Parking

Parking

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aker

Sta

tion

Bus

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5 P

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ParkingGround-Level Retail

Residential

ResidentialResidential

Residential

RetailGround-Level Retail

Community/Fitness Center

ResidentialOffice

ResidentialOffice

ResidentialResidential

Office

ResidentialOffice

ResidentialOffice

OfficeResidential

Office

Office

Fran

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Rainier Avenue South26th Street SouthMLK Jr Way South

Rai

nier

The

ater

Theater

Beacon Hill

Mount Baker

Mount Baker Station

Columbia City

Westlake

Ferries

Light Rail

Walking Radius

Biking Radius

Station w/i 15min

Station not w/i 15min

SeaTac/Airport

500 100 200Feet

5 Points @ Mount Baker Station

Healthy City, Healthy Life5 Elements for Establishing Neighborhood and Improving Urban Health

Regional AccessVia 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.

Local LifestyleThrough 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.

Food AccessibilityResidents 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.

High-Performance LandscapeIn 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.

Community Health and Well-BeingFocusing 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.

Pre and Post % Tree Canopy CoverSource: City of Seattle 2007 Estimates

30% Target Mark as per City of Seattle “reLeaf 2030” Initiative

Tree Canopy Cover

>30%

00%

A Cycle of FoodRestaurants, a brewery, and rooftop agriculture drive a product chain created by waste.

Green Roof Agriculture

Brewery Restaurants

Spent Grain

Waste Cooking Oil

Compost

Mushrooms Grownon Spent Grain Spent Grain Bread

Waste Oil HeatingBiodiesel Production

A Cycle of Opportunity

Residential | 992k [sf]

Retail | 228k [sf]

Light Industrial | 102k [sf]

Civic | 11k [sf]

Park and Open Space | 238k [sf]

Office | 175k [sf]

Transportation | 482k [sf]

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

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

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 I Buildout Retail | 89k [sf]Office | 66k [sf]Light Industrial | 75k [sf]Covered Parking | 26k [sf]Park and Open Space | 58k [sf]

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

Create Smaller Blocks to Improve Neighborhood Character• Establish road network - use remainder of superblock as interim gravel parking

Phase II Buildout Retail | 90k [sf]Residential | 416k [sf]Office | 108k [sf]Covered Parking | 88k [sf]Park and Open Space | 40k [sf]

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

Phase III BuildoutRetail | 24k [sf]Residential | 324k [sf]Civic | 11k [sf]Covered Parking | 203k [sf]Park and Open Space | 95k [sf]

Land Use and Buildout

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 floor-

plate retail space

Embrace Distinctive Local Industry• Working brewpub creates quality jobs [full-scale production | distribution] and

enhances culinary image [tasting room | restaurant]

Phase IV BuildoutRetail | 26k [sf]Residential | 252k [sf]Industrial | 27k [sf]Covered Parking | 165k [sf]Park and Open Space | 12k [sf]

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9

10

14

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12

2

3

4

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7

15

8

Anchor RetailMajor national tenants sign Community Benefits Agreements in exchange for rental concessions: •LocalJobTrainingPrograms•LocalHiringRequirements

Affordable HousingFor-sale units are subject to deed restriction, capping resale price to be affordable to residents making 50% of local AMI.

Affordable In-line Retail Successful affordable tenants “graduate” to market rent as sales increase, providing a continuous funding source for future affordable space.

Notes:•Affordable Retail Tenants pay 50% of market rent and 5% of sales over natural breakpoint•Overage rent subsidizes new affordable space

Tenant Sales ($/sf)

AffordableRent, $8.50

Tena

nt R

ent

($/

sf)

0

$--

$05

$170

$340

$10

$15

$20

60 180

120

240

300

360

Total | 1,990k [sf]

A Cycle of Community | 5 Points @ Mount Baker Station

Neighborhood ServicesCenter

Health Services

Library

Movie Theater

Bike Route

Walking Trail

Development Area

Link Light Rail

Major Roads

Park/Open Space

Bus Routes

Highways

Green Infrastructure: Roofs, Roads, and Tree Canopy CoverPermeable Paving

Permeable Wearing Course

Aggregate Storage Reservoir

GeotextileSubbase

Mulch

VegetationBioretention Cell Mulch

Bioretention Soil

Native Soil

Mineral AggregateSlotted Underdrain

Filter Fabric

Impervious Reservoir

Bioretention Planter

Vegetation

Bioretention Soil

Mineral Aggregate

Overflow

Slotted Underdrain

Vegetation

Green Roof

Growth Medium

Drainage LayerRoot BarrierWaterproof Membrane

Roof Structure

Amenities and Connections

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6

8

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3

11

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Mount Baker Station

Community/Fitness Center

Medical Offices

Lowe’s/Amazon

Bicycle Storage

Bioretention Cell

Bus Transit Station

Station Point Park

5 Points

Rainier Theater

Bioretention Planter

Grocery

Green Roof

Brewery/Brew Pub

Perspective

Section

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15

The 15 minute non-motorized range of access from Mount Baker Stationvia rail, bike, and/or foot.

Proposed Circulation

Proposed Open and Green Space

Proposed Amenities

Meeting @ 5 Points

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.

HS Student

5 Points ResidentNorth Rainier Resident

Transit User

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050705070507

050705070507