5 Points @ Mount Baker Station
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Proposed Circulation
Phase I
Buildout Retail | 89k [sf] Office | 66k [sf] Light Industrial | 75k [sf] Covered Parking | 26k [sf] Park and Open Space | 58k [sf]
Green Infrastructure: Roofs, Roads, and Tree Canopy Cover
A Cycle of Food
Restaurants, a brewery, and rooftop agriculture drive a product chain created by waste.
Permeable Paving
Green Roof Agriculture Develop a Multi-Modal Transit Center • Bus terminal renovation for enhanced pedestrian permeability • Covered retail pass-through to protect travelers from the elements • Green connection from terminal to Mt. Baker Station at Station Point Park
Permeable Wearing Course Aggregate Storage Reservoir Geotextile Subbase
Create a Pedestrian-Oriented Retail Corridor along Rainier Ave South • Traffic calming [bulb-outs | enhanced crosswalks | diagonal parking] • Bike lanes • Enhanced canopy cover | planted medians
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Preserve a Stable Cash Flow and Essential Neighborhood Retailers • Build-out a two-tiered, double-loaded retail/industrial center for Lowe’s and Amazon relocation • Retain Rite-Aid/QFC tenants for interim community health/food needs
Phase II
Healthy City, Healthy Life 5 Elements for Establishing Neighborhood and Improving Urban Health Local Lifestyle
Through affordable commercial and residential opportunities, businesses and residents are grounded in the community with the ability to make use of the wide collection of neighborhood amenities.
Regional Access
Via rail and bus, residents and commuters have access to Greater Seattle’s network of planes, ferries, and highways. Located just over 3 miles away, Downtown is only an 11 minute Light Link ride.
High-Performance Landscape
In addition to connecting to the larger regional park and open space system, green infrastructure and productive green spaces provide stormwater management, recreation, and home-grown food.
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Focusing on physical and nutritional health, a neighborhood services center is coupled with fitness and medical office facilities, providing clinic services, life-skill classes, and job training.
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Waste Cooking Oil
Bioretention Planter
Food Accessibility
Phase III
Compost
Native Soil
Impervious Reservoir Vegetation Overflow
Buildout Retail | 24k [sf] Residential | 324k [sf] Civic | 11k [sf] Covered Parking | 203k [sf] Park and Open Space | 95k [sf]
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Vegetation Mulch Bioretention Soil
Bioretention Cell
Spent Grain
Create Smaller Blocks to Improve Neighborhood Character • Establish road network - use remainder of superblock as interim gravel parking
15 Residents and businesses alike benefit from a system of production and waste recycling through green roofs and composting. New fresh food options and a diverse resident population bring an array of cultures and cuisines to the local fare.
Growth Medium Filter Fabric Drainage Layer Root Barrier Waterproof Membrane Roof Structure
Cultivate an Engaging Mixed-Use Environment • Community Health Center: strong visual landmark filled with a cluster of healthcare tenants [medical office | local fitness facility] • Neighborhood Theater: first-run movie screenings | local theatrical productions | community meeting space • Epicurean Destination: anchor grocery [30k sf] | affordable in-line restaurants and snack shops adjoin grocery in market-like setting
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Community Health and Well-Being
Vegetation
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Green Roof
Buildout Retail | 90k [sf] Residential | 416k [sf] Office | 108k [sf] Covered Parking | 88k [sf] Park and Open Space | 40k [sf]
Proposed Open and Green Space 10
Restaurants
Brewery
Mineral Aggregate Slotted Underdrain Mushrooms Grown on Spent Grain
Mulch Bioretention Soil
Mineral Aggregate Slotted Underdrain
Spent Grain Bread
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Amenities and Connections
1 Mount Baker Station
Proposed Amenities
By charting access to amenities and networks across scales the lack of neighborhood defining qualities at Mount Baker Station is apparent. This disparity drives the design and program for 5 Points @ Mount Baker Station and provides the catalyst for an improved urban health for the current residents of the North Rainier Neighborhood and the future owners and tenants of the development.
Fortify the Backbone of the Neighborhood • Diverse range of housing types, sizes, and price points • Community Center: job training | entrepreneur support | childcare | events programming | meeting space • The neighborhood’s “backyard” - playgrounds | non-programmed green space • 550-space parking structure screened by a fully-planted trellis | roof-top outdoor recreation center
2 Bus Transit Station
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3 Bicycle Storage 4 5 Points
Ferries
5 Community/Fitness Center
0
50
100
Phase IV
Feet 200
6 Medical Offices
Tree Canopy Cover >30%
Pre and Post % Tree Canopy Cover Source: City of Seattle 2007 Estimates
Buildout Retail | 26k [sf] Residential | 252k [sf] Industrial | 27k [sf] Covered Parking | 165k [sf] Park and Open Space | 12k [sf]
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Westlake
Biodiesel Production
Waste Oil Heating
30% Target Mark as per City of Seattle “reLeaf 2030” Initiative
7 Rainier Theater 00%
8 Lowe’s/Amazon
Light Rail Walking Radius
9 Station Point Park
Biking Radius Station w/i 15min Station not w/i 15min
Beacon Hill
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10 Bioretention Cell 11 Bioretention Planter
Residential | 992k [sf] Retail | 228k [sf] Civic | 11k [sf] Office | 175k [sf] Light Industrial | 102k [sf] Park and Open Space | 238k [sf] Transportation | 482k [sf]
14 Brewery/Brew Pub 15 Perspective 16 Section
Meeting @ 5 Points Neighborhood Services Center
For-sale units are subject to deed restriction, capping resale price to be affordable to residents making 50% of local AMI.
Major national tenants sign Community Benefits Agreements in exchange for rental concessions: • Local Job Training Programs • Local Hiring Requirements
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Total | 1,990k [sf]
Parking
Bus Routes Major Roads Highways
SeaTac/Airport
MLK Jr Way South 0507
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26th Street South
$05
Affordable Rent, $8.50
Rainier Avenue South
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36 0
30 0
Tenant Sales ($/sf)
24 0
0
$-18
Ground-Level Retail
$170
$10
12 0
Link Light Rail
Theater
Residential Residential Residential Residential Ground-Level Retail Parking
$15
60
Park/Open Space
$340
$20
0
Development Area
Successful affordable tenants “graduate” to market rent as sales increase, providing a continuous funding source for future affordable space.
Tenant Rent ($/sf)
Transit User HS Student 5 Points Resident North Rainier Resident
Affordable In-line Retail
Mount Baker Station
Walking Trail
Residential Residential Residential Residential Residential Residential Residential Retail Parking
Office Office Office Office Office Office Office Office Community/Fitness Center
Mount Rainier
Bike Route
Columbia City
Bus Transit Center
Movie Theater
5 Points Intersection
Library
Rainier Theater
Health Services
Franklin High School
The 15 minute non-motorized range of access from Mount Baker Station via rail, bike, and/or foot.
Anchor Retail
Affordable Housing
Land Use and Buildout
13 Grocery
A Cycle of Community | 5 Points @ Mount Baker Station
A Cycle of Opportunity
Embrace Distinctive Local Industry • Working brewpub creates quality jobs [full-scale production | distribution] and enhances culinary image [tasting room | restaurant]
12 Green Roof
Mount Baker
Mount Baker Station
Evolve the Local Lifestyle • Block of residential units proximate to the Mount Baker Transit Hub • Double-loaded retail corridor along Rainier S. with the addition of larger floorplate retail space
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Notes: • Affordable Retail Tenants pay 50% of market rent and 5% of sales over natural breakpoint • Overage rent subsidizes new affordable space
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