City centre final presentation

BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADE

TENANT COMMON AREA UPGRADEBENTALL KENNEDYREAL ESTATE SERVICES, INC.

U.S. BANK // CITY CENTRE

NOVEMBER 7, 2013

BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADE 2

1Contrast the existing granite exterior and the frequent Seattle grayness with a vibrant, bright, light-enhanced interior core.

2 Reinforce the two internal functional zones of the Office Tower Lobby and Tenant SupportAmenities. Enhance the experiential differences between these two zones and how they sharein making the daily tenant workday routine a well-rounded and enriched experience.

DESIGN CONCEPT APPROACH

NOVEMBER 7, 2013


To enhance the market relevance of our design concept, Callison initiated a survey of our 377 Seattle employees with this and other questions about common uses, routines and negative/ positive perceptions. We received a 70% response rate and look forward to sharing more detail with the ownership team in the discovery phase.

LIGHTER AND

BRIGHTER

INCREASED SEATING COMFORT

MORE AMENITIES

SPACES FOR

DIVERSE USES

NEW ARTWORK OUTDOO

R SPACE

REFRESH FINISHES & COLORS

MODERN & FRESH

MORE FOOD

OPTIONS

NOVEMBER 7, 2013

TENANT SURVEYWhat is the primary thing you would change about this building?

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TENANT COMMONS ZONES

CONNECT ENGAGE

REFUEL REVIVE

RENEW ENERGIZE

OFFICE LOBBY AMENITIES

linkagestenant satisfaction rent levels building life

social networks

pedestrian activity all-

hours useNOVEMBER 7, 2013


ENGAGING

UNIQUE

USEFUL

DIVERSE

CELEBRATORY

ACTIVE

REFRESHING CONNECTED

WELCOMING

REIMAGINED TENANT COMMONS The overlapping and complementary functions of the Office and Amenities zones create a diverse environment that enriches the tenant work day with added opportunities.

OFFICE LOBBY

NOVEMBER 7, 2013

AMENITIES

BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADE 65TH & PIKE ENTRY

BEFORE

DETAIL

AFTER

NOVEMBER 7, 2013

7BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADE

5TH & PIKE ENTRY

BEFORE

DETAIL

AFTER

1. Entry rotunda at 5th and Pike enhanced as main entry by sculptural light and column surface illumination.

2. Interior lobby illumination and new materials are clearly visible from sidewalk view.

3. New signage and identity are integrated into the architecture.

4. Lighten appearance of existing canopy structure by repainting and moving glass to underside at main entries.

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MAJOR CONCEPT FEATURES

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BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADE 8NOVEMBER 7, 2013

L2 OFFICE LOBBY

BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADE 9L2 OFFICE LOBBY

NOVEMBER 7, 2013


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L2 OFFICE LOBBY


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L2 OFFICE LOBBY

1. Re-fresh all core finishes to be lighter and light-reflecting.

2. Barrisol light boxes with changing LED illumination creates a dynamic light effect programmed to daily and/or seasonal moods.

3. Remove the major art pieces from wall cases and establish them as iconic portal pieces within the office lobby.

4. Create lobby seating options that facilitate private phone calls and collaboration huddles.

5. Circular table directory with an interactive touch-top centered on escalator arrival axis.


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CENTRAL ATRIUM

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CENTRAL ATRIUM

MAJOR CONCEPT FEATURES1. Re-fresh all core finishes to be lighter and light-reflecting.

2. Insert new stair/seating steps into existing opening tocreate a unique circulation feature and connect to under-used 6th Avenue entry.

3. Relocate and consolidate art pieces into shared wall cases to establish portal entry pieces identifying the office lobby.

4. Insert iconic glass art element to identify new vertical circulation and amenities identity.

5. Insert F&B uses into front facing lease spaces.

1. Re-fresh all core finishes to be lighter and light-reflecting.2. Insert new stair/seating steps into existing opening to

create a unique circulation feature and connect to under-used

6th Avenue entry.3. Relocate and consolidate art pieces into shared art

vitrine to establish portal entry pieces identifying the office lobby.

4. Insert an iconic glass art element to identify new vertical circulation and the amenities identity.

5. Insert F&B uses into front facing lease spaces.


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L2 DINING

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L2 DINING


2. Create a central dining space by infilling the rotunda opening to create a shared F&B dining space viewable from The Sheraton and across the street.3. Insert an iconic glass art element to identify new vertical circulation and the amenities identity.

4. Insert F&B uses into front facing lease spaces.5. Create “park” themed lounging space with

grass-like berms and green wall.


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L1 ATRIUM

NOVEMBER 7, 2013

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L1 ATRIUM



2. Insert new stair/seating steps into existing opening to

create a unique circulation feature and connect to under-used 6th Avenue entry.

3. Substitute unleased spaces with public amenity for seating and events. Using the combination stair/seating steps, public lectures, events, art opening, etc can occur and energize the under-used 6th Avenue entry.

4. Expand footprint of street accessed retail by extension into infilled rotunda.

5. Create conference center of reservable conference rooms and pre-function space.

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NOVEMBER 7, 2013

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1. Create new conference center and 6th Avenue entry revitalization.

2. Establish stair/seating hub

to anchor underused building portion and new conference center.

3. Existing paving medallions are replaced with new paving patterns emphasizing circulation to new amenities zones.

4. Relocate existing F&B seating to increase dining visibility and circulation clarity.

5 . Extend elements of new paving on to sidewalk to reinforce streetscape and provide locations for future street furniture.


L1 PLAN

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VIEW OF L1 ATRIUM

NOVEMBER 7, 2013

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1. Create distinct lobby and amenities zones.

2. Relocate existing lease spaces to increase retail visibility, omit redundant circulation and establish main lobby space.

3. Infill 6th Avenue rotunda space to create F&B dining space with park themed lounging, using grass like berms and green wall.

4 . Create new stair/seating steps feature at existing floor opening. This connects 6th Ave. entry directly to level 2.

5. Add hanging art features to F&B atrium.

L2 PLANMAJOR CONCEPT FEATURES

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NOVEMBER 7, 2013

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NOVEMBER 7, 2013 7MMON AREA UPGRADEBENTANOVEMBER 7, 2013

BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COLL KENNEDY | U.S. BANK OFFICE RETAIL COMMON ARE

2. Establish stair/seating hub to anchor underused building portion and new conference center.

3. Existing paving medallions are replaced with new paving patterns emphasizing circulation to new amenities zones.

4. Relocate existing F&B seating to increase dining visibility and circulation clarity.

5 . Extend elements of new paving on to sidewalk to reinforce streetscape and provide locations for future street furniture.


1. Create new conference center and 6th Avenue entry revitalization.

L1 PLAN

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1New conferencecenter and lecture and reception space.

Street accessedlease spaces expanded into infilled rotunda.

F&B moved inboard toallow street facing seating.

Leasing Revisionsand Moves

BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADENOVEMBER 7, 2013

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BENTALL KENNEDY | U.S. BANK OFFICE RETAIL COMMON AREA UPGRADE NOVEMBER 7, 2013

1. Create distinct lobby and amenities zones.

2. Relocate existing lease spaces to increase retail visibility, omit redundant circulation and establish main lobby space.

3. Infill 6th avenue rotunda space to create F&B dining space with green features.

4 . Create new stair/seating steps feature at existing floor opening. This connects 6th Ave. entry directly to level 2.

5. Add hanging art features to F&B atrium.


L2 PLAN 1

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Re-orient the entrance forChiropractor to allow F&B venue.

New F&B venue.

Relocated LobbyShop and Hair Salon.

New dining spaceat infilled rotunda.

New Office Lobbyspace from relocated shops.

Leasing Revisions and Moves

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AMENITIES CONCOURSE SECTION

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NOVEMBER 7, 2013

1. Infill 6th Avenue rotunda space to create F&B dining space with park themed lounging using grass-like berms and green wall.

2. Create new stair/seating steps feature at existing floor opening. This connects 6th Avenue entry directly to L2.

3. Use lighter materials and placement of art to identify entry portals between lobby zone and amenities zone.

4 . Use art glass inspired vertical feature to identify stair and major vertical circulation.

5. Create expanded street frontage lease space and enclosed rotunda floor space.

6. Add hanging art features at 5th Avenue entry.


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Glass Art is a medium that transforms light. This attribute is the basis for using glass and light-enhanced materials in many of the interior design moves.

Re-site major works to be free of cases or to be viewed on all sides. Use art placement to enhance the wayfinding and establish a sense of place within the building.

Create curated combinations to tell a story and highlight connected artists, techniques and histories. Create an interactive art walk accessible via mobile device.

The US Bank Centre art collection is an underappreciated asset that lacks the prominence, integration and freshness to become a tangible amenity for tenants and the public. Here are ways to increase that position.

ART PLACEMENTReinforce the collection as renewable and cutting-edge by allowing rotations ofemerging artists, promoting openings and hosting lectures in our new public spaces.

NOVEMBER 7, 2013

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ART PLACEMENT

The tower lobby expresses modern elegance with art pieces of refined simplicity and noteworthy Northwest provenance.

The amenities center is dynamic and lively with shifting colors and textures. Art pieces here are more whimsical and story-based with representational imagery.

Create a dynamic art experience by collecting pieces together into “families” or related groups. This increases the visual impact and allows stylistic groupings to enhance the spacial and activity feeling of where they are located and also act as “portals” to delineate separations from one funcion area to another.

OFFICE LOBBY

NOVEMBER 7, 2013

AMENITIES

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LIGHTER AND

BRIGHTER

REFRESH FINISHES & COLORS

SHOP VS. OFFICE

CLEAR DIRECTION

CLEAR IDENTIFICATION

OFFICE LOBBY

NOVEMBER 7, 2013

AMENITIES

ENVIRONMENTAL GRAPHICS

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PUBLIC ART

A system of Icons to be developed relating to the newly developed brand and the brand amenities associated with the refreshed program.

WELLNESS

INTERNET GRAB & GO FOOD FINE

DINING

SOCIAL

SHOPPING

C I T YC E N T

R ECIT YCENTRE

U.S.BANK

CENTRE

+ =15 | 22

S.4 Amenities S.5 Elevator IDPylon Blade

SignS.1B Table Directory

S.2 Escalator Directional S.3 Overhead Directional

L1

A comprehensive wayfinding system, bringing clarity and direction to the users of the property.

NOVEMBER 7, 2013

Develop a recognizable Identity/Brand that clearly identifies the propertyand creates a visual to associate the property.

SIGNAGE IDENTITY AND BRAND> Do people know who you are?> What defines your buildings brand? Tenant demographic? Ownership? Location/neighborhood?> Does it need to be redefined or refreshed?

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> Provide intuitive navigation throughout the building

> Allow users to determine their whereabouts at all Times.

> Communicates all available amenities and offerings within the facility.

> Incorporate information generally considered to be “universal ” to all users.

> Information kiosks at strategic locations informing users about additional

events and offering at the facility.

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S.4 Amenities Blade Sign

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S.5 Elevator IDS.2 Escalator Directional Pylon S.3 Overhead DirectionalS.1B Table Directory

L1

S.1B

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PIKE

UNIO

N5TH

6TH

BUILDING & SITE WAYFINDING PROGRAM

NOVEMBER 7, 2013


In line with the concept, the furniture of the tower lobby expresses modern elegance with simple lines and geometry creating a refreshing and cohesive look. Selection of furniture allows for lounging to private conversation.

The amenities center is dynamic and lively with furniture that reflects a more whimsical and colorful collection. The selection of furniture allows for collaborative environments, group dining and private work areas.

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FURNITUREOFFICE LOBBY

NOVEMBER 7, 2013

AMENITIES


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MATERIALS PALETTEOFFICE LOBBY

NOVEMBER 7, 2013

AMENITIES

New light, warm wood details and white marble wall panels complement existing stone and brass finishes, while creating a brighter and fresh looking space. Floor- ing finishes are of neutral monolithic colors allowing the vertical design elements and seating groups to be the main focus of the space. Warm neutral finishes will

ground the seating area furniture while strategic finish accents will be placed to linkto thebuildingconcepts. Theoffice lobby willhave more refreshingand ground- ing colors and textures, while the amenities areas will be more dynamic and lively.

THANK YOU

City centre final presentation

Design