an opportunity to provide affordable housing ‘through the reuse ofthe City's surplus land. The Preschacl located on the ground for wil fer 3 ‘much needed saviee in the neighbarhoed ana is helpng the Refugee Werner's liance to fulilthoir Iission. The Refugee Women's Allance is collaborating withthe Cy of Seats Preschool Program to provide lw income ciren with affordable education. The Tony Leewillhalp create greater equiy inthe neighborhoad though affordable housing ana aflordabie preschool, ‘The neighborhoods in North Seatie are underrepresented Within the Seatle Preschool Program (SPP) inate, Laxe Cy SPP Preschool wil elp redress that imbalance by opening ths actin the Lake City neighborhood where theveic significant unmet demand for prescneol ots at affordable coe fe ov- Income fares, ‘A mural completed by a local artists displayed on the north facade ofthe bulldina depictina ‘Seattle's relation with Native Americans, salmon migration, clean water and sea Ife. KILROY REALTY | PAGE 40 Buus CTT) | Mm ht = PROJECT CONCEPT AND PUBLIC BENEFITS PROJECT CONCEPT AND PUBLIC BENEFITS CONCEPT AND PUBL ‘THIS PROJECT IS A CATALYST. Mercer Mega Blocks ils at the epicenter of the most concentrated and dynamic development in Seattle's history ~ South Lake Union. Billions ff dollars are boing invested in the district, by institutions, forward thinking companies - both public and private ~ and by the City itself in the infrastructure ofthe district, The result of this ongoing resurgence Is a significant boon to the local economy, an influx of talented and diverse people anda vibrant street life that has emerged in an area of Seattle ‘hat not-too-long-ago was characterized by underdeveloped properties, arant late and # papahie and uncomfortable disquiet on the streets after Spm on most weekdays, In many ways, Mercer Mega Blocks benefits from the heavy lifting completed by the projects that have already begun to transform this district. Over the past 10-15 years, the tangible and largely positive ‘manifestation of the goals of the Seattle Design Guidelines for ‘development in this area have begun to emerge. Pedestrian friendly streets inviting retail establishments and the sheer numbers of people that make for a vibrant city are already in place. Coupled with other Urban planning successes such as the developing Lake-to-Bay Trail @ S00n-to-open SROO tunnel and the revitalization of MOHAN & the waterfront edge of South Lake Union have given shape and structure © this important part of eur city’s urban fabric. “We understand how environments shape human creativity and productivity” John Kilroy Jr, CEO & President, Kilroy Realty KILROY REALTY | PAGE 43 Mercer Mega Blocks is one of the most Important sites yet to be developed in this istrict. Occupyingakeygatewaylocationatthe Intersection of Mercer and Dexter, our Proposal bullds en the inherent energy and vibrancy of the SLU district, and has the ability to becorne ‘8 neighborhood destination, strengthening connections from the burgeoning SLU business core to Lake Union itself. As such, this project has the opportunity ~ and in fact the responsibilty ~ t0 act as a catalyst for future ‘Growth inthe area, demonstrating the benefite Of public amenities, pedestrian friendliness, Inviting open spaces and active urban Ife. (ur Proposal acknowledges and embraces that responsibility. AN active and vibrant th Avenue through the heart of the Mercer Maga Blocks wil remain open and accessible to everyone in the community, Pedestrian fand bicycle connections through and around the perimeter of the site will engage existing systems and allow them to seamlessly connect with their desired destinations. Locally based, curated retail and Food & Beverage [F&S) establishments will further the goals of Social equity while simultaneously rooting the project in its own unique place. Diverse uses St the ground plane will knit the development to the surrounding context and serve to bath activate and become a backdrop fora variety of ‘ctivities in the space. The Bth Avenue Festival Stroet is designed to accommodate street fais, flexible outdoor seating and art installations via a public art program. Significant office space will provide a home to one er more ‘companies that are looking for a place to call home, where their employees can thrive in all that this district and city has to offer. FOSTERING CONNECTIONS. 2. Describe the intended uses and demonstrate lane ostivate the suns foe No successful project is an island - itis made richer by the way it engages with and benefits from ite neighbors. While some immediate adjacent blocks ate stil developing, there are Many important urban design frameworks Slready in place that the Mercer Blocks wil bbe able to reinforce. The true success of SLU PROJECT CONCEPT ANO PUBLIC BENEFITS lies in the way its collection of projects provide an array of enticing uses, engage the ground plane and enrich the pedestrian experiance. ‘The fabric that knits the district together i an active and vibrant ground plane. The vision for {8th Avenue proposed by this project recognizes that successful public spaces require activators, ‘and compelling uses generate activity and buzz. Curated retail and Food & Beverage ‘opportunities featuring local artisans ana local businesses will draw people to the space and keep them there with a variety of ‘options. The space will be inviting and open 10 local employees, residents, and businesses, resulting ina strong sense of community in this neighborhood heart ‘The spaces resulting from the 8th Avenue WoonertiGreen Street will continue the longstanding Seattle tradition of businesses being able to utilize public right of way which lends a sense ofife and vibrancy tothe streets, In addition to retall and Food & Beverage establishments 3 rotating at gallery spacewill be prominently featured in this public space and will serve aa continuously changing draw KILROY REALTY | PAGE 44 by connecting the lecal art community to the project. Kilroy isa recognized champion ff public art and our projects prominently feature strong and compelling artwork which contributes tothe overall character The flexible nature of &th Avenue will upport a variatyofecsledevents-fromdallyusestolarger market gatherings and community festivals fo lunchtime concerts ang art openings. The projact will provide the framework for this to cur, and the activity will be continuously shaped by the people who use the space. Cur Proposal also includes a large space on the Sth’ Mercer corer that would be ides} for an artisanal grocery store serving the local Workforce az well as @ convenient stop on the ‘way Rome for those working in SLU and living In the Dexter corridor Opportunities are proposed for a cooking class space connected to the grocery store and visible from Mercer ~ which will provide vieual interest and serve to draw passersby into the site STREETS ARE PLACES, NOT UST PATHS ‘Traditional urban streets ate often seen merely as conduits, oF paths, with the primary land Unfortunately, often sole purpose) of moving people and vehicles from point to point 6. Recognizing that streets can simultaneously become places, or destinations, in. and of themselves. is a awoleome trend that has already begun to take shape in SLU, in part because of the wisdom set forth in the Seattle Design Guidelines and demonstrated by other successful recent developments in the district Streets ate by definition paths, but they are Increasingly becoming places where people ‘wane to be, Linear urban places (aka streets} requite a trong framework to ensure that the physical feaim will be succersful and capable of supporting activation. All successful public spaces are built on these simple principals: strong, defined boundaries which provide containment and shape to the space; multiph fentries to the space that allow for ease of ingressfegress, yet not so porous that the space ie not clesrly defined: strong layered edges that allow fora variety of activities and scales of ‘occupation; and a flexible center that is open ‘and allows for a variety of activities to occur, While the entice perimeter of our Proposal is geared towards 8m inviting and pedestrian friendly experience, the centerpiece will be the development of the public right of way on &th Avenue. The strong boundaries to the space created by the first layer of program in the east land west towers will define the public realm and will perceptually expand the 60° public Fight of way to more than twice that width ‘through careful articulation of the architectural environment. Generous entries to the space from both Mercer and Roy will invite people into the space which will feel more like 3 KILROY REALTY | PAGE 45 public street than a right-of-way between two Private developments. Stiong active edges Ereated by the programmatic variety of spaces will create a varied rhythm through the 6th JAvenue connection and the flexible center will allow larger community-based gatherings to occur throughout the year. A 40" central spine will serve a: a stract fair framework and accommodate vehicular servic, fire lane and Toading, The central spine is flanked by tivo 1S flexible pedesttlan activity Zones for outdoo PROJECT CONCEPT AND PUBLIC BEN! seating, and extension of the interior realm Outward to active the street CITIES ARE FOR LIVING, NOT JUST WORKING Livable communities are the future of our cities. Gone are the days where success meant having @ large home In the suburbs, driving your own SOV into town each day, and leaving 3t Spm when the city went into hibernation Until the next morning. Today, increasingly large portions of the workforce want t live and work in the same neighborhood, utilizing foot land bike power to get around, “The demand for walkable communities, and 2 suite of proximate amenities that provide a vatiety of fundamental services is beginning to reshape Vibrant communities - like all ecosystems ~ are based on a diverse population, and a diverse range of uses and needs. Healthy ‘ecosystems strive to find 9 balance among all components in order to remain healthy. One unintended consequence of rapid workplace growth is that much of the labor force can not find opportunities or afford to live in the area in which they are employed. Residential developments are forced further out and the few reridential units available in the city are gobbled up by those who can most afford them, forcing middle and aw incomeresidents = who are so essential for diverse and eclectic communities further rom the ety center ‘This project represents an opportunity to begin to further address the housing pressures that come with regional and city-wide growth We are committed to providing affordable workforcehousing as pa'tafthisdevelopment, and infact, our partnership with LIKI enables Us to propose more unite through our offer than Is required by the RFP. As outlined in this submittal, we are offering options to include 175 Affordable units on GIS Dexter, of 8 combination of 184 nearby affordable units KILROY REALTY | PAGE 46 The nearby units include 66 additional units in SLU ona property currently owned by Kilroy in conjunction with TI8 units on a property on Nesbit Avenue currently owned by LIM Taken together, and adding an adaitional LMI Transit Oriented Development site near the Rainier Valley Light Rail Station (88 additional units), we have the ability to deliver up to 447 total affordable housing units through our offer in addition to HALA fees paid to the City This represents an increase of 155% over the minimum number required by the RFP. AMPLE & ACCESSIBLE, BUT INVISIBLE We are in the midst of a widespread and tangible migration to alternate means. of transportation, especially in increasingly dense urban cores, People are wilfully giving Up their single occupancy vehicles and taking advantage of the City’s investment in bieyele infrastructure and mass transit, Including light rail and rapid ride busses. The future of ‘autonomous vehicles is Ikely closer than any fof us believes, which will also have a significant impact on how the automobile shapes our built environment and our communities ‘That being sald, there is still - and we believe wll continue to be for the foreseeable future need to accommodate automabiles to allow people to gain access to the developments wwe are creating, Land Use and Zoning Codes fecognize this and simultaneously require land limit the number of vehicles that must be (Our scheme balances the City’s desire to lim the number of vehicles and instead guide choicestowardsothermoresustainable options such as walking, bieyeling andor mass transit with the needs of our prospective tenants by proposing a parking ratio of 092/000 which ie significantly below the allowable 1,000 ratio, By reducing the number of automobiles in the S-story subgrade parking structure, we are actively reducing the street congestion in the ‘70a, reducing the carbon footprint associated with vehicle use and are able to transferred dollars saved from building subgrade stalls to above grade uses and improved amenities more directly benefiting the building user ‘and general publi To ensure adequate access for visitors and better serve our projects tenants, we are iso. actively exploring partnerships. with Tocal car and bike sharing companies, such fas ReachNow and LimeBike in order to help mitigate congestion in the area. We are seeing a shift from an ownership society to 3 sharing society, whieh not only benefits the environment, but helps to build community We see this project as a step in building for the future of Seattle rather than the past and KILROY REALTY | PAGE 47 our approach to transportation ig one tangible demonstration of that commitment. By locating leading/delivery functions and vehicular access to the garage on Roy street, Vehicles are more effectively separated from the extended bike lanes along Mercer Street and vehicularipedestrion crossings along both Dexter Avenue North and 9th Avenue avoided COMMUNITY BASED URBAN DESIGN ‘The Seattle Design Guidelinesestablishastrong framework for development intended to foster design excellence in private development of new multifamily and commercial. projects throughout the City ur team understands and embraces the Design Guidelines and has experience working with applicable Design Review Boards notably with the West Design Review Board fon the development of 833 Dexter - to ensure that those standards are being incorporated os ne projects realized. The Kilroy Realty & Miller Hull eam worked together to gain unanimous approval from the Design Review Board for 333 Dexter which was commended by the Board who remarked that the project completely exemplifies the intent of the Design Guidelines fand should serve as a model for other projects te follow suit For example, on 333 Dexter, the team Successfully responded to the fellowing guidelines + C82 — Urban Pattern & Form, Inspired the team to create a more open and meaningful public place slong Thomas Street that integrated and enhanced the proposed Lake-to-Bay Trail + PL ~ Upen space Connectity, inspires the team to provide a variety of interrelated ‘ground level experiences that supported various scales of activity and contributed to fostering human interaction and adding to public lie, + C2 ~ Architectural Concept. inspired the team to articulate the building masses in 3 way that reflected the ‘grit and funk’ of the surrounding neighborhood, while expressing the two towers as distinc. yet related components of the overall We see the Mercer Mega Blocks as an opportunity. to further demonstrate the effectiveness of the Seattle Design Guidelines as it helps to create successful public spaces fand encourage design excellence on these types of significant projects. Our team's familianty with the teview process and our understanding of Both the letter of and the Underlying intent of the guidelines will ensure that the project Is. seen as another model project in the eves of the Cty For example, on the Mereer Blocks, the team specifically is responding to the’ following Design Guidelines: SS ~ Architectural Context and Character, inspired the team to propose 2 building massing that breaks larger towers. down into smaller components which fare horizontally oriented to reduce the apparent bulk and better tle into the surrounding urban fabric. PLS ~ Street Level Interaction, inspired the: team to strengthen the ground plane experience and pedestrian edges throush avariety of uses, porous edges, high visibility, and appropriately scaled architectural + 0C3-OpenspaceConcept,inspiradtheteam to ully integrate the dedicated activities ‘along @th Avenue with the ground level building functions to ensure the interior and exterior spaces are experienced as ‘one seamless environment. PROJECT CONCEPT AND PUBLIC BENEFITS While we have only listed a few examples above, our team and our Proposal exemplifies the overarching ideals containea in the Seattle Design Guidelines DEMONSTRATING SUSTAINABLE LEADERSHIP. 2 laenitysustoinablity features for tne development Kilroy Realty is ranked 1st in sustainability, Performance among all North American Participants by the Global Real Estate Sustainability Benchmark ands one of three ‘American realestate company to belisted on ‘the Dow Jones Sustainability World Inde We recently made headlines by announcing @ commitment to carbon neutrality across our tntire portfolio by 2020. This project is a high-profile opportunity to demonstrate the financial, environmental fand societal benefits of a commitment to Sustainability. Thiscommitment isat te heart of every project that Kilroy Reaty develops land is a guiding principle af the Miller Hull Partnership, our atchitectural partner and the designer of the nearby Bullitt Center, certified by ILFIas a Living Building and known a8 the Greenest Building in the Worl KILROY REALTY | PAGE 49 Kilroy commits the Mercer Blocks project to extremely ambitious sustainability goals, in keepingwithourlongstandinghistorvorieading our industry in sustainable development. In particular, t the time of this submittal, Koy Commits to.- at a minimum achieving the following sustainability standards and metrics: CERTIFICATIONS/RECOGNITION + LEED v4 Platinum certification for Core & Shell + Fitwel certification post occupancy + Mesting the requirements of + Zero Carbon Certification CARBON + Carbon neutral operations + 10% reduction in embadied carbon through stficlent, innovative structural sesign ENERGY + 25% energy cost savings compared to ASHRAE 901.2010 and an EUIot28 oF better + Albelectrie Core & Shell building + Onsite Renewables warer + SOK water savings over the LEED vs Baseline through ultra low flow fitures fd vacuum astisttolete + Condensate capture + No potable water use for itigation [RESILIENCE AND CLIMATE ADAPTATION + assive survivability based on daylighting nd natural ventilation access + On-site water reuse providing resilience Inthe face of drought or disaster ‘COMMUNITY BENEFITS: + 5% EV charging, 100% EV ready + Materials + Meet the LEED credits for sourcing raw materials + Meet the LEED credits for material BENEFITS Ingredients + Meet the LEED credits for environmental ‘decla + 75%6-90% reduction in constivetion & Gemolition waste + Design for 5 stream waste separation (trash, recycling, and compost) + Provide water bottle filling stations as partof the core design + Floor-by-tloor air handlers to improve Indoor air quality + Groen walisroofs and planted site design + Views to Lake Union + Active design Streetscape, lobby, and Stair dosign to encourage walking, + Use mixed mode ventilation atthe Derimeter to improve thermal comfort + Massing for useful daylight KILROY REALTY | PAGE 50 Through 9 very conservative triple-bottom ine analysis of the community benefits of these design considerations, we believe the project will ccrus tothe community a Metine present value $57M benefit from reduced {carbon emissions, a §225M benefit for reduced fir pollution in the forms of S02, No2, PM2S, C0, 03 and VOCs, and §100K in'social water benefits due to reduced groundwater and streamflow depletions, We are intrigued by the opportunity to Participate in the citys Living Building Pilot Program and potentially take advantage of the development incentives made available through that program. Given the time frame and complexity of this pursuit, however, we aren't able to fully commit to the LBC Pilot Program at this time but are certainly Potential should Kiley advance to the next found of consideration, Kilroy is. working ‘with Miller Hull anc other partners te further evaluate the opportunities made available ‘through that program and will be prepared to engage ina dialog with the city as the project moves forward MINIMIZING IMPACTS, MAXIMIZING OPPORTUNITIES We recognize that there are a number of subsurface utilities that willampact the project, most notably the large CSO drop structure long Roy Street and ite associated conveyance lines. Our approach will be to minimize the relocationherouting of subgrade utlities in order to reallocate development dollars to those areas where the investment will be more visibly impactful areas, le. the buildings themselves and the public realm, including the streetscape, For example, the Land Use Code allows for 785 parking stall (at 11,000) however, building the ‘umber of levels ina subgrade parking garage 9 accommodate that number of vehicles would involve rerouting @ number of utilities atasignificant cost. We have therefore chosen 0 limit the depth of the garage in order to avoid impacting these utilities, which resutsin fewer parking stalls Inorder to mitigate trafic Impacts of the property, we plan to deliver 725 parking stalls, and optimize multi-modal transportation through bike sharing and ride sharing partnerships KILROY REALTY | PAGE 51 A PLACE OF LOCAL AND REGIONAL, PRIDE We are proposing a project that provides many cof the public benefits outlined in the RFP. These benefits wil attract a range of socio economic users, support a variety of activities dnd result in spaces that will be comfortable for individuals, small groups and larger ‘gatherings. The resulting character will be ‘uniquely Seattle. Specifically, we are proposing to include the following public benefits: + Affordable Housing (multiple site options) + Local Business/Micro-Retail + Artand Performance Space in Affordable Rousing + Subsidized “Art Lab" with studio/maker Space and pyblle gallery space with Brogrammed art shows ata + Community Space Market Hall style public Stop space + Creative Interim Use of the Site durin Enetgment Bord ° + Micro Dog ParkiPet Relief area + Interactive Water Feature, Educational Bloswsles and Natural Gsedens T CONCEPT AND PUBLIC BENEFITS + Public Performance Stage on 8th and Roy + ey Focus on multi-modal transportation Spins nctlcing bh sharing anc ie Shating partnerships + Public Benches and Gathering Plaza Specs ° + Integrated Sculptures and Murals + Programmable Festival Street to + Staffing and respurces for full programming of ground floor activation {See senedule on the folowing page] We ate currently not anticipating including schools or performing arts spaces. We are ‘pen to the possiblity of including a dayeare Tacity whieh we see a8 an amenty to those working in the development or the surrounding district although we have net yet eetabliched 3 connection with a specific provider or business In summary, our Proposal builds on the inherent energy and vibrancy inthe SLU istrict by creating an active Neighborhood Heart. It mediates between activearterialz and resultsin a strong neighborhood heart and identifiable ‘gateway into the SLU district, And it provides for an inviting, active, evolving, dynamic public locals and vistors to Seattle. The project Is 2 demonstration of sustainable leadership, 2 model for social equity, an exemplary physical public realm and a model of the Seattle Design Guidelines. PAGE 52 SHAPING AN ENVIRONMENT THROUGH ACTIVATION & PLACEMAKING Kilroy Realty isnot building thi project to salto the highest bidder, We are building this project ‘te hold in our long-term portfolio. As such, we are able to provide a deliberate commitment ‘to programming and placemaking at the Mercer Blocks that extends beyond delivery and stabilization of the improvements. Through our fulltime event and programming stall, we have deep experience with the process of shaping environments to facilitate sacial interaction and Improve a community's quality of Iife. AS seen in the prospective activation and programming calendar below, we aim to bring to life a project which is available to all ages and backgrounds and gives back to the cornmunity around MERCER BLOCKS - PROPOSED COMMUNITY EVENT SCHEDULE JAN-FEB MAR. may JUL AUG SEPT OCT NOV DEC KILROY REALTY | PROJECT DESIGN > Noisaq 1sacoua AX.LNO9 Nvsun PROJECT SITE & CONTEXT N31 GNNORD LY NVId 3LIS N v NOLLWAS1A HINOS Laa8LS HIDUIW

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