HomeMy WebLinkAboutHUB at Iowa City Core Campus proposalHUB AT IOWA CITY
IOWA CITY / IA
REQUEST FOR PROPOSAL
PRIVATE DEVELOPER PROPOSAL FOR THE COURT/LINN ST
REDEVELOPMENT SITE
Monday, July 1 6th, 201 4
CONTACT:
CORE CAMPUS
TOM HARRINGTON
e TOMH@CoreCamp.us
c 217.369.0038
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TABLE OF CONTENTS
1 ) PROPOSAL SUBMITTAL SIGNATURE
2) LETTER OF INTEREST
3) PRIMARY CONTACT
4) DEVELOPMENT ENTITY INFORMATION
5) DEVELOPMENT ENTITY WITH CITY
6) ORGANIZATIONAL CHART
7) DEVELOPER'S PREVIOUS EXPERIENCE
8) DEVELOPER'S FINANCIAL CAPACITY
9) CONSTRUCTION AND FINANCING PLAN
10) PUBLIC FINANCING
11) VISUAL DESCRIPTION OF BUILDING
12) ENERGY EFFICIENCY OF BUILDING
13) LEGAL RECORDS
14) REFERENCES
15) UNIQUE RESOURCES
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EXHIBIT "A"
Proposal submittal signature form
The undersigned attests to his/her authority to submit this proposal and to bind the firm
herein named to perform if the firm is selected by the City of Iowa City. The undersigned
further certifies that he/she has read the Request for Proposal, terms and conditions,
and any other documentation relating to this request; has complied in all respects with
all conditions hereof, and this proposal is submitted with full knowledge and
understanding of the requirements and time constraints noted herein.
The undersigned hereby further acknowledges that it accepts the terms of the Request
for Proposals in its entirety and by the submission of its proposal hereby waives any
claims or claims to irregularities that arise out of such RFP, the process employed by
the City to solicit and develop proposals, or the RFP evaluation process described in the
RFP, and agrees to release and hold harmless the City, its employees, agents, and
consultants from any claim, loss, or damage arising therefrom.
The undersigned hereby authorizes any person, firm or corporation to furnish any credit
history and financial condition or other information required by the City to verify
information related to the firm's submission to the City.
I hereby certify, on behalf of the undersigned firm, that the above information is true and
correct to the best of my knowledge and that the City may rely on the information
provided.
Firm name: Core Campus Investment Partners LLC
Home office address: 2234WNorthAve
City, state, zip: Chicago, IL 60647
Name and Title of Representative:
Name: Marc Lifshin, Manager
Signature:
07/16/2014
July 11, 2014
City of Iowa City
410 East Washington St.
Iowa City, Iowa 52240-1826
Re: Private Developer Proposal for the Court St. / Linn St. Redevelopment
Core Campus LLC is excited for the opportunity to be involved in redeveloping a high-profile downtown
Iowa City site. We have the expertise and experience in developing multipurpose buildings in large
university markets. The strong qualifications and track record of success that Core Campus has
exemplified through our past and current projects make us confident that we are the best choice to
develop a Class A building that will be a vibrant addition to downtown Iowa City.
We have spent an extensive amount of time with architects and planners to ensure that our building is
aligned with our design intentions and has the appropriate context in its downtown setting. Core Campus
will fully implement a multiuse building that will combine retail, office space, and housing for over 900
students and young professionals. The project will meet and exceed community objectives including high
tax valuation, high quality architecture, energy efficient building, and the vibrancy that retail and office
employees, and over 900 residents will add to downtown. The building's high level of amenities and
security will be a unique and important addition to the city's housing.
Core Campus LLC maximizes private debt and equity. No incentives or city resources are required. In
fact, the city will receive a significant cash infusion from the purchase price paid by Core Campus.
Core Campus is committed to providing high-quality student and young professional housing
developments that go well beyond the expectations of those residents, universities and other
stakeholders within the communities we serve. We create a home that students want to live in and an
environment where parents want to send them to, while simultaneously producing an enticing opportunity
for businesses and retailers to thrive in the community. We've found that the vibrancy of our buildings and
their community is not only desired by students but also by young professionals in their housing search.
What differentiates Core Campus from other owners, operators and developers is not simply our ability to
target the right opportunities, but the ability to maximize asset value through a comprehensive property
management and leasing/marketing plan. We have a robust infrastructure that matches centralized
systems, and management expertise with decentralized local operational expertise. Core Campus
employs a dedicated, skilled management team with significant experience in financing, acquiring,
developing, and managing rental housing communities. We combine comprehensive institutional real
estate investment knowledge with local experience and a proven track record.
Core Campus has a fresh and progressive approach towards development and promotes eco-firiendly
features within their buildings. We also understand that there is a delicate balance that must be achieved
between forward -thinking design and institutional quality construction to meet the program requirements
while remaining within budget. We have formed a development and management team that is not only
qualified and capable, but also eager and excited to develop, construct, and oversee this project in
downtown Iowa City.
Sincerely,
Marc Lifshin
PRIMARY CONTACT PERSON AND CONTACT INFORMATION
CORE CAMPUS
TOM HARRINGTON
* TOMH@CoreCamp.us
* 217.369.0038
DEVELOPMENT ENTITY INFORMATION
CORE CAMPUS LLC
2234 W. North Ave.
Chicago, IL 60647
c 773-227-2850
DEVELOPMENT ENTITY INFORMATION
CORE CAMPUS LLC
2234 W. North Ave.
Chicago, IL 60647
c 773-227-2850
CORE
CAMPUS LLC
CORECAMPUS I CORE CAMPUS
HOLDINGS LLC I MANAGEMENT LLC
INVESTMENT + ASSET MANAGEMENT
PROPERTY MANAGEMENT
Investment Management
. Operations Management
Asset Management
. Marketng +Leasing
Acquisitions and Development Sourcing
. Accounting Services
Debt and Equity Structuring
. Human Resources + Staff Training
. Preventative Maintenance
Core Campus Holdings LLC is a combined entity
. Technology Servoes
of Core Campus TLC and DRW Holdings TLC. Al
. Dining Services
equity is 100% in-house
- DEVELOPMENT TEAM - Core Campus Investment Partners LLC
MARC LIFSHIN - MANAGING PARTNER - marcl@corecamp.us
Marc Lifshin is a managing partner of Core Campus and is heavily involved in all aspects of the
development process. His business acumen equips Core Campus with a fundamental aptitude for
conducting negotiations and developing investment strategies, but it is his analytical and technical
background that provides integral insights into the mechanics of successfully developing and delivering
Class -A, institutional -grade assets.
Marc's experience with commercial and mixed-use developments across multiple geographic areas has
required collaborative efforts with various local governments, neighborhoods and interest groups. This has
led to proficiencies in the use of Planned Urban Developments (PUDs), Tax Incremental Financing (TIF)
assignments, Long Term Tax Abatements, planning and zoning as well as the coordinated acquisition and
assemblage of multiple parcels.
BARRY HOWARD - DIRECTOR OF FINANCES - bar[yh@corecamp.0
Mr. Barry Howard manages project financials during construction - overseeing the contracts, orders,
invoicing, and draw disbursements. Barry started in management consulting at Accenture, and has brought
his operational skills to the construction industry. He has created a portFolio of tools to divide roles and
responsibilities and track and manage project budgets during construction.
TOM HARRINGTON JR - DIRECTOR OF ACQUISITIONS - tomh@corecamp.0
Tom's responsibilities involve the site identification and acquisition process as well as market analysis, due
diligence process and entitlement. He has been personally involved in over $600 million in sales, leasing
and development projects involving land, office, residential subdivisions, retail, build -to -suits, multi -family
and student housing.
Tom served as CEO of The Devonshire Group, comprised of 265 employees, 600 independent real estate
agents and had annual revenues in excess of $30 million. Devonshire Group provided services such as
SECTION 6 ORGANIZATIONAL CHART
commercial real estate brokerage, commercial leasing, site selection, and real estate development among
many others.
ERIC GRIMM - SENIOR DEVELOPMENT MANAGER - ericq@corecamp.0
Eric Grimm's responsibilities include coordinating design and construction of new projects, in addition to
performing due diligence and analysis on prospective projects. Mr. Grimm brings extensive experience in
architecture, construction and development. Since 2005, Mr. Grimm has managed all phases of work in
commercial construction and development on projects ranging from $1 million to $300 million.
- MANAGEMENT TEAM - Core Campus Management LLC
BRIAN NEISWENDER - MANAGING PARTNER - briann@corecamp.0
Mr. Brian Neiswender is a managing member of Core Campus, with duties ranging from due diligence to
construction to ensure the final product meets Core Campus' unique vision. In addition, Mr. Neiswender
oversees project financing and asset management reporting.
Core Campus is the second national student housing real estate group founded by Mr. Neiswender, who
brings 18 years of management, acquisitions and development experience to the company. Experience
that spans over 20 markets and thousands of units. Brian plays an integral role in the entitlement process
and works closely with Ben Modleski to devise site level management plans.
BENJAMIN MODLESKI - CHIEF OPERATING OFFICER - benm@corecamp.0
Benjamin is a partner of Core Campus and oversees the daily operations and management of the entire
portfolio. Mr. Modleski has worked with both commercial, conventional multifamily, and mixed-use
properties and has nearly eighteen years of experience exclusively in student housing management and
operations.
Prior to joining Core Campus, Mr. Modleski served as the EVP for Campus Acquisitions where he oversaw a
national portfolio of nearly 8,000 beds in 12 student markets spread across 9 states. Mr. Modleski has also
held management positions with McKinney Properties, JPI, Inc, College Park Communities, and GMH
Associates Inc.
SCOTT STAGER - SENIOR VICE PRESIDENT OF PROPERTY OPERATIONS - scotts@corecamp.0
Scott Stager oversees the site accounting for Core Campus and is actively involved in the pre -leasing,
marketing, and setup of new projects. Mr. Stager has nearly a decade of experience exclusively in student
housing management and operations. Prior to joining Core Campus, Mr. Stager held management
positions with Campus Acquisitions and Sterling University Housing. He has extensive experience in site
accounting, management and training, operational budgeting, due diligence, and financial analysis and
modeling.
- DEVELOPMENT + EQUITY PARTNER - DRW Holdings LLC
DAVID NELSON - SENIOR PORTFOLIO MANAGER, DR
Mr. David B. Nelson is a Senior Portfolio Manager at DRW Holdings, a proprietary trading firm. Mr. Nelson
heads the Global Opportunities Group. This entity was created to utilize Mr. Nelson's fundamental skill set
in order to evaluate and execute on investments across a global market. In 2009, Mr. Nelson founded and
heads DRW Real Estate Investments LLC, a wholly owned subsidiary of DRW Holdings which is the holding
company for all real estate investments. Mr. Nelson also runs the Tactical trading book which looks for
opportunities in the liquid trading arena including bonds, equities and options.
Since founding DRW Real Estate, Mr. Nelson has acquired 40 properties and sold 5 utilizing $210 million of
proprietary capital. Prior to joining DRW, Mr. Nelson was a founder of Pentwater Capital, a hedge fund with
$1.3 billion of capital where he ran all credit investment strategies. Mr. Nelson has been in the hedge fund
SECTION 6 ORGANIZATIONAL CHART
and portfolio management industry since 1998. Prior to hedge fund investing, he was a Principal at two
Private Equity firms managing over $1.5 billion in equity.
DRW has restructured and re -capitalized a large portfolio of 8 properties all with one
developer. The ability to react quickly and to work collaboratively allowed DRW to
purchase what many consider the most prestigious addresses in Chicago's gold coast
neighborhood. DRW has since invested in over 42 properties in Chicago, Aspen, Arizona,
Florida, Oregon, Wisconsin, Mississippi and South Carolina.
DRW differentiates itself by being nimble and by transacting quickly as it has no outside
investors and manages capital and development projects for its own account. Since the
formation in 2009, DRW has structured its portfolio around commercial retail projects,
hospitality and market -rent apartments in urban markets and for student housing across the
country.
- EVANS SPILEOS - CONSTRUCTION MANAGER
Evans has over 30 years of experience functioning of the Chief of Operations Officer of (3) major
national construction firms; Morse/Diesel, currently known as Amec of America, Schal Associates,
currently known as Bovis, and Tishman Construction.
Evans Construction Services LLC was founded in February of 2004 by Evans Spileos (Manager). The
company is made up of 18 highly skilled and specialized construction professionals all of whom
have worked together for over the past 115 years. The basis for founding the company was to fill a
void in the market place that currently exists with the pre -development, pre -construction phase of
the project. Evans Consulting provides top level executive "hands-on" leadership during the pre -
construction phase of a project with a strong emphasis on budget estimating, value analysis of
major building systems, schedule, and pre -planning for the program.
- DESIGN + ARCHITECTURE
KAREN HEROLD - STUDIO K DESIGN
Karen Herold and her team have designed the interiors and developed the image and concept of each
Hub project. Her team brings a discerning taste and international style to the Hub, as well as the various
high end restaurants, hotels and spas across the United State and abroad.
GRANT BRANDENBURG - WARE MALCOMB
Ware Malcomb is an international design firm offering integrated services to clients throughout the world.
Founded in 1972, Ware Malcomb offers planning, architecture, interior design, civil engineering, graphic
design and sustainable design services to diverse clients.
While Core Campus' breadth of experience and focus is in purpose-built student housing and mixed-use
developments, it's members have engaged in the every aspect of the real estate sector, across the entire
spectrum of specialities.
Aside from development, Core Campus and its principals have decades of experience in consulting,
acquisitions, facilities management, build -to -suit and other long-term leasing agreements, licensing
agreements as well as experience in healthcare, institutional and other university -centered facilities.
Core Campus and it's partners and affiliates are dedicated to producing and adhering to economically and
ecologically sustainable architecture, design and building practices.
This myriad of talents and experience has allowed Core Campus to engage with partners and successfully
implement projects in situations that may not normally be considered plausible, but which were carried out to
the mutual benefit of all stakeholders involved.
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE - PROJECT LIST
- HUB ON CAMPUS
Location: Tempe, AZ
Description: Ground up 19 story residential
and mixed use tower.
Size: 410,000 SF
Total Project Cost: $56,000,000
Completed: 8/2013
- HUB AT OXFORD*
Location: Oxford, MS
Description: 6 residential buildings and an
amenity complex.
Size: 211,000 SF on 14 acres of Land
Total Project Cost: $25,000,000
Completed: 8/2013
- HUB AT COLUMBIA*
Location: Columbia, SC
Description: Renovation of existing 20 story
office building to mixed use residential and
commercial.
Size: 506,000 SF
Total Project Cost: $51,200,000
Completed: 7/2014
- HUB AT TUCSON*
Location: Tucson, AZ
Description: Ground up 12 story + Penthouse
residential and mixed use tower.
Size: 300,000 SF
Total Project Cost: $47,000,000
Completed: 7/2014
- HUB AT MADISON
Location: Madison, WI
Description: Ground up 12 story residential
and mixed use tower.
Size: 500,000 SF
Total Project Cost: $102,500,000
Projected Completion: 8/2015
- HUB AT EUGENE
Location: Eugene, OR
Description: Ground up 13 story residential
and mixed use tower.
Size: 298,000 SF
Total Project Cost: $42,500,000
Projected Completion: 8/2015
- HUB AT TUCSON 11
Location: Tucson, AZ
Description: Ground up 6 story resic
tower.
Size: 160,000 SF
Total Project Cost: $30,500,000
Projected Completion: 8/2016
- HUB AT CORVALLIS
Location: Corvallis, OR
Description: Multiple residential buil
and amenity complex
Size: 380,000 SF on 29 acres of land
Total Project Cost: $67,500,000
Projected Completion: 8/2016
HUB ON CAMPUS
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SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
am TrA
Location:
Tempe,Arizona
Date Completed:
Gross Square Feet:
Rentable Square Feet:
Project Team:
• Owner/Developer:
• Architect:
• Owners Rep:
• Contractor:
Residential:
211,716SF
August 2013 Parking:
76,309SF
Retail:
22,OOOSF
41 O,OOOGSF Common + Amenity:
67,078SF
211,716 RSF
Project Budget:
$56,000,000
Construction Costs:
$40,600,000
Financing Method:
Private Loan
Core Campus
Hartshorne Plunkard
Evans Construction & Consulting
Beal Derkenne Construction
Key Staff:
• Marc Lifshin (Core Campus) - Manager of Development
• Eric Grimm (Core Campus) - Project Manager
• Evans Spileos (Evans Construction & Consulting) - Owners Rep
• Tom Pope (Hartshorne Plunkard) - Architect
• Andrew Beal (Beal Derkenne) - Manager of Construction
Relevance to This Project:
• Large scale, multi -use complex.
• Over 250 high-end residential apartments
• Commercial along street frontage
• Prime location across the street from the University of Arizona's Sun Devil Stadium.
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
- HUB ON CAMPUS is a 19 -story, 269 -unit, 639 -bed, mixed-use student housing development serving the
students of Arizona State University, located on the corner of College Avenue and Veterans Way.
The key components of surpassing the fierce competition at ASU were to acquire a superior site location,
implement smart, urban growth principals and to deliver an unparalleled amenity package to form a
development that would benefit the city, students and the school for years to come. By promoting walkability,
providing new retail offerings, a superior residential product and reinvigorating the streetscape, Hub on
Campus catalyzed growth and density in a previously under -served and under -developed section of the market.
0
The site is situated adjacent to Sun Devil Stadium, bordering the ASU campus and just 200 feet from a light rail
transportation spur, providing residents direct access not only to the ASU Downtown Phoenix Campus, but
other surrounding metropolitan areas and the Skyharbor International Airport. The epicenter of Tempe's retail,
dining and nightlife, Mill Avenue district, is just a few steps from the front door, while the campus lies directly to
the south. There is objectively no better location for privatized student housing in Tempe.
The Hub promotes sustainability and smart urban growth by delivering the LEED-certified residential housing
and retail offerings right across from ASUs Block 12 planned redevelopment site while providing an anchor on
which to implement Tempe's Master Plan to revitalize College Avenue. To further align with these interests, the
Hub includes a new streetscape, complete with bike parking, updated street lamps, green parkways and new
crosswalks.
The "V -Shaped" floor plan of the building allows for unrivaled views into the Sun Devil's stadium, the ASU
campus, downtown Tempe and the surrounding countryside from each fa(;ade, while providing a backdrop to
the 30,908 sqft amenity deck on the fourth floor. The amenity deck is situated on top of over 200 car and 300
bicycle parking stalls, accessible only from the rear of the site and hidden by foliage and streetscape. A street -
level lobby as well as an on-site management and leasing office is located at the front of the building, facing
Sun Devil Stadium and A -Mountain, and showcases the designer finishes and furnishings found throughout.
I SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
Any competitive property will boast long amenity lists, but the fourth floor of the Hub not only houses some of
the most substantial and extensive amenities on the market, but the most uniquely and purposefully built, with
the style, design and student in mind.
Hub Fit Business Hub and Study Center
• Two Fitness centers with state-of-the-art equipment - Private conference rooms
• Outdoor Synergy360 machine - Modern computer lab
• Fitness on Request kiosk and projection system - Outdoor study terrace
• Yoga studio - Community "Quiet" study lounge
Hub Spa Hub Club lounge
• High-end tanning salon - Kitchenette
• Steam room - Media wall
• Spa Lounge Area - Custom designer sectional and furnishings
• Locker rooms, showers and bathrooms - Bar and dining tables
- Game tables
Just outside the Hub Club lounge and club room is what really separates the Hub's amenity package; a massive
4th floor amenity deck, overlooking the ASU campus, complete with:
• Trellis with day beds and hammocks
• Sand volleyball court
• Fire pit
• BBQ stations
• Private cabanas with misters, custom sectionals and TVs
• Outdoor cabana with ping-pong and billiard tables
• Swimming pool
• Lounging/layout pool
• Custom 40 -person hot tub
• 22 foot LED TV screen and integrated concert -quality sound system
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
Location: Columbia, South Carolina
Date Completed: 7/1/2014
Gross Square Feet: 506,279 GSF
Rentable Square Feet: 318,285 RSF
k�7
Residential:
318,285SF
Parking:
34,OOOSF
Retail:
24,087SF
Common + Amenity:
149,907SF
Project Budget:
$42,500,000
Construction Costs:
$31,750,000
Financing Method:
Private Loan
Project Team:
• Project Team: Owner/Developer: Core Campus
• Architect: Antunovich Associates
• Owners Rep: Evans Construction & Consulting
• Contractor: Mashburn & Christman Company (joint venture)
Key Staff:
• Marc Lifshin (Core Campus) - Manager of Development
• Ben Angelo (Core Campus) - Project Manager
• Evans Spileos (Evans Construction & Consulting) - Owners Rep
• Jeff Zelisko (Antunovich Associates) - Architect
• Matt Brownell (Mashburn Christman) - Manager of Construction
Relevance to This Project:
• Location in the center of downtown Columbia, SC.
• Multi -use building with Residential, Retail, Parking and also Office/Utility space for large regional
company, with shared structures with the city, a conference center and a Marriott Hotel.
- High-end residential apartments in downtown settings.
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
The Hub at Columbia is located in the heart of South Carolina's capital and towers over the city with its unique
design and structure. Core Campus bought the existing Palmetto Building and completely redeveloped and
renovated it for top-of-the-line, luxury -style student housing options. The project consists of over 506,279 gross
square feet, with 318,000 net rentable square feet of residential units and over 4,000 square feet in total retail and
office space. The 20 -story building houses 848 beds in 260 units and quickly leased up to 100% before its
opening in August of 2014.
The surrounding restaurants and shopping malls in the Vistas neighborhood make it the perfect location for the
almost 850 young professionals and student that will reside there, likely leading to a large and much needed
economic stimulus to the downtown area. The Hub was engineered to cater to the rising demand in smart and
energy efficient buildings to give the entire project a desired and sustainable environment. Core Campus
management teamed up with Antunovich Architects and the 555 International designs to bring superior
furnishings and finishes that perfectly complement the overall vision of the project. Together, we took the lead in
order to facilitate multiple vendor transactions, deliveries, and installations to ensure a flawless opening date with
smooth student transitions.
Just a ten minute walk from the University of South Carolina's campus, the building boasts a desirable atmosphere
that students are eager to live in. The Hub at Columbia offers an exquisite 1 1th floor club lounge, on-site leasing
office, skyline amenity center, fitness room, exterior spa, and steam room. The connected parking garage
provides a truly one of a kind experience with a rooftop pool, sand volleyball court, and an enormous 20 foot
television all overlooking some of the city's finest architecture. Units are equipped with stainless steel appliances,
granite countertops, ceiling fans in bedrooms, compact fluorescent lamps, high quality and modern furnishings,
42" LCID flat screen televisions, XL beds with plenty of storage, private bathrooms with tile floors, and in -unit
washers and dryers. The penthouse units on the top floor include hot tubs, pool tables, and vast amount of living
space with skyline views.
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
The 1 1th floor amenity rooms include:
The outdoor amenity deck on the garage roof
• Kitchenette
features:
• Media wall
• Custom designer sectional and furnishings
- Trellis with day beds and hammocks
• Bar and dining tables
- Sand volleyball court
• Game tables
- Fire pit
• High-end tanning beds
- BBQ stations
• Steam room
- Cabanas with custom sectionals
• Spa Lounge Area
- Swimming pool
• Locker rooms, showers and bathrooms
- Lounging/layout pool
• Fitness center with state-of-the-art equipment
- 20 foot LED TV screen and integrated concert-
• Golf simulator room
quality sound system
• Yoga studio room
- Concessions kiosk with bathrooms and changing
rooms
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
Location: Tucson, Arizona
Date Completed: 8/1/14 (estimated)
Gross Square Feet: 300,283 GSF
Rentable Square Feet: 202,091 RSF
Project Team:
• Project Team: Owner/Developer: Core Campus
• Architect: Antunovich Associates
• Owners Rep: Evans Construction & Consulting
• Contractor: UEB Builders
Residential:
202,091SF
Parking:
39,532SF
Retail:
7,021 SF
Common + Amenity:
51,639SF
Project Budget:
$47,000,000
Construction Costs:
$32,500,000
Financing Method:
Private Loan
Key Staff:
• Marc Lifshin (Core Campus) - Manager of Development
• Chad Matesi (Core Campus) - Project Manager
• Evans Spileos (Evans Construction & Consulting) - Owners Rep
• Jeff Zelisko (Antunovich Associates) - Architect
• Mike Hurst (LIEB) - Manager of Construction
Relevance to This Project:
• Prime high-density location
• Multi -use building with High-end Residential, Retail and Parking Garage.
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
Hub at Tucson is a 300,OOOSF mixed-use purpose-built student housing development serving the the University of
Arizona, Tucson. The 12 stories and penthouse include over 7,OOOSF of first floor retail and contains 594 beds in
164 units. Core Campus worked closely with the City of Tucson as well as neighborhood and special interest
groups to create a development that would not only provide high-class architecture and housing for students and
young professionals, but provide a high-density economic stimulus to the neighborhood.
6110 0 11070 N 1010 90 'A 185 100 Ing wit to] IN W
• Private Bedrooms and Bathrooms
• Brushed Steel Ceiling Fans in Bedrooms
• Fully Furnished with Custom Designed Furniture
• Designer Custom Cabinetry in Kitchen and Bath
• Upscale Stainless Steel Appliances
• USB/Dulplex Outlet in Kitchen
• Dimmable Fixtures (Living Room and Kitchen)
• High -End Plumbing Fixtures including
Showerheads with Bluetooth Speakers
• Walk-in Shower with Seating and Glass Enclosure*
• Wood -Style Flooring
• In -Unit Bike Storage**
• Dry Bar with Beverage Cooler*
• Keurig Coffee Brewing System
• Private Balconies with Breathtaking Views*
• Floor -to -Ceiling Low E Glass Windows
• Stylish Quartz Countertops
• Blackout Shades in Bedrooms
1111N "TUCSON ROOFTOP POOL DECK9W 'MERMPW
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HUB AT TUCSON RESIDENTIAL UNIT
• Porcelain Tile in Bathrooms
• Walk-in Closets*
• Built-in Organization in All Closets
• Custom Roller Shades in Living Room
• Insulated Interior Walls
• Stackable, Full Size Washer and Dryer
• 42 " Flat Screen HDTV in Living Room
• Cable, Internet and Trash Included in Rent
• Furniture Included in the Unit:
• Private Bedrooms and Bathrooms
• Mounted flat -panel 42" TVs in each living room
• Full-sized beds with bed frame
• Desk and desk chair
• Sectional couch in each unit
• Love seat (depending on size of unit)
• Side table(s) in living room
• Bar stools (depending on size of unit)
SECTION 7 DEVELOPER'S PREVIOUS EXPERIENCE
COMMUNITY FEATURES
• Rooftop Infinity Edge Pool
• Rooftop Hot Tub (20 People)
• Rooftop Sun Deck with Patio Chairs and Tables, Loungers, Pool Table and Foosball Table
• Exterior Terrace with Grilling Area, Fireplace and Seating Area
• 22 -Foot LED Outdoor TV Screen
• Clubroom with Kitchen, TV and Gaming Area with Pop a Shot, Pool Table and Shuffleboard
• State of the Art Fitness Center Featuring Fitness on Request/Yoga Studio
• Relaxing Spa Featuring Sauna, Steam Room and Tanning
• Outdoor Sand Volleyball Court
• Trellis with Hammocks, Misters and Outdoor Seating
• Spacious Study Rooms Perfect for Individual or Group Work
• Scholarly Floors with Controlled Elevator Card Access
• Executive Business Center with Macs, PCs and Printers
• Building -Wide Secured High Speed WiFi
• Gated Private Parking with Secured Roll Down Door, Bike Storage and Self -Service Car Wash Station
• Controlled Access to Building
• Lifestyle Features:
• Walking Distance to the University of Arizona and University Avenue
• On -Site Professional Management
Core Campus LLCs partners have developed over $1.3 billion of real estate over the past decade and Core
Campus currently owns $500m of properties throughout the United States. Core Campus LLC has revenue
from a variety of sources including development work, general contracting, income from properties, and
management of properties. Core Campus LLC has strong equity positions in all Core Campus projects.
Core Campus' financials are managed by a diverse team estate and accounting professionals. The Core
Campus internal development team oversees development and construction budgets and project draws
throughout construction. Core Campus has real estate professionals with finance, construction management,
and accounting backgrounds. Core Campus projects are managed by Core Campus Management, a wholly
owned Core Campus LLC entity. Core Campus Management is responsible for property leasing and revenue
generation, property management, and management of operating expenses. The Core Management team has
managed over $1.5 billion of real estate properties and currently is managing the $500m of Core Campus
properties.
Core Campus has a long-term partnership with DRW Real Estate (DR\Ao, a large real estate investment and
development firm based in Chicago. DRW is responsible for financing Core Campus projects and providing a
portion of equity. The DRW team consists of a principal with over $2 billion of real estate development
experience, and support analysts including a certified public accountant and a construction financial analyst.
Outside of the Core and DRW development partnership are professional real estate accountants and
consultants. Core projects accounting is handle by YG Financial, a full service accounting firm that Core
Campus partners have worked with for over 10 years. The Core and DRW partnership is consulted by a Price
Waterhouse Cooper's real estate accounting team and Roberts, McGivney, and Zagotta LLC, a legal firm with
strong real estate transaction and accounting experience. Core project financials are circulated monthly by YG
Financial and reviewed and approved by both Core Campus LLC and DRW Real Estate. CoreCampusand
DRW work with YG Financial on all entity tax returns and DRW Real Estate's internal accounting department
provides additional review.
SECTION 8 DEVELOPER'S FINANCIAL CAPACITY
BMO C) Harris Bank
A part of BlA0 Financial Group
July 11, 2014
Mr. Marc Lifshin
Managing Principal
Core Campus
2234 West North Avenue
Chicago, Illinois 60647
Commercial Real Estate
I 11 West Monroe Street
Chicago, IL 60603
Re: Proposed development for the Court St./Linn St. Redevelopment Site, Iowa City, A
Dear Marc,
Pursuant to your request, BMO/Harris Bank N.A. ("Bank") is pleased to present this letter of
interest indicating the Bank's willingness to possibly providing a construction loan for the above
referenced property. This opportunity would continue our relationship that we have established
in providing financing for two of your current projects that are located in Tucson, AZ and
Madison, WI.
We have received certain information from you regarding this project and we look for -ward to
providing a comprehensive competitive construction loan proposal at the appropriate time.
This letter is for discussion purposes only and should not be ronstrued as a formal commitment
to lend by Bank. Final approval of any request for credit is subject to approval by the credit
committee of Bank and is subject to the completion of customary due diligence including but not
limited to the review and approval of final plans and specifications, permitting, budget,
environmental assessments, appraisal and pro forma operating statements.
Sincerely,
BMO/Harris N.A.
William J. Schlesser
Senior Vice President.
RM0 H�rFl$ Sapk N A
SECTION 8 DEVELOPER'S FINANCIAL CAPACITY
"I", I PN C
4ZO
July 10, 2014
City of Iowa City
410 East Washington Street
Iowa City, IA 52240-1826
PNC Real Estate
One North Franklin Street, Suite 2150
Chicago, IL 60606
P 312.394.4629
E: tracy.larrison4pnc.coan
Tracy S. L=ison
Senior Vice President
RE Private Developer Proposal for the Court St./Lirm St. Reclevelopent Site
Dear Sir or Madame
With respect to the above -referenced project, it is my pleasure to provide t1tis letter for you to
use for my party seeking references for Core Campus. PNC confirms that Core Campus has
maintained an excellent relationship with the Bulk for approximately three years andhas been
provided approximately $60Millionof credit facilities to date onprojects locatedin Xfississippi
and Oregon. All of the loan facilities have been handled as agreed and all aspects of each
project have been handledwith the utmost of integrity andprofessionalism.
PNC is one of the largest and most active Commercial Real Estate lenders in the country and
has experience in all property types including complex mixed use developments. The Bulk is
confident the development team could execute a higl-Ay successfitl development and PNC
would be interested in providing development financing.
Please contact me if you have my questions or require other information.
Best Regards,
Ft-acao S Za-tl�nr
Tracy S. Larrison
Semor Vice President
Core Campus is a company whose Principles staff have over half a century of combined experience developing
and managing student housing. We have experience in several top markets throughout the country, with projects
totaling over 12,000 beds. Our services include acquisitions, development and in-house management. Since our
development services are in-house, we are able to work strategically with our management team to develop and
build a product tailored to the needs and desires of the local markets that we invest in. Furthermore, our in-
house management team allows us to implement a strategic leasing plan with the ability to quickly adapt to the
changes in the market. Core Campus strives to be the pioneering developer in each market we target.
Core Campus has a robust infrastructure that matches centralized systems and management expertise with
decentralized local operational expertise. Core Campus employs a dedicated, skilled management team with
significant experience in financing, acquiring, developing, and managing developments. We combine
comprehensive institutional real estate investment knowledge with local experience and a proven track record.
We are committed to providing high-quality developments that go well beyond the expectations of the residents,
universities and other stakeholders within the communities we serve. What differentiates Core Campus from
other owners, operators and developers is not simply our ability to target the right opportunities, but the ability
to maximize asset value through a comprehensive property management and leasing/marketing plan.
In-house development enables Core Campus to work strategically with the management team to develop
student housing tailored to the needs of the local markets. In-house management allows Core Campus to
develop strategic leasing plans that have the ability to quickly adapt to the changes in student preferences.
Having both development and management in-house allows Core Campus to design the property management
plan specifically to the market and the building.
The coordination between Core Campus Management and Core Campus Development starts early in the
planning process long before construction begins. It continues with staffing at the site level to build a brand
through marketing resulting in a strong lease up during construction. As a development nears completion, local
staff works with Core Campus on punch list items and lead the push to bring the job to a positive close. All the
above help ensure a seamless transition from construction to operations. Additionally, the Company's accounting
services are provided by a third -party accounting firm, YG Financial Group, which has extensive experience in
student housing assets and which delivers best -in -class reporting to support the management team.
Quality management is not just report focused on achieving budgeted goals but also on the satisfaction of our
residents. While high occupancy is key metric in determining resident and parent satisfaction with our property
and management, we also conduct periodic surveys of our residents. These surveys no only help remedy and
correct concerns the students may have but they also help management in the implementation of new policies
and procedures nationally
Core Campus Development facilitates an efficient, defined process for bringing first-class product from start to
finish, including asset underwriting and financial feasibility analysis, economic impact analysis, concept design
and development, entitlements and due diligence, contract negotiation and purchasing, construction
management and delivery/turnover of the final product to market. Thorough, upfront attention to detail enables
Core Campus Development to deliver on projects that provide strong, predictable returns in a variety of real
estate markets over a number of asset classifications.
I SECTION 9 CONST&CTION AND FINANCING PLAN
Core Campus Management contains specialized operating systems that sets us apart from the competition and is
one of the reasons we fully lease up our projects year after year. Our comprehensive management program
includes all aspects of initial operations, corporate support, and expertise in the following areas:
MANAGEMENT PROCESS
• Marketing and leasing
• Business administration
• Facilities maintenance
• Information technology management
• Customer service tracking
• Accounting services
• Asset management and financial consulting
• Human resources and staff training
• Risk management
• Dining services
MARKETING
• Identification of target market, appropriate messages, media availability and plan execution timeline
• Development of marketing budget
• Competitive analysis
• Rental rate recommendations
• Project logo, branding concepts, collateral marketing materials and lease documents
• Signage packages
STAFFING
• Recruiting, hiring, and training property -level staff
• General manager, assistant general manager, resident director and resident assistants
• Business and leasing staff
• Maintenance staff
• Corporate support and supervision
OPERATING
• Comprehensive management plan development includes the following:
• First-year operating budget
• Marketing plan
• Capital plan
• Physical set-up of administrative and leasing offices
• Physical set-up of model unit
• Utilities set-up
• Monthly management and initial lease -up meetings
SECTION 9 CONSTRUCTION AND FINANCING PLAN
- B: GENERAL SCHEDULE FOR COMPLETION
ID
�ai
el
a— ell,
Oil,
ask Name
REP Process
Submit RFP
RFP Selection Process (estimated)
Finalke with City of Iowa City (estimated)
Due Diligence & Financing
Site Due Diligence
Secure Financing
Architecture & Engineering
Schem atic Drawings
Design Development
Permit Drawings
Construction Drawings
Construction Administration
Permitting
Subm it for Perm it pectin creep
Obtain Permit
Construction
Bid to Co ntracto irs
Contract
Pre Construction
Construction
Plotorr Slact IF n m Foods
121 days Wed 7/16/14 Wed 12/3,/"l
1 day Wed 7/16/14 Wed 7/16/14
60 days Thu 7/17/14 Wed 101 2
60 days Thu 10i Wed 12/31/14 3
120 day, Thu 1/1/15 Wed 6/17/15
4yu 1/1/15 Wed 3/25/15 4
66thay a h `
60 day a B,
So a 3/26/15 Wed 6/17/15 6
B17 days Sun 6/1/14 Mon 7/17/17
151 days Sun 6/1/14 1 ri 12/26/14
60 days Thu 1/1/15 Wed 3/25/15 9,4
60 days Thu 3/26/15 Wed 6/17/15 10
60 days Thu 6/18/15 Wed 9/9/15 11
408 days Thu 12/24/15 Mon 7/17/17 21SS
61 day,? Thu 6/113/15 Thu "/15
60 days Thu 6/18/15 Wed 9/9/15 11
1 day' Thu 9/10/15 Thu 9/10/15 15
543 day, Thu 6/113/15 Mon 7/17/17
45 days Thu 6/18/15 Wed 8/19/15 11
30 days Thu 8/20/15 Wed 9/30/15 18
60 days Thu 10i Wed 12/23/1E 19
408 days Thu 12/24/15 Mon 7/17/17 20,16
Ha f 2, 2014 Ha f 1. 2015 Ha f 2. 2015 Ha f 1. 2016 To f 2. 2016 Ha f 1. 2017 K
I IAIS 01N ID IJ I FIMAIMI I I Al S1 I F A M I I
2
3
4
5
6
7
8
.1
1
0
--
9
10
11
12
13
14
15
16
17
18
19
20
21
22
Occupancy
0 days
Mon 7/17/1JMcSn]7:/:1:7Fi
21 ]L
Project Sectionidb—Construction
Date Fri 7/11/14
Task
split . . .. . .
Milestone
Summary
Project Summary
External rocks
External Milestone
. Pactive Task
Pactive Milestone
Pactive Summary
Manual Task
Duration only
Manual SummaryRollup
Manual Summary
Start only I
Finish only 3
Deadline +
Progress
Page I
- C: GENERAL FINANCING PLAN
Financing for this project would be secured through commercial lender. Please reference Section 8 for additional
information regarding Core Campus' history with commercial lenders. Core Campus has a long-term partnership
with DRW Real Estate (DR\M, a large real estate investment and development firm based in Chicago. DRW has
provided a portion of equity on all Core Campus projects to date.
- D: MARKETING APPROACH
Our primary goal is to create an innovative branding and marketing campaign for our Hub product. We
bring a creative, innovate edge to our marketing and advertising campaigns that is aligned with the
positioning and quality of our product.
Our marketing efforts begin in our pre -development phase. During this initial phase we identify the target
market, research the appropriate messages to the target market, research the media availability and
begin formulating our full marketing campaign.
We have found that students are linked together through a strong network of social media and digital
communication. Peer to peer influence is key to where they choose to live. Being part of that
conversation is a key to running a successful marketing campaign. We focus primarily on the following
topics:
SOCIAL MEDIA
- Develop and execute rich social content
SECTION 9 CONST&CTION AND FINANCING PLAN
• Expand leasing technology and resident engagement to Facebook
• Host resident contests via social media
• Become an active voice on the university's social media platforms
WEB MEDIA
Design and develop a branded Web site to serve as an online hub for Hub residents and prospects,
specifically:
• Integration with an online leasing portal
• Virtual tour interface
• Social media integration
• Events calendar
• Online lease and utilities management for current residents
• Privatized residents'forum and community features
PRINT MATERIAL
• University Newspaper
• University Alumni Magazines and Publishing's
• Local Newspaper
• Campus Guide Books
• Student Organization Guides
• University Coupon Books
LOCALIZATION
• Co -brand with local businesses to provide students with exclusive offerings
• Partner with student organizations to establish brand recognition among close-knit groups of peers
• Support local charities or service projects on behalf of the student body
PROMOTION
• Offer referral incentives
• Exclusive events for residents and friends and family
• Incentivize early, repeat, and long-term leases
• Appoint resident ambassadors to attract new and return leases and volunteer as model units
EVENT ACTIVITIES
• Sports events: volleyball, basketball, sandbag toss, billiards, ping-pong, etc.
• Tailgating parties
• Pool party/cook-out
• Food cart courts at leasing office lot
• Best of college movies marathon (projected on additional outside screens with no sound for visual
interest)
- X-Box/Play Station on-site gaming trailer and competition.
- E: PROPOSE PURCHASE PRICE
Core Campus proposes to pay a purchase price of $4,500,000 less customary prorations in cash at closing.
Core campus will not require a financing contingency Core Campus is not seeking any financial incentives from
the city. The combination of cash proceed to the city and no requirement for use of city resources while
producing a high tax value parcel is an outstanding result in maximizing the city's return on an underutilized
asset.
Core Campus and it's affiliates do not intend to use any public financing at this juncture. I
- DESIGN NARRATIVE
For this mixed-use project - a luxury residential building with 20,000 sf of office space - we started off by creating
a massing study to assign volumes and locations of spaces with similar functions. The office component is located
to north of the site to provide an active use along the major street frontage (Court Street) on the two lower floors.
Since there is a significant slope to the site we are proposing to provide an outdoor light well for the lower level
of office space along Court Street.
The office space has prominent street corner visibility at the intersection of E Court Street and S Linn Street
with its own entrance canopy feature. Along the street frontage of the secondary street (Linn Street), we have
located the various residential amenity spaces to provide additional active uses along the eastern frontage of
the building with an access point to the integral parking structure at the southern end. The parking structure
can also be accessed on the 2nd level from the alley on the west side of the site.
On the 3rd floor, the main mass of the residential building is set back 1 O'from the lower to levels to provide
privately landscaped roof terraces for the units on that level. The floor plates then form a "C -shape" to enclose
the parking garage within the building development on the lower levels. The garage exterior is screened by
a"green wall" system along the west face of the building up to the 6th floor, where a luxurious private outdoor
landscaped space for the residents sits atop the parking garage.
VISUAL D&CRIPTION OF
Above this level, the geometry of the residential plan takes on an "E -shaped" configuration that provides
expansive views to the west overlooking the nearby river and university campus. The uppermost floors feature
(3) large outdoor'sky clecks'facing the west. The exterior building massing has repeated elements of
protruding rectangular shapes and recessed planes throughout the facade that create volumes to function as
balconies and sun shading devices.
These elements take on a playful puzzle -like nature with tone -on -tone color accents as they are rotated around
the building both vertically and horizontally, similar to a rubik's cube. A stone -clad base at the lower (2) levels
anchor the 15 -story building to the site at street level, while aligned vertical elements provide emphasis to the
street corner that is wrapped by a thin horizontal canopy that serves to visually tie the various uses of the
development together at the pedestrian level.
M
w ION 1 1 VISUAL DESCRIPTION OF BUILDING
- PROJECT POSITIONING AND GENERAL DATA
PROPOSED SQUARE FOOTAGES AND UNIT MIX
PROJECT DATA
SITE AREA 1.38 AC (60,000 SF)
ZONE CB -5
BLDG SETBACK ZMIN9MAX
STORIES: 8 (15 � BONUS)
19 FACADE SETBACK AFTERSOB FL
20,000SFOFFICE
30% � 3 BDRM
NO PAWING 1xi 39 ALONG ST.
MK NON-RESIL PAWING 1U500SF
BUI ILDING AREA 611.655 BE
PAWING REUD:
1 BRDM - 0.5SPhCESA-NIT
2BDRM- 1 SPACMNIT
3BDRM- 2SPhCESA-NIT
UNITS vx PAWING
113DRM-150-0.5- 75PKNG
213DRM-M-1.0-172PKNG
3 BERM - 108 - 2.0 - 216 PKNG
TOTALS - 818 DEEM & 463 PKNG
PAWING PRONMDED
RMIDENDAIL 463 STALLS
OFFICE: 34 STALLS U.711000 BE)
TOTAL 497 PARKING STALLS
N'
TOTAIBE2S 1 81
- , 7� _ 7
77A TS 3
Parki ng Provi ded 1 Basem ent 1 1st 12nd 13 rd 14th 15th 16th 17th I 8th I 9th 1 10th I 11th 112th 13th 114th 115th 1TOTAL
I stalls 1 691 88 1 85 1 86 1 86 1 83 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 497
Note Parking is not required for non residential uses in CB 5 soning district, but if provided can be no more than 1/500si
(office - 20,000sf/ 500sf - 40 stalls max)
I otal Bldg Are��
Votal. resiFdi2rui2learea
2 L2
Area
331,587 sf
% of net bidg umL
85.26% '�stalls avg_sf/ea
_g _a
n
182,074 sf
2
total amenitx
#of units per floor
25'
total common/mil
50,137 sf
43'
total stairs/elev/trash
14,600 sf
total office
Bdr.s/
Unit
Avg.
Area
Basement
1st Bud 3rd 4th 5th 6th 7th 8th 9th 10th 11th 12th 13th 14th 15th tota
I units
% of total
units
1
475 sf
0
0
2
6 6
6
12 12 1 1
1
52
14. 88
2
800 sf
0
0
2
TO T2
TO
17 17 1�
5 15
15
15
15
15
1
1,
172
40.00_
3
1075 sf
0
0
4
4 4
4
8 6 11 9
11
9
11
9
12
6
108
25.12
TOTAIBE2S 1 81
- , 7� _ 7
77A TS 3
Parki ng Provi ded 1 Basem ent 1 1st 12nd 13 rd 14th 15th 16th 17th I 8th I 9th 1 10th I 11th 112th 13th 114th 115th 1TOTAL
I stalls 1 691 88 1 85 1 86 1 86 1 83 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 497
Note Parking is not required for non residential uses in CB 5 soning district, but if provided can be no more than 1/500si
(office - 20,000sf/ 500sf - 40 stalls max)
I otal Bldg Are��
Votal. resiFdi2rui2learea
2 L2
Area
331,587 sf
% of net bidg umL
85.26% '�stalls avg_sf/ea
_g _a
n
182,074 sf
2
total amenitx
13,042 sf
25'
total common/mil
50,137 sf
43'
total stairs/elev/trash
14,600 sf
total office
20,215 sf
611,655 0
388,933 sf
Bdrms/ Avg.
Unit Area w D
1
475 sf
19,
25,
2
800 sf
32'
25'
3
1075 sf
43'
25'
9 ECTION I I VISUAL DESCRIPTION OF BUILDING
Space Area (sf)
%/flr
off ice 0
residential 24,720
85.77%
amenity 432
parking 0
common/util 2,750
stairs/elev/trash 920
mk�— 28,822
off ice 3
residential 24,720
87.07%
amenity 0
parking 0
common/util 2,750
stairs/elev/trash 920
m
off ice 0
residential 28,833
87.21%1
amenity 216
wstairs/elev/trash 920
iwii
parking 0
common/util 3,092
'rs 920
it.a/elev/trash
33,061
off ice q0
residential 28,833
amenity 216
:ommon/util 3,092
parking 0
common/util 3,092
stairs/elev/trash 920
MEOW::: 33,061
off ice 0
residential 28,833,
87.21%1
amenity 216
amenity 216
parking 0
common/util 3,092
stairs/elev/trash 920
L 33,061
Space Area (sf)
-/./f I
LL�—j
office 0
residential 28,833
87.21%
amenity 216
0
3,095
stairs/elev/trash 920
TOTAL 33,061
office 0
residential 28,833
87.
amenity 216
parking 0
common/util 3,095
wstairs/elev/trash 920
iwii
office
residential 28,833
87.
ELJ
amenity 216
parking 3
:ommon/util 3,092
stairs/elev/trash 920
TOTAL 33,061
office 0
residential 24,450
amenity 216
_nEJ
parking 3
common/util 3,023
stairs/elev/trash 920
MMMMMMME28,bu6
office 0
residential 24t720
86.
iLEJ
amenity 216
parking 5
common/util 2t750
stairs/elev/trash 920
TOTAL I 28t6O6
611,6551
VISUAL DICRIPTION OF BUILDING
BASEMENT AND FIRST FLOOR PLAN
V�14� SOUTH LINN STREET
E -
LU
LU
U)
E-
0
U)
LU
8' MAX. SETBACK
L
COMPUTER FITNESS
S
CLUB ROOM
LOBBY
1363 SF CENTER
,,,L7E
"F7 ",7 SF
7
874 SF
3159 SF
<
----------
A
L=m
� WO SF
L
0
OFFICE
88 STALLS
1D;!D2 SF
RAMP UP
RAMP ON
LSTOR
PUBLIC ALLEY (ABOVE)
390'
10,
w ION 1 1 VISUAL DESCRIPTION OF BUILDING
FLOOR 2 + FLOOR 3
FLOOR 2 390' PUBLIC ALLEY LEVEL
I
I
ROOFTERRACE
2BR 2BR 2BR 2BR
2BR 2BR 1BR 1BR OPEN TO 1BR 1BR
3BR
BELOW I
! !
3BR
-
- - - - - —
- - - - - - — - - - - - - - - - — - - - — - - - - - -
— - - - - - - I - - - - -
- -
TBR
1 BE
86 STALLS
co
0
2BR
2BR
0
RAMP RAMPDN
3BR
3BR
2BR
LLL�
2BR
FLOOR 3
370'
4
10,
'I
ll�
FLOOR 2 390' PUBLIC ALLEY LEVEL
I
I
SECTION 1 1 VISUAL DESCRIPTION OF BUILDING
FLOOR 4 + FLOOR 5
I
BALCONY
F - - - -
2BR
2BR
2BR
TBR TBR OPEN TO TBR
TBR 2BR
2BR
2BR
3BR
BELOW
!
3BR
- - - - - - —
- - - - - -
- - - —
- - - — - - - - -
- — - - - - - -
IRE
1RR
2BR
2BR
2BR
TBR ISE 1BR TBR
2BR
2BR
2BR
3BR
OPE� TO
]
3BR
i
BE[I OW
i
I
—
----
---------
-------------
-----------------
---
------
3BR
3BR
2BR
LO
ISE ISE
2BR
3BR
-----
-
2BR
2BR
2BR
2BR
2BR
TBR
1BR
cf)
1BR - - - - -
- - - - -
TBR
TER
ISE
L
370'
1
L
3BR
3BR
2BR
2BR
ZKY
FLOOR 7
55, J-
2BR
2BR
2BR
ISE ISE 2BR ISE
11
ISE 2BR
2BR
2BR
3BR i
_2BR
2 STORY 2 -STORY I
i 3BR
------
— ------ —
------
----
--- — ------
— ------
— ------
2BR
2BR
2BR
TBR ISE
1BR TBR
2BR
2BR
2BR
3BR i
i
3BR
-------
I
------ —
I
------ —
I
--- — ----
— ---
I
— ------
I I
— ------ —
------
(y)
---------------------
----------
------
I
BE
2BR
TBR
ISE
2BR
3B
2BR
2BR
2BR - - - - -
RAMPUP TRAMP DN
- - - - - 2BR
TBR
IBR
cf)
TBR -
TBR
,BR
PiER
PJER .
T'�
1BR
OUTD�R 4860 SF OUTD�R
CMRTYAR
COURTYAR
8,175 BE
370'
175 BE
M-�
.
VIEWS TO MVER�PUS
3BR
&FOOTBALLSTMIUM
2BR
FLOOR 6
370'
I
SECTION 1 1 VISUAL DESCRIPTION OF BUILDING
FLOOR 6 + FLOOR 7
FLOOR 7 260' 55'
j 2TR 2TR 2BR 1BR 1BR � 1BR TER 2TR 2TR 2TR
SUR �BR SUR
2 -STORY 2 STORY
2TR
2TR
1BR
1BR
1BR
L
3BR
2BR
FLOOR 6
SUR I 2TR I 1BR
OUTDOOR
COURTYARD
R175SF
COVERED
PAT"
VIEWS TO RIVER, CAMPUS
& EOOTRA� STADIUM
1BR I 2TR I SUR
OUTDOOR
COURTYARD
R175SF
3BR
2TR
2BR
1BR
1BR E0
1BR
� SUR
2BR I
m
w ION 1 1
VISUAL DESCRIPTION
OF
BUILDING
BALCONY
FLOORS 8-13 TYP.
TBR
2BR
2BR 213R 1BR 1BR
3BR 3BR
[
3BR
I 3BR
— -
OPED
T,
— - - -
I
- - - - - - - — ------
— - - - - - -
1BR
BEL
M
'BR 2BR 1BR 1BR
- - - - -
I
- - - - - - - - - - - - - - - - - - - - -
1BR 1BR 2BR
2BR 2BR
3BR i
3BR 2BR TBR
2BR 3BR
2BR
3BR
- - - - - - - - - -
- - -
BEILM
2BR
- - - — - - - — - - - - - -
— - - - - - - — - - - - - - -
- - - - - - - - -
- - - - - - - - - - - - - - - - - - - -
- - - - - - - - - - - - -
- - - - - - - - - - - - - - L�
H
3BR 2BR � TBR
OPENTO OPENTO
BELM BELOW
-
TBR � 2BR
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W ION 1 1 VISUAL DESCRIPTION OF BUILDING
- MASSING STUDY
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Massing View from SW
Core Campus typically strives to achieve LEED certification for its Hub projects. To achieve LEED Core typically
focuses on a multitude of different Design and Construction credits, which vary from job -to -job.
High efficiency mechanical systems are just one key element of Core's green buildings. In the last such systems
have included a central plant with chillers which cycle cold water through a 2 pipe system to individual fan coils
located in the residential units, common areas and retail spaces. Heating is provided by electric reheat coils
located with the individual fan coil units. This system exceeds the underlying energy code and is capable of
attaining additional LEED points for LEED projects.
Incorporation of recyclable materials, use of sustainable and local materials, and energy efficient fixtures are
also a part of Core's standard design practice.
None of the principals, development entities, or members of the development team have ever been charged
with or convicted of a felony nor has there been any litigation involving the principals, development entities, or
members of the development team during the past five years.
BRUCE WALDEN - Director of Real Estate Services, University of Illinois
506 S. Wright St, Suite 208
Urbana, IL 61801
(217)244-8496
bwaiden@uillinois.edu
Core Campus Relationship Contact: Tom Harrington
GARYANNA - Vice President for Business Affairs - Bradley University
Swords Hall 207
Peoria, IL 61625
(309) 677-3150
gma@bradley.edu
Core Campus Relationship Contact: Tom Harrington
OSCIE BROWN - General Manager Communication Services - SCANA (Regional Utility)
Building B
100 Scanna Parkway
Cayce, SC 29033
(803) 360-8807
obrown@scanna.com
Core Campus Relationship Contact: Tom Harrington
DR. FLOYD HOELTING - Executive Director of the Division of Housing & Food Services, University of Texas
University of Texas at Austin
H and F Division Office
PO Box 7666 Mail code El 800
Austin, TX 78713
(512) 471-8631
fl:L)ydh@austin.utexas.edu
Core Campus Relationship Contact: Ben Modleski
STEPHANIE SALAZAR - Director, Local Community & Government Relations - Arizona State University
6027 South Sagewood
Ironwood Building
Mesa, AZ 85212
(480) 727-0656
Stephanie.Salazar@asu.edu
Core Campus Relationship Contact: Ben Modleski
- CORE CAMPUS
Core Campus is primarily a student housing provider and employs its resources to acquire, develop and manage
all of its properties internally, and the principals of this group have considerable experience with similar
developments in other markets. Over the past four years, Core Campus has been involved in acquisitions and/or
development of approximately $1.3 billion of student housing assets, involving over 12,000 beds in a number of
university markets, including but not limited to: University of Texas, University of Arizona, Arizona State University,
University of Illinois, University of Mississippi, University of Oregon, University of South Carolina and the University
of Wisconsin Madison.
Core Campus was formed in 2010 with a fresh and progressive approach towards development, mainly
focusing on mixed-use student housing developments. Core Campus identifies market needs and develops
well thought out floor plans and amenities that provide tenants with the best possible place to live, work and
succeed. Core Campus Management was formed shortly after Core Campus Development in 2010. Core
Campus Management prides itself on its ability to follow through and strives to provide its tenants with the
best possible building management available, but providing first-class service, which starts with its first-class
staff.
Core Campus specializes in acquisitions, developments and in-house management, working strategically with
our management team to develop and build a product tailored to the needs and desires of the local markets
where we invest. Furthermore, our in-house management team allows us to implement a strategic leasing plan
with the ability to quickly adapt to the changes in the market Core Campus strives to be the pioneering
developer in each municipality we target, so that our name is the first thing students, tenants, and universities
think of when they are looking for innovative first-class projects.
Core Campus Development is based on out Chicago, Illinois. The firm has 10+ key people, including the
managing member, several development managers, accounting, and administrative support staff. All phases of
development run out of the Chicago office.
Core Campus Management is based out of Austin, Texas. Core Campus Management employs over 60
professionals throughout the country that range from Chief Operating Officer to local property managers and
support staff. Every Core Campus managed project is staffed with several full time staff including managers,
engineers and additional support/leasing staff.
- AWARDS - HUB ON CAMPUS
Student Housing Business (SHB) Innovator Award for Best New Development Greater Than 200 Beds 2014
Student Housing Business (SHB) Innovator Award for Best Architecture Greater Than 200 Beds 2014
Engineering News Record (ENR) Best Residential/Hospitality Project Southwest 2013
Real Estate & Development (RED) Best Multifamily Project Greater Than 250k SF 2014
HUB AT IOWA CITY
IOWA CITY / IA
THANK YOU IN ADVANCE FOR YOUR TIME AND
CONSIDERATION
WE WANT TO TAKE THE TIME TO ASK FOR YOUR BUSINESS
AND PLEASE DO NOT HESITATE TO CONTACT US WITH ANY
QUESTIONS AND CONCERNS.
CONTACT:
CORE CAMPUS
TOM HARRINGTON
e TOMH@CoreCamp.us
c 217.369.0038
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