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Home My WebLink AboutCA Court Linn IV ppts 0 G9ell 1p 1p s R I S Eat RIVERFRONT CROSSINGS Table of Contents: 1. Introduction to Project Team ;4 'AV I VENTURES a) CA Ventures b) CA Overview c) HPA d) Recently Completed Projects e) National Portfolio 2. Rise at Riverfront Crossing a) Overview 1 b) Apartments c) Hotel (Flags Interested) d) Office incubator / Tech Space I, e) Retail / Market f) Parking g) Open Public Green Space 3. Design a) RFP Compliance b) Responsiveness to Planning Guidelines c) Creation of a "true" center of multi -use d) LEED / Sustainable Design Features e) Modern Apartments with Contemporary Finishes r. f) Amenities g) Security & Life Safety Features 4. Additior 3i a) Lot Coverage Reduction for Open Space b) Public Use of Plaza c) Neighborhood Benefit of Retail / Market 5. Economic 13enetits a) Purchase Price a b) Tax Revenue Comparison c) Job Creation 6. Q&A ;4 'AV I VENTURES CA Ventures is widely recognized for its vision, track record, creativity and investor loyalty. We are institutionally minded specialists, with a passion for excellence and an unwavering commitment to quality and integrity. Asset Services Hospitality Senior Living Office Multi -Family Student Housing Off ice Multi -Family Student Housing Multi -Family Student Housing Student Housing 0 R I S Eat RIVERFRONT CROSSINGS 10 gate UA ventures na multi -family properties. Housing: 11,736 beds developed or acquire $1.4 billion in debt and equity rais 5,000 beds delivering in 201$ ulti-family 0 490 units developed o $383.7 million in debt and equity rai 0 824 units delivering in pipeline 0 700,000 SF of office space o $68. 8 million in debt: and equity raised LKS Leaumg Lenaers Lontrioution .. S Citizens $ 141,201, Private Bank $ 124,052, Fifth Third Bank $ 92,125, PNC $ 84,150, BMO $ 64,266, Total $ 505,794, Harrison Real Estate $ 90,781, Diamond Investment $ 50,006, Prudential $ 30,150, Crown $ 17,041, Total $ 187,978, s 54 different student housing, retail & hospitality, office, senior living and 19% • Retail & Hospitality: 0 1 million SF of retail space o 250+ hotel keys developed o $62.0 million in debt and equity raised • Senior Living: 0 312 assisted living and memory care beds in development o $70.0 million in debt and equity raised CA Portfolio* 4% 1 Student Housing ■ Multi -family a Office ■ Retail & Hospitality Senior Housing *Based on # of properties 1 VENTURES I� 0 loo 0 i- 10 10 Ioo � .r Iley jo �, tit ya _ I or YC c tit tIMo BR I S Eat RIVERFRONT CROSSINGS Recently Completed Projects: Student Housing Uncommon— Eugene, OR 1 � Completion Date: 8/2014 Completion Date: 8/2012 Architect: Shepley Bulfinch Architect: Shepley Bul Gross SF: 4041792 Gross SF: 3011394 Units: 229 Units: 173 Beds: 489 Beds: 606 A VENTURES o _ r lip 45 _ - Pok. � 7 s R I S Eat RIVERFRONT CROSSINGS CA Misc. Built Work - Design Details W�� IA 'A1 I VENTURES n II! ! ! I III! III J it 1011 !III III I! II11 d. II9IIh ¢¢ I "¢ ILII II c .: ill P 0 R I S Eat RIVERFRONT CROSSINGS kID/A a T;,, ,4 'V s R I S Eat RIVERFRONT CROSSINGS kID/A HERE - 308 Green Street University of Illinois Champaign, IL Ci Landmark University of Michigan Ann Arbor, MI S i West Quad ' University of Illinois Champaign. IL z., mime mr taacccnccecccccacacecuc::::::::::: .................. HERE — i op =awrence, KS �. oil I 0 R I S Eat RIVERFRONT CROSSINGS kID/A - ,i,vJ �� ✓' rArAw h y C • � _ � 11 fQ i _� _ _ F' 411111. ■o r jig • • s R I S Eat RIVERFRONT CROSSINGS Proiect Overview: Project Name: Rise at Riverfront Crossings Land Purchase Price: $5,000,000 Gross SF: Lot Coverage: Residential: Hotel: 476,810 SF 46% 302 Units 524 Beds 144 Guest Rooms Office/Conference SF: 20,000 SF Retail SF: Parking Spaces: 5,500 SF 370 r— - I VENTURES .............. m M611111 R I S E at RIVERFRONT CROSSINGS 1 c Riverfront Crossings Master Plan: South Downtown Objectives (A) Extension of Downtown to the south (B) Bridge the Burlington Street divide (C) Provide a mix of residential, office, retail and civic, uses (D) Leverage the Clinton Street mobility spine 14-2G-3: Subdistrict Standards. The intent of the Riverfront - South Downtown Subdistrict are to: (A) high intensity mixed-use development in buildings with active ground floor uses opening onto pedestrian -friendly streetscapes; (B) Buildings are designed with facades aligned along public sidewalks with parking and service areas located behind buildings in rear lot and mid - block locations Burlin Legend South Downtown Subdistrict University Subdistrict Central Crossings Subdistrict A VENTURES R I S E at Riverfront Crossin Semi-public park/open space as continuation of right-of-way 46, Residential building: • Student Housing sung Professional Apts. oor/outdoor amenities ail — Market/Grocer use outdoor amenity space Hotel: mier flag w/ local operator indoor/outdoor amenities Parking: odates required :all onsite uses. m d RETAIL EXTERIOR I RESIDENTIAL RESIDENTIAL 150.57' P.L ND1$BAPEdAREA I Z PA R\.AMENITY = o AUTO rGARAGEENTRY HOTEL r, AI HOTEL I� 'I TERRACE L _I RESIDENTIAL TERRACE I \ GARAGEENTRY BELOW 150.78' P.L. E. COURT ST TWO WAY TRAFFIC E. HARRISON ST. TWO WAY TRAFFIC VA VENTURES BELOW I �I ENTNY � I HOTEL I E �Y--J - HOTEL r, AI HOTEL I� 'I TERRACE L _I RESIDENTIAL TERRACE I \ GARAGEENTRY BELOW 150.78' P.L. E. COURT ST TWO WAY TRAFFIC E. HARRISON ST. TWO WAY TRAFFIC VA VENTURES E at Riverfront Crossin garage Entry: iatural grade a rate garage entries. Multi -Level Garage: edominantly contains the ng, which is secured from Retail parking areas. 150.57' P.L. - -MECH I ELECT - - E. COURT ST TWO WAY TRAFFIC N E 2 Z 3 N � �} 802 GARAGE b ENTRY 150.78' P.L. - E. HARRISON ST. TWO-WAY TRAFFIC AA VENTURES R ISE at Riverfront Crossin it Space: rket/Gro%.,. .,e nd neighboring n garage below. sidential Ground Floor Plan: Secure lobby for residents I floor Lounge/Fitness space Outdoor terrace amenity Hotel Ground Floor Plan: n NurLe-cucnere uFup-urf neath floor levels above. Ie -art lobby fronting new green space. spa. and outdoor terrace RETAIL EXTERIOR IHI MARKET +1.5,500 SF AUTO i RESIDENTIAL R{ root AMENITY �, \ HOTEL AMENITY II I ii ` .1 HOTEL I� 'I TERRACE L _ RESIOENTIAd' TERRACE 150.76' P.L. E. COURT ST TWO WAY TRAFFIC 2 C6 IIF GARAGEENTRY BELOW E. HARRISON ST. TWO WAY TRAFFIC - GARAGE ENTRY BELOW Ak VENTURES F, b l l 4 ------------- I- - RESIDENTIAL F — RE610. 71 LOBBY ENTRY HOTEL ENTRY d _ y I j HOTEL -- BLDG.-- MA.GENIENTI I i-. �J LOBBY LEASING ----------- i RESIDENTIAL R{ root AMENITY �, \ HOTEL AMENITY II I ii ` .1 HOTEL I� 'I TERRACE L _ RESIOENTIAd' TERRACE 150.76' P.L. E. COURT ST TWO WAY TRAFFIC 2 C6 IIF GARAGEENTRY BELOW E. HARRISON ST. TWO WAY TRAFFIC - GARAGE ENTRY BELOW Ak VENTURES R ISE at Riverfront Crossin Separated -tower design: filter through site entire spaces, apartments, and hotel rooms space into the city block :commodates separation of mixed-use program Residential building: III 30- u111L, acL+ urU1UU111b s down towards Court St. to reet wall and accommodate rooftop amenity spaces Hotel: 144 Guest Rooms w/ local operator utdoor amenities 150.78' P.L BDDM 14 BOOM 0 1 KING DBL QUEEN I —r---- I ROOM 12 ROOM 01 DBL QUEEN DBL QUEEN ------ _� ROOM 13 ROOM 03 DBL QUEEN KING � u n BOOM 0/ I KING ROOM 05 KING ROOM 06 xolmnlnxc KING I r —� BOOM 14 ROOM 07 I GEL QUEEN DBL QUEEN _____ ----� BOOM 15 ROOMOB KING KING —"--- -ROOM 16 M O ROOM 09 KING KING I ROOM 10 1 JKING ROOM 17 K1— DBL QUEEN ROOM 11 �----- DEL QUEEN ROOM IB KING E. COURT ST TWO-WAY TBAFRC F.._.._ z '.V I VENTURES 111111111 1i UNIT 05 I UNIT IB I 2 BED I 1 2 BED UNIT 19 i 850 SF BIO SF I 3 BED I I 1- I 955 SF I I UNIT 17 I I I I BED I 3'RED w 550 SIF i UNIT 20 955 SF 2 BED UNIT 16 I j 850 SF LBED I 550 SIF L_____ . UNIT 15 I j UNIT 21 1 BED I 2 BED 550 SF i 850 SF UNIT 14 I I UNIT 22 2 -BED i TBED 850 SIF I 550 SF I J ED I UNIT 23 ED Iaut I I USED o I I Pftx I I eIn 13 j l 9 RED 1 I 1 LBEDNIT I 850 SF 530 S FS UNIT 11 i UNIT 02 I I 2 -BED j I 1 -BED 650 SF i 550 SF I I j I UNIT 11 i UNIT 03 1 BED I 2 BED J i I 51111 850 SF I I \ I I UNIT 10r_____ 1 `I _. BED r 530 SIP i UNIT 01 2 BED UNIT O9 � i 850 SF I 530 SF I I I 150.78' P.L BDDM 14 BOOM 0 1 KING DBL QUEEN I —r---- I ROOM 12 ROOM 01 DBL QUEEN DBL QUEEN ------ _� ROOM 13 ROOM 03 DBL QUEEN KING � u n BOOM 0/ I KING ROOM 05 KING ROOM 06 xolmnlnxc KING I r —� BOOM 14 ROOM 07 I GEL QUEEN DBL QUEEN _____ ----� BOOM 15 ROOMOB KING KING —"--- -ROOM 16 M O ROOM 09 KING KING I ROOM 10 1 JKING ROOM 17 K1— DBL QUEEN ROOM 11 �----- DEL QUEEN ROOM IB KING E. COURT ST TWO-WAY TBAFRC F.._.._ z '.V I VENTURES 111111111 1i UNIT 05 I UNITOB I 2 BED I 1 1 BED i 850 SF 530 SIF I I 1- I I I UNIT 06 I UNIT 07 3'RED w 2 BED 955 SF 670 SF L.—_—_— ---S— — 150.78' P.L BDDM 14 BOOM 0 1 KING DBL QUEEN I —r---- I ROOM 12 ROOM 01 DBL QUEEN DBL QUEEN ------ _� ROOM 13 ROOM 03 DBL QUEEN KING � u n BOOM 0/ I KING ROOM 05 KING ROOM 06 xolmnlnxc KING I r —� BOOM 14 ROOM 07 I GEL QUEEN DBL QUEEN _____ ----� BOOM 15 ROOMOB KING KING —"--- -ROOM 16 M O ROOM 09 KING KING I ROOM 10 1 JKING ROOM 17 K1— DBL QUEEN ROOM 11 �----- DEL QUEEN ROOM IB KING E. COURT ST TWO-WAY TBAFRC F.._.._ z '.V I VENTURES R I S E at Riverfront Crossin ial Building Rooftop Amenity: 0'.. Outdoor pool/terrace Ameter w/ adequate lighting i Indoor study/lounge space stens down towards Court St. Residential/Hotel Plans: portion of typical floor plate ntinues at south end of plan E. COURT ST TWO WAY TRARIC 150.57' P.L. ij_- �1 F ROOF ' TERRACE j I � II _ i RESIDENTIAL I I AMENITY I +1. 3,000 SF 1' ROOM 14 11 J ROOM 01 KING l DBL QUEEN r d ROOM 12 j. ROOM DBL QUEEN; DBL QUEENI-----7 I u�cx. ROOM 13 ROr OM03 DBL QUEENI �IKING i UNIT 01 ROOMO< UNIT 02 I 2.BED 11 KING 5300 SF I3I 850 SIF I �I RGOMG05 i I I KINJ UNIT 10 i i UNIT 02 I I j ROOMS w 2 BED I 1 -BED I I KING 850 SF I 550 SF I r1 ROOM 101' r II ROOM 07 DBL QUEEN I i DBL QUEENI I_____ I' UNGO BED i UNIT J i�i1l_____l I ROOM 151 530 SF i 850 SF i'1 '\ it ROOMOBi KING_ UNr _ _,_____ ! J I fl00M IBI r• RKO G09 KING BED I . 530 SF i UNIT 00 2 -BED I i ROOM 10 UNIT07 850 SIF I KINGfl00M 1] 1 -BED i DBL QUEEN 530 SF i ______ — j I ROOMII I--- I j I 1 �`B UNIT 05 L QUEEN AKINGIe L- UNITDB i 50 SIP 1 -BED i I 850 I I , 5305F — — I ----- I 1r�J UNIT 06 UNIT 07 55 D 1 2.BED .% 670 SF \ 1• 7�= 150.78• P.L. 'T. . AA VENTURES 15--- R ISE at Riverfront Crossin Faigades step back from R.O.W. I RESIDENTIAL TOWER BEYOND HOTEL AMENITY 801 PARKING B 02 PARKING Front faigade set back from Court St. 77 - HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL RESIDENTIAL TOWER BEYOND HOTEL HOTEL OFFICE INCUBATOR OFFICE INCUBATOR HOTELLOBBY North/South Section (Looking West) PM WWW I_I HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL OFF ICE IN CUBA TOB OFFICE INCUBATOR HOTEL LOBBY ----19TTAFtKINE L Mg. B02 PARKING AMENITY RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RETAIL I East/West Section (Looking South) 2 Floors Office Use 15 10 VENTURES PL--, _ . , 111>>> 111111�1i� 1 a- ,r 1 � �-�! , !� fit, SOO. AAL VENTURES �1 FIJJ 7 N r' Av. ,l i .10 BR I S Eat RIVERFRONT CROSSINGS W ' ' k t w W ' ' PROGRAM SUMMARY PARKING CALCULATIONS Lot Area = 60,000 SF (1.38 ac.) ICZO Sect. 14-5A-4: 476,810 Gross Sq. Ft. Minimum Parking Requirements RESIDENTIAL RESIDENTIAL PARKING 222,340 Net Sq. Ft. 0.5 Spaces per 1BR Unit X 92 Units = 52 Spaces (104) 1BR/1BA Units 1.0 Spaces per 2 BR Unit x 174 Units = 174 Spaces (174) 2BR/2BA Units 2.0 Spaces per 3BR Unit x 24 Units = 48 Spaces (24) 3BR/2BA Units 274 Residential Parking Spaces Required 302 Units 524 Beds AA HOTEL HOTEL PARKING 75,250 Net Sq. Ft. Not Req'd in RC District 18 Keys (Rooms) X 8 Firs. OFFICE OFFICE PARKING 20,000 SF Total Office Area Not Req'd in RC District RETAIL RETAIL PARKING 5,500 Net Sq. Ft. Not Req'd in RC District PARKING PARKING REQUIREMENTS Level P-01 185 Spaces(55,000SF) Level P-02 185 Spaces (55,000 SF) 274 Residential Total Parking Provided 370 Parking Spaces 274 Required Parking Spaces wi :A 1 B fj A& - -,�A VENTURES PROGRAM SUMMARY PARKING CALCULATIONS Lot Area = 60,000 SF (1.38 ac.) ICZO Sect. 14-5A-4: 476,810 Gross Sq. Ft. Minimum Parking Requirements RESIDENTIAL RESIDENTIAL PARKING 222,340 Net Sq. Ft. 0.5 Spaces per 1BR Unit X 92 Units = 52 Spaces (104) 1BR/1BA Units 1.0 Spaces per 2 BR Unit x 174 Units = 174 Spaces (174) 2BR/2BA Units 2.0 Spaces per 3BR Unit x 24 Units = 48 Spaces (24) 3BR/2BA Units 274 Residential Parking Spaces Required 302 Units 524 Beds HOTEL HOTEL PARKING 75,250 Net Sq. Ft. Not Req'd in RC District 18 Keys (Rooms) X 8 Firs. OFFICE OFFICE PARKING 20,00 Not Req'd in RC District RETAIL RETAIL PARKING 5,500 Net Sq. Ft. Not Req'd in RC District PARKING PARKING REQUIREMENTS Level P-01 185 Spaces(55,000SF) Level P-02 185 Spaces (55,000 SF) 274 Residential Total Parking Provided 370 Parking Spaces 274 Required Parking Spaces li JIM- P11 p1 _U_: IOWA CITY RISE AT RIVERFRONT CROSSINGS - COURT/LINN I I 11.17.14 TOTAL USE LEVEL GSF PARKING FtESIDENTIAL B RETAIL GSF AREA I HOTEL BLDG _ COMMON UNIT BED RETAIL ROOM COMMON HOTEL AREA QTY QTY GSF AREA AREA AREA KEYS RESID AREA 15 11,375 11,375 9,782 1,593 13 22 14 14,735 14,735 9,782 4,953 13 22 13 19,650 19,650 16,899 2,751 23 40 12 19,650 19,650 16,899 2,751 23 40 11 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 18 10 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 18 9 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 18 8 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 18 7 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 18 6 28,400 19,6501 16,899 2,7511 23 40 8,750 7,5251 1,225 18 5 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 18 4 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 18 3 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 OFFICE 2 28,400 19,650 16,899 2,751 23 40 8,750 7,525 1,225 OFFICE 1 28,400 19,650 5,500 14,150 8,750 8,750 P-01 43,500 43,500 P-02 55,5001 55,5001 TOTAL 476,810 99,000 281,560 5,500 53,708 302 524 96,250 0 75,250 21,000 1441 A VENTURES IRKING AREA TOTAL )ARKING. RES DWELLING SPACES - AREA UNITS TOTAL 550 850 925 BEDSTUDIOS 1X1 2X2 3X2 CITY CITY CITY CITY CITY w 104 104 (1X1) 174 348 (M) 24 UNITS 72 BEDS (3X2) AA VENTURES 9,7821 13 22 41 9 I 9,782 13 22 4 9 16,899 23 40 8 13 2 16,899 23 40 8 13 2 I 16,899 23 40 8 13 2 16,899 23 40 8 13 2 16,899 23 40 8 13 2 I 16,899 23 40 8 13 2 16,899 23 40 8 13 2 16,899 23 40 8 13 2 I 16,899 23 40 8 13 2 16,899 23 40 8 13 2 16,899 23 40 8 13 2 I 16,899 231 401 81 13 2 0 ol ol ol 0 w 104 104 (1X1) 174 348 (M) 24 UNITS 72 BEDS (3X2) AA VENTURES LEED / SUSTAINABILITY OBJECTIVES: High Efficiency Mechanicals Site Planning for Maximum Energy E Low -E Glazing Recyclable Materials where Possible Energy Star Appliances Low -Flow Fixtures Low-VOC Paints Bicycle and Scooter Parking fficiency Electric Car Charging Stations Rainwater Harvesting for Landscape Sustainable Material Selections Select Reclaimed and Repurposed Finish Materials * I, 9 AAL VENTURES r s R I S Eat RIVERFRONT CROSSINGS _..... -.�. ria. w r s R I S Eat RIVERFRONT CROSSINGS w r s R I S Eat RIVERFRONT CROSSINGS Financial Summar. Sources & Uses Common Equity Senior Debt Total Sources Land Costs Hard Costs Soft Costs Total Uses 35.0% 65.0% 100.0% 5.2% 78.0% .1a a0/ 100.0% Amount 33, 871, 550 62,910,000 96J81,550 550 5,000,000 75, 530, 851 16, 250, 698 96J81,550 550 Overview Operating Revenue Residential Rental Revenue Hotel Revenue Retail Revenue ($25/SF) Office Revenue Total Operating Revenue Total Departmental Expenses Operating Expenses Management Fee (4.0%) Property Taxes Capital Reserve Other Operating Expenses Total Operating Expenses Op Expense as % of Total Revenue Net Operating Income Year 1 Year 2 Year 3 Year 4 Year 5 2017-18 2018-19 2019-20 2020-21 2021-22 7,115, 928 5,739,984 176,002 350,000 13,381,914 1,303,488 7,329,406 6,085,421 181,282 360,500 13, 956, 610 1,352,766 7,549,288 6,535,636 186,721 371,315 1,403,930 7,775,767 6,731,705 192,322 382,454 15, 082, 249 1,457, 051 8,009,040 6,933,657 198,092 393,928 15, 534, 716 1,512,207 535,277 558,264 585,718 603,290 621,389 1,532,804 1,578,788 1,626,151 1,674,936 1,725,184 221,288 221,288 221,288 221,288 221,288 2,738,046 2,798,586 2,963,731 3,116, 969 3,210,478 5,027,414 5,156, 926 5,396,889 5,616,483 5,778,339 47.31% 46.64% 46.44% 46.90% 46.93% 7,051,012 7,446,917 7,842,141 8,008,714 8,244,171 AA VENTURES Economic Incentives Tax Summary Tax Analysis Estimated Residential Assessed Value Estimated Residential Property Tax Estimated Commercial Assessed Value Estimated Commercial Property Tax Total Estimated Property Tax Estimated Lodging Tax Estimated Sales Tax (from Hotel F&B) Total Estimated Tax (Per Year) Total GAP/Assistance Requested Total Estimated Tax (15 Years) Less: GAP/Assistance Net Tax to Municipalities Over 15 Years None None $ 40, 955, 890 $ 26, 813, 814 $ 40, 955, 890 $ 26, 813, 814 $19-27 Million $ 27, 688, 074 (19, 000, 000 $ 896889074 $14.1 Million $ 9,191, 766 (14,144, 000 $ (49 952, 234 AA VENTURES Sherman CA Core Campus Associates CG Hanson $ 43, 504, 215 $ 64, 928, 078 $ 13,108, 886 $ 12, 964, 832 9115805 153605827 2745749 2715730 $ 16, 966, 644 $ 252095218 $ 17,167, 381 $ 6,078,492 6205999 805860 6285346 2225480 $ 195329804 $ 194419687 $ 9039095 $ 4949210 6555949 - 5735955 - 13, 306 - 115642 - $ 292029058 $ 194419687 $ 194889693 $ 4949210 None None $ 40, 955, 890 $ 26, 813, 814 $ 40, 955, 890 $ 26, 813, 814 $19-27 Million $ 27, 688, 074 (19, 000, 000 $ 896889074 $14.1 Million $ 9,191, 766 (14,144, 000 $ (49 952, 234 AA VENTURES Purchase Price and Job Creation: Iffering highest purchase price at $5M allowing city to retire any debt and have surplus cash. CA 'entures will put $100,000 deposit down upon selection while negotiating fine points of greement. ✓ith an estimated construction cost of $75.5 million, the project is expected to generate 400 to 50 construction jobs over the course of 20 months. pon completion the project will create approximately 67 permanent jobs: 12-15 permanent jobs in the apartment building and office space 10-12 permanent jobs in the market / retail space 30-40 permanent jobs in the hotel 100 permanent jobs in the office space (assuming 200 SF / person) AA VENTURES I 5 E at E R F 0 S S R 0 N T I N G S V VENTURES