HomeMy WebLinkAboutCourt-Linn Lofts proposalLinn I Court Lofts
Response to Request for Proposal
for the
Submittal for a Private Developer Proposal
for the Court and Linn Street Redevelopment
submitted by
July 16, 2014
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
Table of Contents:
Items-
Table of Contents ...............................................................................
Page 1
1-
The proposal submittal signature form - Exhibit W .......................................
Page 2
2-
Letter of Interest on the proposer's letterhead .............................................
Page 3
3-
Primary contact person and contact information ..........................................
Page 4
4-
Legal name and address of the development entity .....................................
Page 4
5-
Identification of the legal entity with whom the City would contract ..................
Page 4
6-
Development Team organizational chart/Team Bios .....................................
Page 5 - 7
7-
A description of Proposers Previous Experience ........................................
Page 8 - 10
8-
Proposer's financial capacity to obtain permanent financing, including
letters of interest from lenders and/or tax credit investors ..............................
Page 11 - 13
9- Proposers plan for construction and financing of the Project including ............. Page 14,15
a- Organization and management approach to the Project-,
b- General schedule for completion of the Project acquisition-,
c_ Description of a general plan for construction loan and permanent
financing, copies of any letters of intent from prospective purchasers
and/or tenants-,
d- Description of the marketing approach to secure purchasers or tenants-,
e- Property purchase price and the explanation of the purchase price
10 Public financial participation including ....................................................... Page 16 - 20
a- Preliminary project building costs, preliminary pro forma and sources
and uses of funds, illustrating anticipated and/or potential financing sources-,
b- Proposed amount and description of gap financing assistance for the
project- Section 4 provides a link with more information-,
c_ Description of how public financial participation will further the City's
economic development goals-,
d- Description of how the Project addresses and corresponds to market
demands and conditions- A market study may be required as a condition
of financial assistance -
11 A visual description of the proposed Project ............................................... Page 21 - 29
a- Conceptual drawing or schematic-,
b- Conceptual square footage of commercial and/or office space-,
c_ Conceptual square footage and size of residential units-,
d- Conceptual layout of commercial and residential floors and parking-,
e- Conceptual visualization of the pedestrian -level fagade-
12 A description of the energy efficiency of the building .................................... Page 30
13 Exhibit "B ............................................................................................. Page 31
14 References from financial institutions, city governments, and Community
organizations that will permit the City to verify the capabilities of the proposer ... Page 32 - 38
15 The identity of any unique resources, capabilities or assets which the proposer
would bring to the Project ....................................................................... Page 39,40
1.
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
1. The proposal submittal signature form (copy attached as Exhibit "A").
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: 6 & - W OL V%!5 0 64 , =-% C� .
Home office address: 13 Wc.)ogJcee-N4 Lt..
City, state, zip: MoLoe. Co;421 MA SZ-LWO
Name and Title of Representative:
Name:
Signaft
Date: Z4,414 14F. 2.014
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
2. A signed letter on the proposer's letterhead indicating an interest in the Project.
July 15, 2014 t4hanson.c
City Clerk
City Hall
410 East Washington St.
Iowa City, IA 52240
RE: Private Developer Proposal for the Court St. / Linn St. Redevelopment Site, Iowa City, IA
City Clerk,
The CG Hanson, Inc. development team is excited to express our interest in being considered as the
developer for the mixed-use project to redevelop the east half of Block 1, County Seat Addition, bounded
by Court St. on the north, Linn St. on the east, Harrison St. ( vacated ) on the south and a north -south
alley on the west.
Our project is a mixed-use twelve (12) story urban building featuring residential units with an emphasis on
providing housing for active seniors who desire to remain connected to a University campus, providing a
healthier, more stimulating lifestyle for older adults. Linn I Court Lofts is designed to include commercial
spaces that encourage learning and living a healthy lifestyle. Commercial space has also been allocated
to offer companies a place that will create more employment opportunities and help to retain a skilled
workforce in the downtown area.
This proposal also contains residential units that will be within workforce housing rental and purchase
guidelines.
We believe this project has the potential to re -vitalize the area and bring a multi -generational community
adjacent to a student population to encourage interaction with residents that results in a positive
experience for all.
Every element of design has been done with a focus on Environmental Sustainability. We've designed to
maximize the energy efficiency as well as providing a vibrant, high quality place to live and work.
Open space has also been provided as flex space in the event there is interest in having an amenity such
as a fitness center, lecture room, computer room, etc.
The marketing team will work diligently to attract high quality retailers and food purveyors which will
further the city's goal to have an active frontage.
I want to personally thank you for the opportunity and look forward to present this for review. Please don't
hesitate to contact us should you have any questions.
Sincerely,
CG Hanson, Inc.
Charlie Graves
President
13 Woodcrest Lane NE, Iowa City, Iowa 52240 cghanson.com Iowa 319.333.8979 fax 319.333.1761
� %1— 3
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
3. Primary contact person and contact information.
Charlie Graves
13 Woodcrest Lane NE
Iowa City, Iowa 52240
Email: charlie(c)cqhanson.com
Phone: 808.281.7771
4. The legal name and address of the development
entity, including all joint ventures, limited
partnerships and limited liability companies, and
the percentage of interest of each. Proposers are
encouraged to include size of their firm, parent
company if applicable, and officers/principals of
the firm.
CG Hanson, Inc.
13 Woodcrest Lane NE
Ohmson,ill: Iowa City, Iowa 52240
(Charlie Graves, President)
5. Identification of the legal entity with whom the City
would contract, whether the entity exists currently
or would be created for the purpose of this project,
and the names and titles of all parties authorized to
act on behalf of proposer.
Linn I Court Lofts, LLC*
13 Woodcrest Lane NE
Iowa City, Iowa 52240
Members Include*:
Charlie Graves
George Hollins
�aciclitional investors may be added
*Linn I Court Lofts, L.L.C. is to organized for the
purposes of responding to the City's Request for
Proposals: Private Developer for the Court St / Linn
St Redevelopment Site, Iowa City, IA and
developing that property if selected as the preferred
developer.
Its members are committed to excellence in the
design, construction and redevelopment in
Downtown Iowa City.
4-411r-, 4
J
Linn I Court Lofts
,Ohmson,N.
R 0 M R 01 A C H
A S S 0 C I A T 1 5 PC
A R C H I T I C T S
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CAUII� CCNIINUCIICN CUWANY, INC.
Court Street / Linn Street Redevelopment Project
6. An organizational chart showing all members of
the proposed development team including but not
limited to developer, management agency, legal,
design professionals, and consultants. Contact
information should be provided for each team
member.
Qev�!�er
CG Hanson Inc.
Charlie Graves
13 Woodcrest Lane NE
Iowa City, Iowa 52240
Email: charliegcghanson.com
Phone: 318.333.8979
Design Professional:
Steven A. Rohrbach AIA
Rohrbach Associates PC
325 E. Washington Street Suite 400
Iowa City, Iowa 52240
Email: srohrbachorohrbachassociates.com
319.338.9311 1
Management Agency:
To be determined
Consultants
General Contractor:
John Calacci
Calacci Construction Company
207 Scott Court, Iowa City, Iowa
Email: John.Calaccigcalacci-
construction.com
319-354-7000 1
ugal
To be determined
Design Engineers - MEPT Engineering
M213 -Structural Engineer
HBK - Civil Engineer
5
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
Developer — CG Hanson, Inc. — Firm Bio
CG Hanson, Inc- established in 2009, is an Iowa City real estate development firm offering community
and economic planning, land acquisition and real estate development services in commercial real
estate- CG Hanson is managed by Charlie Graves and George Hollins, both long term residents of
the area -
Originally from Peoria, Illinois, Charlie attended Illinois Central College and University of Texas at
Arlington- During and after college he worked for Dean Witter, Reynolds as a stock broker before
opening Kalona Furniture Co- from 1998-2003 as well as owning the Kalona Locker from 1998-2004
He joined Miron Construction in 2006 as VP Project Development until forming CG Hanson in 2009
Design Professional — Rohrbach Associates PC — Firm Bio
Rohrbach Associates PC was founded in Iowa City, Iowa to provide leading edge, full-service
Architectural, Landscape Architecture and Interior Design Services to Eastern Iowa and the Midwest
Region -
The firm is led by architects Steven A- Rohrbach AIA, Kenneth J_ Berzinski 11 AIA LEED AP, Kenneth
A- Stirm III AIA and William T_ Downing AIA_ A combined 90 years of architectural experience enables
our firm to provide a wide range of services including Programming, Master Planning, Design and
Documentation, Construction Administration, Post Construction Services, Project Management,
Building Evaluations, Sustainable Design/LEED Processing and Stewardship Planning -
The firm is built upon the concept of personalized service and design- We believe that successful
building design reflects a concentrated interactive effort between the owner and architect. This
ensures that all interests are satisfied within a functional and economic framework- This is achieved
through experienced management in all phases of the project- Successful projects require an honest,
trusting relationship between the owner and architect -
We specialize in technical projects that require special training and services from the architect such
as University Buildings, Educational Facilities, University Residence Halls, Research Facilities and
Laboratories, Hospital and Healthcare Centers, Medical Office/Clinic Facilities, Financial Institutions
and Commercial Multi -use Buildings -
General Contractor — Calacci Construction Company, Inc - Firm Bio
Calacci Construction Company, Inc. is a full service general contractor based in Iowa City, IA_
Founded in 2008 we offer a full range of construction related services including new construction,
remodeling, maintenance, machinery moving, rigging, millwright and design -build services- We
primarily serve the commercial, institutional and industrial construction markets in eastern Iowa but
we have completed projects nationwide for a variety of customers -
Consultants —Firm Bio's
Design Engineers PC — Mechanical Electrical Plumbing and Telecommunications
At Design Engineers we provide proactive engineering excellence in Mechanical and Electrical
Engineering design- We are collaborative designers of efficient, sustainable, and durable building
systems- We are tenacious problem solvers, energized by complex engineering challenges -
Insightful Engineers: We are proactive in serving our clients in a way that identifies clear solutions to
complex challenges- We do this by listening carefully, researching comprehensively, anticipating
effectively, designing creatively, recommending thoughtfully and executing beyond expectations-
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Linn I Court Lofts Court Street / Linn Street Redevelopment Project
Sustainable Partners- We are committed to collaborative, sustainable design- The key to sustainable
design, in all its meanings, is collaboration and integration among all members of the project team
and with the environment at large- Our responsibilities for projects are shared, as are our successes -
Problem Solvers- We are tenacious problem solvers- We do this by working in a culture of
accountability where we accept responsibility and take ownership in our projects -
We think innovatively to improve existing systems to perform beyond expectation and to make new
systems that work better than old ones- We are committed to remaining actively involved in our
projects until these goals are realized -
A Bold Vision for the Future: We aspire to nothing short of becoming your top choice for the most
challenging engineering projects- We have a talented and professional staff of 42 individuals,
including 14 Mechanical Engineers and 12 Electrical Engineers- Our team's credentials include 15
PEs, 10 LEED APs, an RCDD, 2 LCs and a CMVP_
Design Engineers has been doing exceptional work for over thirty years- We hire only the best and
are committed to working with owners, architects and contractors to create sustainable design
solutions.
M213 Structural Engineers:
Providing services from their Cedar Rapids office, as a team, Lynn Boettcher, Michael Brenneman,
David Rasmussen and Joshua Pearce have tackled structural design problems on mixed use
commercial, medical, residential, and industrial buildings both new and renovated- Their principle
clients are design offices located in Iowa, but projects have been built from Florida to Oregon,
Minnesota to Missouri- The staff maintains Professional Engineering Registrations in numerous
states -
M213 has provided structural design services for the following mixed use commercial projects:
Park at 201, Plaza Towers and Whiteway 2000 in downtown Iowa City, Iowa
Plaza on 6h and Ward Commercial Building in Coralville, Iowa
H13K —Civil Engineering
HBK Engineering, LLC is a licensed, professional design firm with offices located in Iowa City, Iowa,
downtown Chicago, Oakbrook, IL, and the Philadelphia suburb of Norristown- HBK provides Civil,
Structural, Electrical and Subsurface Utility Engineering, as well as Construction Project
Management, Stormwater Design & Management, GIS, Licensed Surveying, and Permitting
services -
Their Iowa City staff includes qualified, experienced and licensed Professional Engineers, assisted by
highly competent Project Managers and Designers to provide you with reliable, professional results in
many facets of engineering services- They offer a combination of experience in engineering design,
construction management, and innovative problem solving that is unique in the industry- The scope
of their projects range from small municipal projects to major infrastructure improvements for
commercial developments, large universities, and major corporations-
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
7. A description of proposer's previous experience, including a brief description of at
least two mixed-use projects where the proposer played a substantial role. The
descriptions should include the specific role of the proposer and the current status of
the projects. Sufficient reference contact information should be provided for each
project in order to permit the City to verify the information.
_� - i1a 4�
210 and 211 51h Street, Kalona, Iowa —
redeveloped by CG Hanson, Inc.
210 5 th St is a mixed use building located in
Kalona, IA which contains retail, office and
warehouse / storage space. It was purchased by
Charlie Graves in 1997 and required a complete
tear out and re -construct.
211 5 th St is a mixed use building located in
Kalona, IA which was originally purchased in 1998
and operated by Charlie Graves as a meat
processing facility and later remodeled and
contains over 8,000 sq. ft. of retail space and 2,000
sq. ft. of warehouse / storage space.
As a part of the CG Hanson Inc. development team, George M. Hollins, P.E., PIVIP
has been responsible for over $1 billion in capital project value in his thirty year career
as a professional engineer and administrator. He has worked on projects ranging in
value from a few thousand dollars to over $100 million — as well as programs and
portfolios valued at several hundred million dollars.
George has served in key administrative roles throughout his career including University
Business Manager and Director of Design and Construction Services for the University
of Iowa; Associate Director for Business and Finance for the Iowa Board of Regents;
City Engineer for West Des Moines, Iowa; and Development Coordinator for the City of
Westminster, Colorado (at that time, Colorado's fastest growing city).
George served as owner's representative / project manager for the University of Iowa in
converting the former Menard's to Art Studios and Classrooms; developing Music
Department Offices, Classrooms, and Rehearsal spaces in lower floors at Capitol and
Court Streets; renovating the former fraternity building along River Street into Theatre
Department offices and classrooms; reenergizing Old Capitol Mall into the multi -use Old
Capitol Town Centre; and developing the BioVentures Center as a public / private
partnership at the University Research Park among countless other projects.
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
316 Madison — in planning, area: 163,000 SF, costs:
$24M (Reference: Charlie Graves) Developed by CG
Hanson Inc., Designed by Rohrbach Associates PC
316 Madison is a proposal for a fifteen (15) story
residential building catering to university students- The
street level entrance and lobby feature a concierge,
mailroom and grand stair leading to a mezzanine
featuring plush seating, pool tables and other amenities -
A planned retail space on the ground floor is intended to
provide various sundries and food items for the student
population in the building and surrounding area -
The professionally managed building contains 126
residential units ranging in size from efficiency to three
bedrooms- Each bedroom will have its own bathroom
and every unit is furnished with a gracious full-sized
kitchen and en -suite laundry -
The building cuts a striking silhouette clad in glass, metal
and brick- Floor to ceiling windows on the west and east
facades provide stunning river and downtown views -
The Chauncey — in negotiations with the City of Iowa
City, area: 160,000 SF, costs: $49M (Reference: City
of Iowa City/Marc Moen) Designed by Rohrbach
Associates
The Chauncey is a mixed-use fifteen (15) story urban
building featuring an arts and entertainment theme- The
project will bring two new FilmScene movie theaters, two
floors of 12 bowling lanes and art and sculpture gallery
space to downtown Iowa City- Up to 35,000 SF of Class
A office space is proposed with Rohrbach Associates PC
moving into and owning a partial office floor- The
Chauncey is designed to include 35 hotel guest rooms
with residential units above- All 60,000 SF of the
residential units at The Chauncey will be structured as
condominiums- A minimum of five of the residential units
will be set aside for workforce housing rental and
purchase guidelines -
The Chauncey is a glass, metal and terra cotta urban
building clad with exterior design elements that clearly
delineate the functional areas within the building- The
use of warm colored terra cotta and metal panels will
allow the building to transition from the "cool" central
business district on the west to the "warm" residential
areas to the east-
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
_A%4�
The University of Iowa - West Campus Residence
Hall, Iowa City, Iowa — under construction, area:
180,000 SF, costs: $35M (Reference: Ul Facilities)
Designed by Rohrbach Associates PC.
The ten story residence hall will consist of nine
residential floors, including six floors of Living Learning
Community (LLC) room configurations, and three floors
of mixed Cluster (double loaded corridor) and LLC type
room configurations- Floors 2-7 are the Living Learning
Communities- There are a total of 12 LLC units, which
are communities designed to promote the university's
living/learning programs, accommodating 324 students
in double rooms and 12 Resident Assistant rooms -
The unit type will be unique to the University of Iowa's
campus and will accommodate living/learning
communities of up to 28 students and 1 RA per LLC_
Each LLC has a pod of 5 unisex bathrooms, an enclosed
group study room, and a lounge with dining space -
Public amenity space is planned for the ground floor
which will accommodate the hall staff offices, student
laundry, seminar room, a large multipurpose room and
lounge -
Plaza on 5th & Coralville Center for the Performing
Arts, Coralville, Iowa — built, area: 148,000 SF, costs
$23M (Reference: City of Coralville/McComas
Lacina) Designed by Rohrbach Associates PC
Located on the corner of Fifth Street and 12th Avenue in
Coralville, Iowa, the 125,000 SF mixed use six story
building features shopping and dining experiences with
local flavor on the ground floor- One floor up, class A
commercial office space is available for businesses- The
four floors above offer upscale residential housing units -
A connected theater is the first theater facility for the City
of Coralville- The 7,800 SF space features a proscenium
style theater and a 400 -seat auditorium and lobby -
The University of Iowa - College of Public Health
Academic Building, Iowa City, Iowa, built, 130,000
SF, costs: $47.7M (Reference: Dean Sue Curry)
Designed by Rohrbach Associates PC
This building is organized as twin five -story wings which
house the program on either side of a central atrium,
known as the "dialogue"- The dialogue space is the
public, interactive zone of the building, promoting
collegiality and collaboration among the users- The
exterior view of the building is designed to reflect the
building's diverse inner life -
10
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
8. A description of the proposer's financial capacity
to obtain acquisition, construction, and permanent
financing, including letters of interest from lenders
and/or tax credit investors. A discussion of the
financing sources and partnerships utilized for
prior projects and references from these parties
are also welcomed and encouraged.
We have an excellent and long standing relationship with our
lenders- Our equity position in current holdings, and
individual investors committed to the proposed development,
place us in excellent position to obtain construction and
permanent financing -
See Letters of interest from lenders below- Prior and current
projects utilized banking institutions and life companies
sources with success for all parties -
Letters of Interest from Lenders
1 - Hills Bank and Trust Co- pg- 12
2- University of Iowa Community Credit Union pg- 13
-A%4� 11
NUIS Bank
and Trust Companv
July 15, 2014
Charlie Graves, President
CG Hanson, Inc.
RE: former St Pat's Church site project
Dear Charlie:
10092 N11 STREET
CORALVILLE A 52241
PHONE (319) 351-8000
1-800-445-5725
FAX (319) 351-2529
This letter is to confirm that we have seen the preliminary
schematic renderings for your proposed building project and
have had discussions with you regarding the financing of
this project.
Based on what has been proposed and discussed thus far, I
can confirm that Hills Bank & Trust Company will Qerta"ly
have interest in providing financing for this project.
Please keep us informed as further information and details
become available.
Thanks for the opportunity to assist you with this project.
sincerely,
Tim D. Finer
Senior Vice President
12
July 14, 2014
319-339-1000 or 800-397-3790 0 www.uiccu.org
Commercial Services
PO Box 2240, Iowa City, Iowa 52244
Charlie Graves, President
CGHanson Inc.
13 Woodcrest Ln. NE
Iowa City, A 52240
RE: St. Patrick's site Iowa City
Dear Charlie,
Please let this letter serve as University of Iowa Community Credit Union (UICCU) "letter of interest" to provide
financing for the development of the St. Patrick's site.
We appreciated the opportunity to review your plans for the site. If you have any further questions, feel free to
contact me at 319-341-3074 or swilson@uiccu.org.
Sincerely,
S ft Wilson
r . Vice President
Vttj
Commercial Services
13
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
9. A narrative describing the proposer's plan for construction and financing of the
Project. This should include:
a. Organization and management approach to the Project;
The Developer (CG Hanson, Inc-) The Design Professional (Rohrbach Associates PC) and the
General Contractor (Calacci Construction Co- Inc-) have worked closely together to create an
urban, downtown -density building- We are committed to excellence in design, materials,
management and urban uses to create a dynamic facility- The developer has been, and will
continue to be, intimately involved with decisions regarding configuration of all areas (common
areas, retail, office, and residential); uses that will be represented in the building-, layout of
residential units-, drafting of the horizontal property regime in a manner that maximizes the
potential of the building and synergy between the mixed uses-, and marketing of the building -
The Developer will continue to work as a "hands-on" partner in seeing this project through to
completion- The Developer and Team will work closely with the City, University and others to
ensure an optimal project is completed- A management organization will be hired to manage the
building when complete -
b. General schedule for completion of the Project following property acquisition;
From the experience with the negotiation of the Chauncey, Rohrbach Associates has reviewed
scheduling this project from the approval of the Developer Agreement because the site acquisition
could come after the start of design on the project- We offer the following preliminary schedule for
the planning, design and construction of a 12 story, 330,000 GSF site redevelopment and building
project:
c. Description of a general plan for construction loan and permanent financing,
copies of any letters of intent from prospective purchasers and/or tenants;
Charlie Graves and CG Hanson, Inc. have relationships with both UICCU and Hills Bank and
Trust- In addition, we also work with Life Insurance companies, Pension Funds, and private debt
/ equity firms across the U_S_ who is poised to invest in sound real estate developments -
We believe this places us in an excellent position to secure construction and permanent financing
for this project -
14
Linn I Court Lofts
Court Street / Linn Street Redevelopment Project
d. Description of the marketing approach to secure purchasers or tenants;
Charlie Graves possesses a current real estate sales license which is held by Skogman Realty,
Coralville, IA_ Skogman Realty will provide resources to market both the residential and
commercial properties including print and web based advertising- With 9 offices and over 240
experienced agents, their network provides maximum marketing exposure and results -
We are also currently having discussions with local and national retailers, restaurants, local
healthcare organizations as well as management companies specializing in senior facilities -
Cafeteria Alternatives, Inc- of Peoria, Illinois has expressed interest in managing any food related
components -
Office Levels:
The Downtown Iowa City Market Niche Analysis commissioned by the City of Iowa City and
completed by Marketek in 2007 concluded that downtown Iowa City has the potential to capture
50,457 SF of new office space per year from 2004 to 2014. The Marketek report also concluded
that "a passive approach to downtown office development, however, would likely result in the
achievement of only a fraction of its estimated potential." No Class A office space has been
added downtown since the Marketek report was completed To capture new office user's office
space must be developed proactively There is demand for well located, well managed, quality
properties downtown evidenced by
Consistent 100016 occupancy and continued strong sales at other Downtown
Developments
Serious requests from numerous prospective tenants and buyers (commercial and
residential) requesting detailed information on pre -sales and pre -leasing on downtown
projects.
e. Proposed purchase price and the explanation of the purchase price for the Project
property.
Fair Market Value should be determined by an appraisal which factors in the restrictions on the
uses within the new development-
, - i1a 4� 15
Linn I Court Lofts
Court Street / Linn Street Redevelopment Project
10. If public financial participation is contemplated / requested, a narrative and
information including:
a. Preliminary project building costs, preliminary pro forma and sources and uses of
funds, illustrating anticipated and/or potential financing sources;
b. Proposed amount and description of gap financing assistance for the Project.
Section 4 provides a link with more information;
Costs:
Site acquisition, Construction cost and
Architectural/Consultant fees $52,027,050
Survey, Printing, Soil testing, Construction testing
$
120,000
FFE
$
1,735,000
Insurance during construction
$
30,000
Construction interest
$
2,663,784
Total $56,575,834
Equity and borrowed funds $42,432,000
Gap (Tax Increment Funding or City Assistance) $14,144,000
Income
Commercial Rents $ 837,650
Residential Rents $3,256,440
Total Gross Rents $4,094,090
Expenses
Maintenance, Repairs, Utilities, Insurance,
Service Contracts, etc- ( Not passed thru ) $ 577,089
Property Taxes ( Not passed thru ) $ 418,120
Total non -pass thru $ 995,209
NOI $3,098,881
Total Property Tax Projections ( Completed ) $1,460,285
c. Description of how public financial participation will further the City's economic
development goals;
Linn I Court Lofts is requesting financial assistance from the city- By providing assistance, the
project can become a viable, productive entity which will help to enhance the employment base
by attracting high quality employers- It will also promote highest and best use of the land and
encourages better housing and services to the citizens of Iowa City- The property will increase
both the residential and commercial property tax base as well -
16
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
d. Description of how the Project addresses and corresponds to market demands
and conditions. A market study may be required as a condition of financial
assistance.
1. University Based Retirement Community (UBRC)
A. Components of UBRC
University Based Retirement Community (UBRC) has recently emerged as an attractive
housing alternative for the aging population- A UBRC is built around the concept of apartments
for life featuring universal design and connective technology- An apartment for life is designed to
accommodate inhabitants with a wide range of physical abilities and impairments, and includes
attractive and discrete features that are adaptable to age —related changes in the need for health
care and other support- This built-in adaptability, known as universal design, ensures that the
residents are able to carry out the activities of daily life even if they suffer an injury or experience
an illness that limits their mobility- The intent of the apartment for life is to offer housing for the
remainder of life- An apartment for life is designed to prevent the need to discharge an older adult
from a hospital into a nursing facility-, it also removes any compelling reason for an older adult to
move into another home or residence even as their health decreases and end of life approaches -
Moreover, in contrast to nursing and assisted living facilities which require older adults to move
into new living spaces as their healthcare needs increase, apartments for life should be the last
move a person has to make -
An apartment for life should also be situated within a livable community for successful
aging, the vital components of which are affordable and accessible healthcare, education and
leisure programs- The need for healthcare is fairly straightforward: as people age, they need care
for their chronic and acute illnesses or injuries- They may also come to need assistance with the
activities of daily life and day care services- It is important, therefore, for a community to be able
to provide access to these services- In addition, access to education on topics such as financial
literacy, second career options, and successful aging can help older adults retain their
independence, while courses in topics such as art, science, and history, provide intellectual
stimulation and present an opportunity for intergenerational interaction- Similarly, leisure activities
promote wellness and civic engagement, and a generally greater level of social interaction- Each
of these is an essential part of the livable community that can support apartments for life -
Fortunately, with its excellent supply of healthcare, education and leisure opportunities for older
adults, Johnson County already has been designated a livable community, and as such, provides
the sort of environment that would facilitate the success of a UBRC development
Developing partnerships with individuals and programs from the local campus is another
key aspect of the UBRC concept- Through such partnerships, the UBRC entity and the university
are able to take advantage of the resources each has to offer- For example, residents of the
UBRC may audit courses, receive discounts on the price of attending campus events, and be
provided access to campus libraries- In turn, members of the university community may be
afforded access to the amenities of the UBRC development such as a wellness center or
17
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
retirement services- This not only provides reciprocal benefits to the members of the university
and residents of UBRC, it encourages interaction among the members of those respective
groups- Such interaction is important and what makes UBRC distinct from traditional retirement
communities- Fortunately, like Johnson County, the University of Iowa already offers a range of
educational, research and other programmatic activities most relevant to older adults through the
Aging Studies Program, the Aging Mind and Brain Initiative, and the Center on Aging -
B. Current Supply of Senior Housing
Currently, senior housing following the UBRC model does not exist in Iowa City- A 2006
housing report prepared by the Johnson County Consortium on Successful Aging found an
inadequate supply of senior housing that was attractive and affordable to middle income seniors,
defined as those who do not qualify for assistance programs nor have sufficient wealth as to
afford the entry fee required by local continuing care retirement communities-' There also is a
lack of affordable and attractive senior housing adjacent to the University of Iowa campus -
This particular finding was not only affirmed by more than 500 seniors who completed the
survey but also by local housing developers and realtors who were interviewed as part of the
study and reported a lack of affordable housing options for seniors- This is not to say that there
are no affordable or attractive housing options for seniors in Johnson County, but it is clear that
those that are affordable to middle income seniors typically do not feature the apartment for life
design nor are physically located near campus -
C. Current Demand for UBRC
According to the 2006 housing report, there is strong demand in Johnson County for new
construction that incorporates design features that promote older adults' ability to age at home- In
addition, seniors reported that access to healthcare, education and leisure services is important -
The demand for development of housing suitable to aging persons that incorporates healthcare,
education and leisure pursuits has now persisted for nearly a decade in Johnson County- Current
Census data also reveals that population projections issued by the Consortium in 2005 have
fallen significantly short of the actual population of older adults that live in the county- This means
that the demand for affordable senior housing also has likely exceeded expectations -
A 2012 survey of the University of Iowa employees provides additional support for the
demand related to affordable senior housing- Among the 3,200 employees who responded to the
survey, nearly 43% reported that their current home would be hard for someone over the age of
65 to live in- Of those not desiring to remain in their homes, 90% expressed interest in a livable
community that includes affordable housing, healthcare and supportive services, and access to
education, leisure and transportation -
18
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
Similarly, a recent study of employees and staff at Indian Hills Community College was
consistent with the results noted above- Survey respondents expressed a substantial desire to
remain in their current homes for the rest of their lives, but many acknowledged their current living
arrangement would be hard to live in for someone over the age of seventy-five _2 Likewise, those
respondents also largely agreed that they would consider moving into a housing development
that incorporated design features that would allow them to live there for the rest of their live S_3
Finally, a 2012 report from the Milken Institute ranked Iowa City the second best small
metro area for successful agin g_4 The report lauded the healthcare services available, but
expressed specific concerns about city's high cost of living compared to its senior housing
demand -5
11. The Project
A. Overview
This proposed UBRC development is designed to respond to the health, education and
leisure needs of the aging population in Iowa City, as noted above- Accordingly, the UBRC
development will be built according to the principles of universal design and will include
apartments that are affordable to a range of financial capacities- It will also incorporate common
space for the use of the residents as well as commercial space that will be rented to businesses
serving the residents while attracting non-resident community members- It will also incorporate
technology that allows residents to remain connected to their health care providers and
community, and will take into account energy efficiency considerations -
A. Interior of Apartments
Apartments will include extensive universal design features, or features that are
accessible to people with a wide range of physical abilities- This means that hallways and
doorways will be sufficiently wide to accommodate mobility devices- Handles and switches will be
easy to manipulate and outlets will be located so as not to require bending and stooping- Other
features will be adaptable to suit the current needs of the resident- For example, cabinets will be
made removable so that a wheelchair can roll up to a counter, and counter heights will be
adjustable as well- Walls will be reinforced so that grab bars may be installed as needed -
The apartments will also be varied in size and shape to accommodate a range of needs -
There will be three to four different sizes and layouts available, and each may be outfitted with
customized finishes- Regardless of layout or finish, each apartment will conform to the principles
of universal design and will incorporate smart home technology -
19
Linn I Court Lofts
Court Street / Linn Street Redevelopment Project
B. Common Space
There will be additional space allocated for residents' use in pursuit of either healthcare,
education or leisure- To that end, the common space may contain a wellness center where the
residents can exercise and attend classes designed to promote health literacy in the aging
population- Common space may target educational needs as well- It may include a classroom in
which university courses will be taught and made accessible to the residents- This would present
an additional opportunity for intergenerational interaction and to foster a relationship with the
university community- Common space dedicated to education may include an emeriti center that
would support retirees of the university, both residents and nonresidents, with educational
programs and leisure activities and advocacy on behalf of university emeriti -
C. Commercial Space
Part of the UBRC development will be left available for commercial lease to businesses
that will serve the residents of the UBRC development as well as the community at large- One
example would be a consignment shop, where residents could bring their used items to be sold to
students and other community members- Another possibility would be a restaurant offering
healthful menu items that would provide service delivery to the residents and would also be open
to the general public for a sit-down meal- Other examples would be a convenience shop that
carries household and food items, or a coffee shop that could also serve as a social gathering
place- Any of these businesses could provide employment opportunities for the residents who
prefer to work -
The central idea is that the services offered should be targeted toward both UBRC
residents as well as the community, so they must be attractive to a diverse population of
consumers- These commercial enterprises create another opportunity for the UBRC development
to provide a benefit to the community and facilitate interaction among the residents of the UBRC
development and other customers of the businesses, be they students or other community
members -
14000
12000
10000
8000
6000
4000
2000
0
Projected Growth among 65� in Johnson County:
2000-2025
MaB 8729
4949 W36
3569 372a 4
13247
11yes
7073
5414 6207
T.W
20DO 2005 2010 2015 2020 2025
The blue diamond line above indicates projected growth in seniors- The three blue bars and red
line indicate actual measured numbers -
20
11.
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
11. A visual description of the proposed Project, including:
a. Conceptual drawing or schematic;
b. Conceptual square footage of commercial and/or office space;
c. Conceptual square footage and size of residential units;
d. Conceptual layout of commercial and residential floors and parking;
e. Conceptual visualization of the pedestrian -level fagade.
Executive Summary
The Building
The Linn I Court Lofts is a vibrant twelve (12) story urban building which will include two levels of
retail, two floors of class A office space and nine (9) floors of residential units ranging in size from 900
square feet to 1800 square feet- A minimum of 10% of the residential units will be leased or sold
within workforce housing guidelines and developed to the same quality and finishes as the remaining
units- The facility will provide one hundred percent of the required parking on site in a multi-level
structure -
The project is designed as a multi -generational housing community based on the Campus Adjacent
Senior Housing concept (CASH) explained elsewhere in this proposal- The proposed retail uses and
commercial office functions are intended to provide goods and services to support the overall
concept.
The Site
The proposed site is the half -block parcel located on the south west corner of the intersection of Linn
and Court Streets in Iowa City- The site is bounded on the east by Linn Street-, on the north by Court
Street-, on the west by an existing mid -block alley-, and on the south by private property- The south 80'
of the site is in line with the East Harrison Street right -of -way -
The proposed site slopes steeply in two directions with a total elevation change from high point to low
point of over 34'_ To maximize the use of the site, the commercial and residential building is set on a
base of parking that encompasses the full extent of the property- Along Linn Street where the steep
slopes are most significant, the parking base steps back to reveal a public outdoor space accessed
via a stair or through the building for those utilizing mobility devices -
The Architecture
The Linn I Court Lofts are a multi -story, multi -volume building clad in brick, metal, and stone -
Numerous architectural styles exist in the immediate vicinity of the proposed building-, however, brick
is the prevailing exterior cladding- As such, the Linn I Court Lofts utilizes brick on its lower volumes in
order to better relate to the surrounding neighborhood- Punched windows on the base volume
establish a consistent rhythm of solid and void that is carried throughout the project -
The bottom two floors of the building contain retail space, lobby and parking- The next two levels will
be shelled for commercial office with the remainder of the building dedicated to residential use of both
the apartment and condominium variety- The primary organizing element of the building is a central
atrium that extends from the lowest retail level up through the 8 floor- The remaining four stories of
the building contain loft -like condominiums with commanding views of the surrounding neighborhood -
The Parking
To maximize the use of the site, parking will be provided below grade in a 3 -level structure with
primary access off of Linn Street at the East Harrison Street intersection- A limited, fourth level of
parking is provided off of the alley and will be reserved for retail customers- The total parking
capacity will be approximately 227 stalls -
21
Linn I Court Lofts
Site Plan
EAST
H A R R k�
STRr
Court Street / Linn Street Redevelopment Project
�NT..
CF LINN 37RE-D
141 IITILL�I EA
HARRISON
-STREET
A 1IC
I
Site Plan
The large site is bordered by Court Street on the north and Linn Street
on the east. Primary pedestrian access is from Court Street. Primary
vehicular access is from Linn Street.
22
d%
�—IRT TE�M
EAST
H A R R k�
STRr
Court Street / Linn Street Redevelopment Project
�NT..
CF LINN 37RE-D
141 IITILL�I EA
HARRISON
-STREET
A 1IC
I
Site Plan
The large site is bordered by Court Street on the north and Linn Street
on the east. Primary pedestrian access is from Court Street. Primary
vehicular access is from Linn Street.
22
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
Renderings
, - i1a 4� 23
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IN
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-------------------- M-
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
Floor Plans
BELOWG AD E
TO
HO SES
PAPKIKIr FNTPANCF
LINN STREET
PARKING LEVEL 3 - RETAIL LEVEL 1 - ROOF TERRACE I
BUILDING FLOOR 1 (GROUND FLOOR)
Li
ALLEY
47 STALI-S
PUBLIC PLAZA PEDESTRIAN ACCESS
OPEN
96c I TOWNHOUSES I mc
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L ? N A' A TR L E T
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PUBLIC ACCESS
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SHCRT TERM PARKING
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1� RE 1 15:DSF 1 1530 SIF 1 3071 SF
PARKING LEVEL 4 - RETAIL LEVEL 2 - ROOF TERRACE 2
BUILDING FLOOR 1 1
0 32
Building Base
The base of the building contains three (3) levels of parking and houses
up to tm (2) levels of retail space.
26
Linn I Court Lofts
Floor Plans
ASE 2 FOOTPRINT
x
Court Street / Linn Street Redevelopment Project
COMMERCIAL OFFICE FLOOR (2 FLOORS)\
BUILDING FLOORS 2 & 3
COMMUNITY SPACE
I-- 7t— —I—
F
C!HASE2FOOTPRIN�T
Ll
__J X
T-
L- I-
RESIDENTIAL LEVEL 1-2: APARTMENTS
BUILDING FLOORS 4 & 5
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- 17-1 1
_----COMMERCIAL OFFICE
L--!�t L SPACE
No
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RESIDENTIAL UNITS
ATRIUM
ATRIUM
F
Cw1l
A
Building Midsection
The midsection of the building contains two (2) floors of commercial
office shell space capped by two (2) floors of apartments.
27
TO�AINHOUSES
BELOW
COMMERCIAL OFFICE FLOOR (2 FLOORS)\
BUILDING FLOORS 2 & 3
COMMUNITY SPACE
I-- 7t— —I—
F
C!HASE2FOOTPRIN�T
Ll
__J X
T-
L- I-
RESIDENTIAL LEVEL 1-2: APARTMENTS
BUILDING FLOORS 4 & 5
,41- i�
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- 17-1 1
_----COMMERCIAL OFFICE
L--!�t L SPACE
No
miiiiiiiiiiii il!li M
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9w I gog I w
RESIDENTIAL UNITS
ATRIUM
ATRIUM
F
Cw1l
A
Building Midsection
The midsection of the building contains two (2) floors of commercial
office shell space capped by two (2) floors of apartments.
27
Linn I Court Lofts
Floor Plans
Court Street / Linn Street Redevelopment Project
r—PHASE 2 FOOTP!Rltt��
L— — — — — — —
J- --T --�-F,-T - - F
LL�---4-- L
RESIDENTIAL LEVELS 3-6: APARTMENTSICONDO - ROOF TERRACE 3
BUILDING FLOORS 6-9
CPHASE 2 FOOTPRINT
x
i L ------------- J
ela 1 13�6 1 1218 1 1160 1 12M
1361
GREEN RO&
';X;X::::� GREEN ROOF::::;:;:
.........................
....................
820
RESIDENTIAL UNIT
No
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1050
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RESIDENTIAL LEVELS 7-9: CONDOMINIUM - ROOF TERRACE 4
BUILDING FLOOR 10-12
Building Top
The upper stories of the building contain all residential units ranging in
size from 900 SF to over 1,800 SF.
4� 28
Linn I Court Lofts
Court Street / Linn Street Redevelopment Project
Conceptual square footage of commercial, residential and office space:
Co m mercia I/Reta il /Parking GSF
Retail 22,114
Commercial Office 33,506
Parking 227 stalls 133,758
CommunitV/Circulation/Unassigned Area
Core/Community Space
3,836
Circulation/Unassigned
31,310
Residential Preliminary
unit sizes range from 900 SF to 1500 SF
Apartment
(2 floors)
22,680
22 units
Apartment/Condo
(4 floors)
45,428
36 units
Condominium
(3 floors)
26,040
27 units
Townhouse
14,400
5 units
Total program area
333,072
90 units
Atrium
Roof Terrace + Public Open Space
19,114
20,250
Total building area 372,436 GSF
29
'%2�
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
12. A description of the energy efficiency of the building, including anticipated efficiency
above the base standard, and a description of sustainability features proposed to be
included.
Long-term sustainability and energy efficiency is a primary goal of the Linn I Court Lofts- Sustainable
design is efficient design, but it is also uncomplicated, easy to understand, and adaptable to change -
Anything less will not maintain its efficiency over the life of the building, and will ultimately become a
drain on resources rather than a savings- A variety of strategies will be employed to reach an overall
goal of 15% to 20% better than the current Iowa Energy Code- Improved performance will be
achieved through the following design strategies:
Building Envelope Design
Enhanced wall and roof insulation to 30% better than Energy Code minimum, Continuous
insulation to prevent thermal bridging and Continuous weather barrier to prevent water infiltration
and degradation of building components
Green Roof
Portions of the roof will be dedicated for green roof planting- The project will utilize a rooftop
sedum tray system- These systems have been shown to reduce storm water oufflow as opposed
to typical roofs, as well as reducing building cooling needs by absorbing sunlight -
Glazing strategies for improved thermal performance and day -lighting
Clear Low -e glazing, Argon -filled insulated glazing units, thermally insulated aluminum window
frames and or window orientation and lighting controls for daylight harvesting
Heating and Cooling Efficiency Strategies
Heating and Cooling systems will be designed for efficiency, simplicity, and long-term service- A
variety of components and systems will be employed for an over-all reduction is the use of
energy- Heating and cooling are planned to utilize highly efficient ground source heat pump
and/or variable refrigerant flow heat pump system for a low energy cost, highly efficient and easily
maintained system- Heat recovery systems will be used to recapture the heat normally lost from
exhaust air -
Lighting, Controls, and Day -lighting
This project will utilize 100% LED lighting for common areas, outdoor lighting, and within
residential units- LED lighting can reduce the electrical usage significantly when compared to
incandescent lights- LED lighting can also reduce the fixture heat load, thus reducing the cooling
requirements for indoor spaces- Lighting controls will be designed to reduce electrical use when
lights are not needed- This will include timer/photo sensors for common area and outdoor lights
and Day -Lighting controls to reduce or eliminate electric light use when sufficient natural light is
available and occupancy sensors for periodically used spaces, like restrooms & meeting rooms -
High -Efficiency Elevators
This project will utilize machine room -less traction elevators that typically use only 25% of the
electrical energy needed for common hydraulic pump elevators -
Photovoltaic Electrical Generation
Photovoltaic electrical generation will be utilized to operate distinct aspects of the lighting system
like exterior building signage- Rooftop PV collectors will be tied directly to the building exterior
signage and key exterior light fixtures to reduce the use of generated electricity -
Water Conservation and Utilization
The first basic strategy for conservation of water will be the utilization of low -flow plumbing
fixtures, faucets, and shower heads- In keeping with the high-quality living environment for
residents, high-quality fixtures will be selected for residential units and public facilities- Along with
the low maintenance service and quality appearance, these fixtures are designed for low water
usage- Clothes washing and dishwashers will be selected for low water usage- This has the
potential for considerable water savings as all units will be provided with these appliances-
, - i1a 4� 30
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
13. A statement relative to whether any of the principals, development entities, or
members of the development team have ever been charged with or convicted of a
felony, and a description of any and all litigation involving the principals,
development entities, or members of the development team during the past five years
(Complete Exhibit "B").
None of the principals, development entities, or members of the development team have ever been
indicted for or convicted of a felony. The only litigation involving the principals, development entities,
or members of the development team during the pastfive years is setforth in Exhibit "B" below.
EXHIBIT "B"
LISTING OF LAWSUITS OR LITIGATION WITHIN
THE PAST FIVE YEARS
Lawsuit or Litigation
N/A
Status or Outcome
N/A
Comments
N/A
ii— 4� 31
Linn I Court Lofts Court Street / Linn Street Redevelopment Project
14. References from financial institutions, city
governments, and community organizations that
will permit the City to verify the capabilities of the
proposer.
1. Reference Letter — U of I Retirees Association 33
2. Reference Letter — Steve Gordon 34
3. Reference Letter — UIHC Aging Mind and
Brain Initiative 35
4. Reference Letter — Elder Services, Inc. 36
5. Reference Letter — Victor Regnier, USC Professor,
Architecture 37
6. Reference Letter — ICAD 38
Letters from the financial institutions of Hills Bank and
Trust Co. and University of Iowa Community Credit
Union located in item 8.
32
University of Iowa Retirees Association
Iowa City, Iowa
Celebrad��q 26 Years of Scrvice to Universi�y and Community
July 9, 2014
Charlie Graves, President
CGUanson Inc.
13 WoodcTest Ln. NE
Iowa City, IA 52240
Dear Mr. Graves:
As president of the University of Iowa Retirees Association, I am pleased to offer
informal support of the idea to develop a senior housing complex in downtown
Iowa City that would be adjacent to the University of Iowa campus. The not-for-
profit facility in our community could offer another alternative to living
arrangements currently available to seniors.
Our organization consists of more than 500 University of Iowa retirees, faculty and
staff. For 20 years the association has been arranging programs not only benefiting
its members but also the University and community. A campus -adjacent housing
facility might well foster more such opportunities. Exploring such opportunities as
well as consideration of a more formal endorsement would take place at the next
meeting of the Association's Board, September 9.
Sincerely yours,
Xonneth Starck
, �ci�
uIRA President -2014-15
33
July 15, 2014
Charlie Graves, President
CGHanson, Inc
13 Wooderest Lane NE
Iowa City, IA 52240
Dear Mr. Graves
I offer you my informal support of your mixed use project on the former Catholic Education
Center site in Downtown Iowa City. As an owner/manager of various real estate projects,
including senior housing, student housing and apartment housing, I would look forward to the
opportunity to work further with you on this project should you become the prefer -red provider.
I believe your project would be an asset to the City of Iowa City and a stellar example of the
positive impact the new Riverfront Crossings District can have in the area. The uses you are
proposing are much needed and would be well received in the downtown area of Iowa City.
Sincerely,
Steve Gordon
34
L
UNIVERSfrYoF IOWA
HEALTI-i CARE
Charlie Graves, President
CGHanson Inc.
13 Woodcrest Ln. NE
Iowa City, ]A 52240
July 14,2014
Mr. Graves:
Satoshi Kitaaaki, Ph.D.
Aging Mind & Brain Initiative
Department of Neurology
University of Iowa
2007 RCP, 200 Hawkins Drive
Iowa City, LA 52242
TEL; 319-467-5314
FAX- 319-384-9955
satoshi-kitazaki@uiawa,edu
I am writing as a faculty member in the University of Iowa Department of Neurology and the
Interdisciplinary campus -wide Aging Mind and Brain Initiative. I am pleased to team about y ou r
proposed development that would offer a campus -adjacent senior housing complex
here in Iowa City. I am particularly excited to know this mixed-use
development that would include "apartments for life" featuring universal
design and smart home technology that is consistent with my research.
If approved, we will gladly contribute to your development by providing our expertise with designing
homes that support individuals as they age. Our familiarity with key design features and their usage
should help your development team select those that would be most affordable and attractive to
residents.
We also appreciate the opportunity to work with your team and determine how we might go about
partnering in research projects that feature these "state of the art" apartments. We particularly are
interested in how such environments can contribute to physical and cognitive functioning and
maintaining the health and wellness of the persons who reside in them.
Finally, we would be excited to contribute to the development of other programs that would be tied to
the complex and available to all members of the Iowa City community. For example, we look forward
to discussing a partnership that can advance our work on brain health by creating a user-friendly,
easily accessible program site that can be used older persons here in the greater Iowa City area.
Thank you again for contacting us about being involved in this project.
S i n c e r e I y,
Satoshi Kitazaki, Ph.D.
Professor
Department of Neurology
Aging Mind & Brain Initiative
University of Iowa
M9
'qw
OJELDER
SERVICES
I N C 0 R P 0, P A T E D
Charlie Graves, President
CGHanson Inc.
13 Woodcrest Ln. NE
Iowa City, IA 52240
July 14, 2014
Mr. Graves:
1556 S. I st Avenue, Suite A I Iowa
Iowa 52240
(319) 338-0515
www.eidemervicesinc.com
As the Executive Director of Elder Services Inc., I am pleased to support your proposal to develop
the property on Linn and Court streets into a housing complex that would feature "apartments for
life," as well as programs for seniors living in the housing development as well as the greater Iowa
City community.
As the leader of a local non-profit organization that has provided services to seniors for more than
30 years, I see this development as a welcome addition to the Iowa City landscape Theadditionof
such housing should help address the booming demand for living arrangements that are affordable
to a range of older adults, accessible to persons with varying needs and abilities, and attractive in
terms of providing age -relevant programs within an environmentally friendly setting.
Moreover, our organization consists of several programs and services that could be easily linked to
the development, Foremost among these is our Retired Senior Volunteer Program (RSVP), which
has linked older persons with meaningful volunteer and civic engagement experiences for more
than 25 years. Linking our RSVP program with your development is just one of the many
opportunities we look forward to discussing with you further as this development moves forward.
Best of luck with your application. I will look forward to hearing the result.
Sincerely,
.2, a4Ck,_4_,
Susan Blodgett
Executive Director
Elder Services Inc.
Elder Services, Inc. provides programs, services, and resources to assist persons age 60 and over in Johnson CountY36
and east central Iowa to stay active, independent, and safe in their own homes.
ARCHITE . CT FAIA
10610 LINDBROOK DRIVE
LOS ANGELES, CALIFORNIA 90024
(310) 474-9560 FAX (310) 474-2718
Email regnier@usc.edu
Charlie Graves, President
CGHanson Inc.
13 Woodcrest Ln. NE
Iowa City, IA 52240
July 14,2014
Mr. Graves:
As a professor at the USC School of Architecture and the Leonard Davis School of
Gerontology, I have considerable expertise in the design and development of campus -
adjacent senior housing. I am pleased to offer my support for your proposal to
develop a senior housing complex. I am particularly interested in the "apartments for
life" approach which has great promise especially in a livable community like Iowa City.
As an academic and consultant I have been involved in more than 300 age restricted
housing projects in the last 40 years --I also visited Iowa City in 2012. 1 applaud your
effort to put together a proposal that offers accessible, affordable and attractive senior housing.
I also am pleased that your team has been able to take many of the concepts and designs that were
created as part of my 2013 architectural design studio and integrate them into your proposal.
If this proposal is approved, I will gladly serve as a project consultant. In that role, I can
provide insights about how to execute your building design, how to effectively mix the
residential housing with non-residential programs and services, and I will share some of the
lessons I have teamed from my involvement in other such developments.
I am excited that you are carrying forward this concept.
Sincerely,
Victor Regnier =F
ACSA Distinguished Professor
Professor of Architecture and Gerontology
37
Iowa City Area
Development Group
Ex1raordinary opportunities
in unexpected plares.
July 14, 2014
Mr. Graves,
I would like to provide this letter of support for your proposal to the City of Iowa City for the
RFP for the Court / Linn Site.
Based on our conversations and your design renderings, I feel your concept could be a very
powerful economic tool that would closely align with our collective strategic goals for creating
more employment opportunities, attracting and retaining a talented workforce and for
positioning The Iowa City Area and the University of Iowa as a powerful global hub for tech
entrepreneurship.
You have certainly outlined a bold vision with multigenerational aspects in what you have
shared with us. The consideration to include affordable housing units also addresses a big need
for our communities.
We wish you all the best with this proposal and hope to be a resource for its successful
evolution should you be chosen by the city to move forward with this project.
Best regards,
Mark Nolte
President
CAD Group
Skype: mark.nolte3
Twitter: @marknolte
316 E Court Street, Iowa City, ]A 52240 3193543939
lowaCityAreaDevelopment.com
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Linn I Court Lofts Court Street / Linn Street Redevelopment Project
15. The identity of any unique resources, capabilities
or assets which the proposer would bring to the
Project.
Apartment for Life
Apartments and condominiums developed for senior housing
will be uniquely designed and equipped for people to age in
place, not requiring relocation -
Universal Design and Smart Home Technology
Universal design strives for a barrier free environment -
Smart home applications use sensors and other electronics
to detect when a person has fallen and follow-up with
appropriate actions -
Research and Learning Relationships
The multi -generational housing configuration provides
research and learning opportunities for University faculty and
students as evidenced by letters from UIHC and University
personnel -
Local People working Together
The development team of CG Hanson, Rohrbach Associates
and Calacci Construction are local Iowa City firms bringing
local resources to the planning, design and construction of
the project-
Rohrbach Associates PC is experienced in planning mixed-
use development projects for downtown Iowa City, with "The
Chauncey" and in downtown Coralville with the "Plaza on 6h"
projects -
The development team is experienced working together on
developer and public bid projects within Iowa City and the
Corridor -
The development team has a strong working relationship
with the University of Iowa Hospitals and Clinics and Mercy
Iowa City -
Good Design Practices including Sustainability
Building Information Management
History: Although the concept of Building Information
Modeling (BIM) has existed for many years, it has only
recently become a viable production tool for large scale
projects- As with most new technologies, it has taken some
time to mature and our team is on the cutting edge of its
utilization -
Approach to BIM: The Design team uses Revit 2014 to
develop the building model and Navisworks 2014 for
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Linn I Court Lofts Court Street / Linn Street Redevelopment Project
visualization and clash detection- In addition to modeling
three dimensional aspects of building systems, we include
increasingly rich data in the models to facilitate the use of
design analysis tools -
Building Information Modeling represents a fundamental shift
in the production of construction documents- The amount of
information that can be included in building system models is
virtually limitless- We understand that integrating BIM into
our practice is not a one-time event, but rather an on-going
process- In recognition of this fact, the Design team has
dedicated full time staff position to expanding the depth of
our building models, developing and maintaining standards
and working with other design team partners to coordinate
modeling efforts -
BIM Experience: Modeling projects in Revit has become a
standard in our practices- In the past year, over 80% of our
work has been completed using Revit- In addition to using
this software on projects where all team members are
utilizing BIM, we often use Revit for the MEP portion of
projects even when a 3D background model is not available
in order to leverage other analysis and production benefits of
the software.
Rohrbach Associates PC has extensive knowledge in
the planning and design for sustainability. Recognition
of that fact is that they have obtained LEED certification
for the following projects:
Ul - College of Public Health — Platinum Certification
City of Iowa City — Fire Station #4 — Gold Certification
City of Iowa City — Fire Station #2 — Gold Certification
City of Coralville — Center for the Performing Arts
Certified Level
Ul - Pappajohn Biomedical Discovery Building — Gold
Certification pending
Ul - New West Campus Residence Hall — Silver
Certification pending
The design team (Design Engineers specifically) has
parking ramp design experience:
Davenport, IA Block 32 and 46 Ramps
Construction costs: $12_2M Size: 193,000 sf
University of Iowa Melrose Avenue Ramp
Construction costs: $13M Size: 150,000 sf
Davenport, IA Police Facility:
Construction costs: $20M Size: 38,000 sf
City Parking Structure - Ottumwa, Iowa
Construction costs: $12_8M
Marriott Hotel and Convention Center - Coralville, IA
Construction costs: $8_8M
Coralville Intermodal Transit Facility - Coralville, IA
Construction costs: $11 M Size: 153,000 sf
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