joint venture development team
TRANSCRIPT
Joint Venture Development Team
Land Owner (Sears)Office, Retail & Residential Developer (Nichols Partnership Inc.)Hotel Developer (Sunstone/Westbrook)City of Denver (Parking)
LocationUniversity and 1st AvenueCherry Creek Shopping District
Cherry Creek MallCherry Creek North Retail District
One of Denver’s Only Urban PlacesLocated on the corner of “Main and Main”
Cherry Creek
The DevelopmentUrban Village ConceptMixed Use – Retail, Office, Residential, Hotel490,000 SF of New Construction1,600 Parking Spaces180,000 SF of Existing Buildings
Whole FoodsSears
Uses Established by Users
Development Model
Site Plan
Second Floor Plan
Parking Level B-1
Janus World Headquarters
JW Marriott Hotel
Entitlement Issues
Politically Active NeighborhoodLast Large Parcel of Land in Cherry CreekRezoned to CMU-10 from CCNTraded Height Restriction for Hotel“Clayton Lane” = Private Street
Clayton Lane
Clayton Lane – “Placemaking”
2-Way Traffic with Street ParkingSidewalks – 13’-28’ Wide Plaza & CourtyardStone & Brick PavingSignage, Lighting, Street Furniture, Banners, MusicPrivate Street – Festivals, Farmer’s Market
Landscape Design
Architectural Intent
Urban CharacterArticulate StorefrontsModern and Traditional MaterialsParking – Out of SiteEstablish Identity... but Tie into the DistrictLight and AirClayton Lane = Gateway to Cherry Creek North
Phase I – Parking Structure/Retail
Phase I – Parking Structure /Retail
Crate and Barrel
Crate and Barrel
Hotel and Retail
Residential/Retail
Schedule
Phase I – Parking Structure/Retail = January 2003Janus World Headquarters = December 2003JW Marriott Hotel = June 2004Clayton Lane Retail, Grand Opening = Nov. 2004Residential = December 2004
“Lifestyle Retail”Housewares – Crate & Barrel, Design Within Reach, Bose, HW Home, ArhausFashion/Jewelry – Orvis, White House/Black Market, John Atencio JewelersRestaurants – North, Bob’s Steak House, MirepoixLuxury Services – The Spa at Cherry Creek, La Fontaine, Antoine du ChezConvenience – Whole Foods, Peet’s Coffee, ColdstoneCreamery, The Bike RackFinancial Services – Wells Fargo
Retail DemographicsAvg. Household Income = $105,000!Avg. Age = 43Highly Educated and Skilled Workforce
Traffic Count1st Avenue = 60,000 cars/dayUniversity = 46,000 cars/day
Development CostsParking Structure/Retail - $18MJanus Office/Retail - $61MRetail – $30MResidential - $14M
Total Cost = $123M
Hotel - $40M
Initial Equity Financing
Land - $16MCash - $6.85MDeferred Development Fee - $1M Mezzanine Debt - $3M
Total Equity = $26.85M
(Subsequent Phases are Financed from Ongoing Operations)
Risks – Mixed Use
Zoning/Approval: Additional Uses = ControversyFinancing: Loan Size = Syndication
Multiple Uses = Limits LendersConstruction: Complexity, Different Building TypesTiming: Interest Rate Exposure, Cost IncreasesAll Components Must WorkDevelop Unfamiliar Building Types“Ready, Fire, Aim”
Risk MitigationParking Structure/Retail: 65% Pre-leasedJanus Building: 86% Pre-leased, 10% Return on CostRetail: 52% Pre-leased, 77% Pre-Lease RequirementResidential: 50% Pre-Sale RequirementHotel: Sold to Hotel Developer
Exit Strategy
Office: Sell 15 yr. BBB+ Credit Lease at 7.4% CAPRetail & Parking: Hold and Finance, 6%Residential: Sell Condominiums, $435 psfHotel: Sold Pad and Parking to Hotel Developer, $36,000/key
Synergy of Mixed Use
Office Tenants: Walking Distance to ServicesResidential: Premium Sales PricesHotel: “Built-in” Room NightsRestaurants: Lunch Customers (Office & Retail)
Dinner Customers (Hotel)Retail: Other Uses “Feed” the RetailParking: Shared Usage“The Whole is Greater than the Sum of the Parts”
Key Developer Relationships
Joint Venture PartnersPlannerCity Councilman/Neighborhood AssociationsConstruction LenderEquity InvestorsArchitectConstruction ManagerLeasing Agents
“Managing Conflict”
Developer/Neighborhood AssociationsDeveloper/LendersContractor/ArchitectContractor & Architect/City AgenciesArchitect/EngineerConstruction Manager/ContractorDeveloper/Leasing Agent
Site Aerial
Questions and Answers
Project Poster