Market: Community Environments

Washington Square

When Sears closed their doors, the Washington Square mall—one of the largest in the Pacific Northwest—knew it was time for an innovative approach. Partnering with MG2, the shopping center sought a solution to bolster consumer traffic, revitalized the anchor position, and galvanized their customer base with fresh retail, restaurant, and entertainment options. The final piece of the puzzle would be a hotel, along with newly minted residential units surrounding an invigorated public park, completing the community, and binding it together.

Our team immediately accepted the reins to a plan already in motion, keeping the project on track while simultaneously creating a novel story to make it our own. MG2 designers took a contextual approach, playing on the notoriously sporadic weather of the Pacific Northwest, and our natural response to layer garments in reply. The resulting design used landscaping, lighting, and newly constructed spaces to translate our architectural story, bringing new vitality to where an anchor once stood.

Washington Square

Creating a layered transition from the traditional mall to a more organic, open space, we generated a fresh entry sequence for the shopping center.

The on-site hotel was angled to grant it more visibility from the road, while simultaneously exposing the natural area beyond. The experience crescendos with a jewel box restaurant building, greeting, and bidding adieu to shoppers as they come and go.

Providing unparalleled full-service architectural design solutions to the client, MG2 continues to work with Washington Square through the finale of their construction phase, with several high-end entertainment, food & beverage, and retail brands already expressing interest in the newly energized shopping center.

1101 Westlake

Designing a space for the mobile worker of tomorrow

Seattle’s Lake Union area has rapidly evolved from an underutilized neighborhood to a thriving technology and science mecca. This live-work-recreate neighborhood is now home to industry-leading companies and organizations such as Amazon, the Fred Hutchinson Cancer Research Center, and the Bill & Melinda Gates Foundation.

Holland Partner Group is looking to capitalize on this growth with Westlake Steps, a mixed-use development that features multiple residential buildings and the developer’s first speculative office complex, 1101 Westlake. MG2 designed the six-story 1101 Westlake building with a focus on the goals of many office tenants today: creating efficiencies as well as a flexible, open work environment.

By off-setting the core, each floor plate provides a clean slate to create environments to foster creativity, collaboration, and innovation. The building lobby was designed as an open “living room” concept, creating an adaptable space for work and meetings that allows tenants to dedicate more space on each floor to other uses.

The expansive views of Lake Union from every floor and the energetic work space will provide the competitive edge tenants need to attract and engage tomorrow’s mobile knowledge workers in Seattle.

  • Project Details

  • Location Seattle, WA
  • Client Holland Partner Group
  • Market Sectors
  • Size 150,000 SF
  • Services
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Costco Wholesale Headquarters Campus

Costco Wholesale first opened its global headquarters campus in the mid-1990s and has continued to expand as the company grows. Working closely with the City of Issaquah, MG2 has been partnering with Costco on developing a 30-year agreement to expand on the original master plan, which features up to 1.5 million additional square feet of office space. 

The design aims to evolve Costco’s corporate campus by reimagining working environments, enhancing connectivity to the surrounding natural environment and community, and integrating modern, efficient, and sustainable practices and materials. In its current phase, open, collaborative workspaces, multi-functional parking facilities, and high-efficiency sustainable materials and operations take center stage.

Flexible Workspaces for Wellness and Collaboration

MG2’s interior design programming for Costco’s new nine-story building serves as the standard and foundation for all office spaces across the company. Layouts and furnishings place a consistent emphasis on health and wellness, providing employees with open-concept workspaces and flexible meeting areas. To further promote collaboration and culture, three new food and beverage spaces, an auditorium, and an art-centric exhibit space contribute to the brand’s principles of “campus, connection, and community” that it has envisioned for its evolved headquarters.

The expanded fitness center, which now includes a gym in the parking garage, allows for more daylight and promotes overall employee well-being. The flexible exhibit area on the ground floor of the new parking garage provides a space for vendors to showcase their products to employees.

A Multi-Functional Parking Garage

In tandem with Costco Wholesale’s new nine-story office building, MG2 also designed a complimentary parking structure for employees, featuring 1,694 stalls and 712,000 square feet of space. Connected to the workspaces via a sky bridge, the first floor of the parking garage features a 13,130-square-foot staff wellness center—complete with a fitness gym, aerobics room, full-service locker rooms, and secure interior bicycle storage—a 14,500-square-foot exhibit hall—which provides a space for vendors to showcase their products to employees—and a catering kitchen.

Building a Greener Future Inside and Out

Costco and MG2 prioritized sustainability throughout the design, targeting sustainable certifications and sourcing local materials. Key sustainability features include:

  1. Triple-glazing: The building envelope utilizes triple-pane glazing and strategic positioning of north vs south facades to reduce energy demand and optimize natural daylighting.
  2. Daylighting: Daylight sensors, LEDs, narrow floor plans, and an intelligent interior layout maximize natural light and reduce the need for artificial lighting.
  3. DOAS System: The dedicated outdoor air system efficiently recovers energy and reduces heating demand by using interior building heat to warm up outside air, reducing fossil fuel usage.

Additionally, a 43.75 kW solar photovoltaic system on the roof trellises—equating to roughly 2,250 square feet of solar panels—is installed atop the parking garage, while the interior of the garage houses three large backup generators to support the adjacent offices.

Costco’s commitment to sustainability is further demonstrated by providing real-time feedback through a display in the Headquarters lobby, helping inform employees on how they can improve their energy and water consumption.

Setting a New Standard for Corporate Campuses

As the 30-year master plan continues to evolve and take shape, MG2’s forward-looking design approach for Costco’s Headquarters expansion creates a dynamic, interconnected, and sustainable work environment that fosters collaboration and well-being. 

The emphasis on a healthy interior design language, multi-functional environments such as its new parking garage, and sustainability features both inside and out showcase the brand’s dedication to its employees, the local community, and the environment.

Press Coverage

Hyatt Regency Lake Washington

Hyatt Regency Lake Washington evening shot on the water

The first lakefront hotel in Renton’s Southport development, the Hyatt Regency, incorporates Feng-Shui principles into its design and maximizes the spectacular views of Lake Washington, the Seattle skyline, the Olympic Mountains, and Mount Rainier.

The hotel’s amenities, unrivaled in the area, include a landscaped events terraces, waterfront park access, a full-service spa, an indoor pool, a gourmet restaurant, and more than 43,000 square feet of event space. The combination of high-end aesthetics, luxurious facilities, and stunning location creates effortless experiences for both business and pleasure travelers.

  • Project Details

  • Location Renton, WA
  • Client SECO Development
  • Market Sectors
  • Size 334,791 SF; 43,000 SF of event space; 350 keys
  • Services
  • Certifications LEED Silver

Four Seasons Kyoto

Honoring tradition in modern luxury

Positioned next to a 1,500-year-old temple in the historical district of Kyoto sat a development site that presented both exciting possibilities and unique challenges for hospitality development. Berjaya aspired to develop a luxury resort that captured the essence of the property’s ancient locale, while also appealing to the refined tastes of international tourists. In response, the team’s design employs an understated Japanese aesthetic, fusing traditional and contemporary architectural styles.

The hotel features a glass bridge elevated above over an 800-year-old ikeniwa (pond garden), a traditional tea house, a spa and fitness center, a large banquet hall, and two restaurants to go along with 125 guest rooms and 50 private residences.

  • Project Details

  • Location Kyoto, Japan
  • Client Berjaya
  • Market Sectors
  • Size 125 keys; 50 residences
  • Services

Skamania Treehouses & Event Pavilion

An elevated resort experience

Located in the Columbia River Gorge between Portland, OR and the Hood River, Skamania Lodge has established itself as a premier destination for family vacations, weekend getaways, corporate conferences, and weddings. The Lodge was looking to expand their current offerings, the resort partnered with MG2 to design and develop a “treehouse-style” cabin concept and pavilion, catering to those in search of a unique escape.

The two resulting tree houses, nestled amongst a grove of Douglas firs, have each been designed with a large deck, expansive windows, an indoor/outdoor fireplace, and are easily accessed via an attached staircase. These contemporary, approachable, and luxurious tree houses offer modern luxuries not commonly associated with the traditional cabin experience but sought by guests looking to stay there. MG2 continues to work with the Lodge to bring new cabins to the resort.

  • Project Details

  • Location Stevenson, WA
  • Client Pebblebrook Hotel Trust
  • Market Sectors
  • Size 600 SF
  • Services

Fifth and Stewart Hotel & Residences

Sky-high Amenities

Stanford Hotels partnered with MG2 to design a 54-story mixed-use hotel and residential tower located on a prominent corner in downtown Seattle. Surrounded by an array of building types and uses, the challenging site forced MG2 to thoroughly examine and validate design decisions from multiple perspectives. The MG2 team introduced horizontal and vertical rhythms to the facade, helping weave the luxury tower into the neighborhood’s contextual fabric.

In addition to the 257 room hotel and 233 residential units, the tower offers more than 18,000 SF of hotel amenities and restaurants, including a rooftop bar overlooking the Puget Sound. To activate the street front, the main floor features 3,000 SF of retail space anchored by a sidewalk café. Directly above, four levels of artist lofts overlook the streetscape.

Rose Hill

Close to the 405 corridors and the heart of downtown Kirkland sits the Rose Hill Shopping Center: a 40-year-old retail center and mall area growing more outdated by the day. The seven-acre site, which lacks residential or green spaces, was ready for a transformation, one that would help holistically foster a healthy, walkable community and support the growing tech company campuses nearby.

Madison Development Group partnered with MG2 to master plan, design, and develop the new Rose Hill: an innovative multi-block, mixed-use community campus project. Bringing to life seven unique buildings connected by a walkable, pedestrian-centric courtyard experience, Rose Hill will play host to over 830 residential units, 84,200 sq/ft of retail and grocery space, and 1,049 parking stalls, creating a memorable destination for the entire city of Kirkland and beyond.

One of the largest multi-family residence projects in the Seattle area, MG2 designers were tasked with establishing a livable community that felt like it’d always belonged there. The topography’s steep grading—a challenge our team has worked with before—was cleverly used to the site design’s favor, creating multiple entry points to the tiered complex. The central pedestrian plaza, a lush, tree-scaped, walkable courtyard bordered by active retail, is publicly accessible via a grand terraced staircase from 85th Street. The parking structure’s first floor features open-air, landscaped elements which blend seamlessly with the rest of the complex.

Moving through the campus, which is designed to encourage interaction, exploration, and curiosity, residents and visitors can easily see the variety of amenities and landmarks the property offers. Amenities are purposefully dispersed across several buildings, each of which is crafted to radiate their own personality inside and out while still speaking the same design language. The contextual significance of Rose Hill helps foster a sense of place; as one of the most pedestrian, walkability-focused projects in the neighborhood, this top-of-mind awareness of personable facilities and amenities fosters familiarity as well as continued inquisitiveness.

MG2’s unique cross-market expertise, integrated services packages, and long-standing relationships with retailers like PCC, Costco, and Target ensured that our team understood the intricate nuances of how a diverse, thriving, healthy community like Rose Hill would need to be designed for future success. Partnering closely with the client on timelines, the project has been broken down into a three-phased approach, ensuring that no detail is overlooked as we add 783 new multi-family homes and 77,000 SF of retail space to the community.

  • Project Details

  • Location Kirkland, WA
  • Client Madison Development
  • Market Sectors ,
  • Size 783 units; 1,294,000 SF; 77,000 SF retail; 1,133 parking stalls
  • Services

Press Coverage

Industry Leader David Schmitz Joins MG2

MG2 has expanded its senior team to include David Schmitz, a former Vice President at CallisonRTKL, who joins the Irvine office as an Associate Principal.

An award-winning, LEED accredited project manager and team leader, David has spent over thirty years advancing the future of entertainment, shopping, and mixed-use complexes in the United States and beyond. David’s recent and notable work on the King of Prussia mall won the ICSC 2019 North America Design and Development Award for Renovations.

David will be leading complex teams across diverse areas of practice and driving solutions that transform our client’s enterprise. In particular, he will be shaping next-generation consumer experiences and community environments by meeting the rapidly evolving needs of these shifting landscapes. 

“David’s expertise in delivering complex, adaptive reuse projects, along with his ability to advance the retail world and connect communities, are a perfect match for MG2’s experiential design practice. We’re always looking to push the envelope on what’s next for consumers, and David’s passion and prowess will help us realize our mission.”

Mitch Smith, CEO, MG2

David’s enthusiasm for mentoring the next generation of designers and project leaders advances MG2’s open, empathetic culture. He is a virtuoso in cultivating connections between colleagues and clients through the art of problem-solving. Under David’s influence, high-performing teams pioneer new ways of working that result in unique solutions, inviting spaces, and unforgettable experiences.

Meet Our Team

Jooyeol Oh, AIA, LEED AP

Principal

Jooyeol is a visionary designer with over 20 years of experience developing thoughtful, community-centered environments. Each design he delivers adapts to the shifting lifestyle needs of evolving neighborhoods. Internationally recognized for award-winning buildings and master plans, Jooyeol instinctually crafts experiences founded on his clients’ social, cultural, and programmatic values. He leads through active listening, building consensus among diverse, opposing needs to ensure the opportunity each project presents becomes a reality.

Jooyeol’s philosophy is uniquely aligned to experiential design and scaled thinking, seeing transformative possibilities from the inception of strategic planning through the delivery of beautiful, performance-driven environments. His diverse range of projects and vast experience fall within mixed-use, high-rise, and urban design disciplines.

Team collaborating around a table

Perspectives

Meet Our Team

Elik Grin, AIA, LEED AP

Principal

To Elik, an industry veteran of over 30 years, architecture isn’t just science or art; it’s a fusion of both that allows us to solve unique design challenges. For decades, he has been leading design teams—including vendors and consultants—in navigating these challenges, using his project management and technical design expertise to uncover the best solutions tailored to each of the client’s goals.

Elik’s strength is in his ability to see the big picture of project development and construction process with careful, hands-on attention to detail. This level of expertise, one that comes only with experience, helps our partners cut through the otherwise risky business of design, permitting, and construction. He has a strong aptitude for various delivery methods and cost control, takes pride in mentoring his team, and draws thoughtful inspiration from the advanced building technologies he’s encountered in his overseas travels.

Meet Our Team

David Russell, AIA, NCARB

Principal

A savvy, strategic advisor, David Russell, loves the intricacies of bringing new ideas to life, shaping the world around us, and enhancing the lives of the people who move through it. He leads MG2’s Community Environments practice with thoughtful precision, guiding high-performance teams to deliver on our commitments to our clients and the community.

With core expertise in the mixed-use, retail, and residential sectors, David possesses the ability to translate complex programs and compelling design ideas into award-winning solutions. With over 20 years of experience, he knows how to help clients navigate dynamic projects with conflicting demands through both the architecture and development lens. He is systematic, comprehensive, and tirelessly delivers the highest level of service.

People Make the Place: Leading the Way at MG2

MG2 is thrilled to announce the promotion of over 40 employees across our studios and offices. With a culture rooted in recognition and appreciation, MG2 celebrates not just the advancements of those within leadership, but those of every single team member. There are no small roles here; without the outrageous talent and unwavering dedication of all our employees, we would not be the firm we are today.

2020 promotions grid of photos and quote

It’s with great pride that MG2 fosters creativity, acknowledge achievements, and promotes from within, and with that, we’re excited to introduce you to this year’s rising stars who are paving the way for our future across design, operations, program management, and more:

Irvine

  • Nubia Herrera | Promoted to Associate 2
  • Mackenzie Gibbens | Promoted to Associate 3
  • Meadow Pirigyi | Promoted to Associate 3
  • Jessica Labac | Promoted to Associate 4
  • Isaac Perez | Promoted to Associate 5

WASHINGTON, D.C.

  • Gabriella Santostefano | Promoted to Associate 2
  • Hazel Ventura | Promoted to Associate 2
  • Krysten Gormly | Promoted to Associate 3
  • Ishana Mistry | Promoted to Associate 3
  • Paola Moreno | Promoted to Associate 3
  • Behbood Vatani | Promoted to Senior Estimator
  • Meridyth Cutler | Promoted to Senior Associate 1

MINNEAPOLIS

  • Ryan Hartsuff | Promoted to Associate 5
  • Monica Russell | Promoted to Associate 5
  • Liz Aiello | Promoted to Senior Associate 1

SEATTLE | COMMUNITY ENVIRONMENTS

  • Jacob Southard | Promoted to Associate 2

SEATTLE | CLIENT PROGRAMS

  • Sarah Bertis | Promoted to Associate 2
  • Whitney Gomes | Promoted to Associate 2
  • Morgan Nestegard | Promoted to Associate 2
  • Marina Sosner | Promoted to Associate 2
  • Connor Dimick | Promoted to Associate 3
  • Trevor Gunderson | Promoted to Associate 3
  • Darren Mobley | Promoted to Associate 3
  • Kyle Bembenek | Promoted to Associate 4
  • Willie Mak | Promoted to Associate 4
  • Brian Dobry | Promoted to Associate 5
  • Fiona Cutner | Promoted to Senior Associate 1
  • Amy Hart | Promoted to Senior Associate 1

SEATTLE | CONSUMER EXPERIENCES

  • Bridget Arnold | Promoted to Associate 2
  • Robyn Burgos | Promoted to Associate 3
  • Elle Reinhard | Promoted to Associate 3
  • Howard Schulien | Promoted to Associate 5
  • Min Jae Kwon | Promoted to Senior Associate 1

SEATTLE | OPERATIONS

  • Abbie Drake | Promoted to Senior Graphic Designer
  • Kelli Cook | Promoted to Program Manager
  • Natasha Windle | Promoted to Program Manager
  • Chelsea Pagdilao | Promoted to HR Specialist

Amongst our leadership team, MJ Munsell has been promoted to Chief Creative Officer. And, in addition to two new Principals — Risa Yuki and Mark Taylor — and two new Associate Principals — Scott Owen and Mitch Pride — we’re also excited to welcome two additional Shareholders: Melissa Gonzalez and Nick Caputo, who recently joined the MG2 family through our merger with The Lion’eqsue Group.

2020 promotions grid of photos and quote

Jooyeol Oh of Arquitectonica Joins MG2

Global architectural design practice MG2 has expanded its senior team with Jooyeol Oh, former Vice President at Arquitectonica, who joined the firm’s Seattle office as a Design Principal. A visionary designer with 20+ years of experience, Jooyeol is internationally recognized for his award-winning buildings and master plans, and recently served as the lead designer for the office building that will reside in the western part of Manhattan’s Hudson Yards.

Jooyeol will be leading the high-rise market sector and guiding design excellence efforts for the Community Environments Market.

“Jooyeol’s fundamental approach to design, sustainability, and the community were a natural fit for MG2. We’re a firm that embodies each of these values in every project, and I’m excited for him to lead our design teams and clients in creating meaningful experiences that will positively impact the environments and neighborhoods around them.”

—Mitch Smith, CEO, MG2

Jooyeol’s diverse range of complex projects and vast experience spans mixed-use, mid-rise residential, high-rise, and urban design disciplines, allowing him to seamlessly partner with clients to understand their visions and bring beautiful, high-performance environments to life.

“There is a unique opportunity at MG2 to take on and contribute to the design practice, advancing the firm’s reputation and ensuring our values reflect in everything we do. After years of exceptional project experiences in the world’s biggest architectural playground, I get to return to my Pacific Northwest roots.”

—Jooyeol Oh, Principal, MG2

Crossroads to add a six-story building with 224 housing units, retail, parking

All the other malls are doing it, and now the owner of Crossroads is planning to add a six-story mixed-use apartment building with 224 units, retail and parking.

It will follow two other recent residential projects on or near the 40-acre property.

Architect MG2 has submitted the early redevelopment plan for 15600 N.E. Eighth St. in East Bellevue. The 7.5-acre site is on the southeast corner of the mall, east of Bed Bath & Beyond.

The new L-shaped building will replace 377 surface parking stalls north of an existing building leased to Michaels (an art and hobby supply store), which will not be removed.

The new building will have 14,500 square feet of retail/commercial space facing west toward the main mall. Three levels of parking will be mostly structured, with 476 stalls for residents and shoppers. The parking entrance will be on the new building’s north side. There will also be 60 new surface stalls.

A large landscaped roof deck is planned, plus a central plaza atop the parking levels, which will total about 34,733 square feet. Pedestrian pass-throughs will serve both residents and shoppers.

All the apartments will be market-rate. Units will range from studios to two-bedrooms.

The new building will have about 388,380 square feet, including the parking.

The overall phased expansion project at Crossroads also includes a 15,000-square-foot public plaza south of the existing Stone Gardens climbing gym, which will have a 10,500-square-foot addition, and a separate new 1,000-square-foot commercial building.

MG2 says there will be a new pedestrian connector to Crossroads Community Center and Park to the east. Total project size is about 1.3 million square feet.

The mixed-use housing project has its first public meeting at 6 p.m. Wednesday, Feb. 13 at City Hall, 450 110th Ave/ N.E. The public comment period ends Feb. 7.

The project requires design review board approval. The city of Bellevue says that a SEPA determination of non-significance is expected.

MG2 says the mall owner hopes to break ground this year. No general contractor has been announced.

The mall was originally developed in 1962. It sold in the 1980s to companies related to developer Ron Sher, who was widely credited with its successful turnaround. Nine years ago, he sold a 49 percent interest for $12 million to ROIC of San Diego, aka Retail Opportunity Investment Corp., a REIT.

In 2013, ROIC paid $37.5 million for the rest, according to SEC filings. At some point in recent years, the property became simply Crossroads, not Crossroads Mall.

Crossroads’ other tenants include QFC, Sports Authority, Half Price Books and a King County branch library.

MG2 says the mall now has about 465,413 square feet of retail/commercial space. There are now about 2,274 surface parking stalls. After construction, there will be about 2,433 stalls.

If the plan proceeds, it wouldn’t be the first housing on or near the mall property. Polygon Northwest recently built 176 townhouse condominiums, plus some retail, immediately northeast of the mall. Upton at Crossroads Village covers almost 8 acres where the old Haggen grocery store (aka Top Foods) was demolished. That property was owned by a local family group, not ROIC.

And near the same corner, on mall property, SHAG is now building a six-story, 185-unit affordable housing community for seniors. (That’s north of the Regal Cinemas and south of Polygon’s development.)

Elsewhere in the region, housing is also replacing old, underutilized retail and parking lots at Northgate, the Village at Totem Lake and the Marketplace at Factoria.

*Published in the Seattle Daily Journal of Commerce; written by Brian Miller.