REQUEST FOR QUALIFICATIONS - Downtown Waterfront Redevelopment June 5, 2019
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REQUEST FOR QUALIFICATIONS Downtown Waterfront Redevelopment June 5, 2019
Cover Image: Liberty Way | Marquette, MI
June 5, 2019
Robert Mahaney
President
City of Houghton Veridea Group, LLC.
ATTN: Eric Waara, City Manager Liberty Way
616 Shelden Avenue 857 W. Washington Street, Suite 301
Houghton, MI 49931 Marquette, MI 49855
rmahaney@verideagroup.com
Dear Mr. Waara,
We are pleased to present our submittal response to the City of Houghton’s RFQ for redevelopment of its downtown
waterfront property.
As suggested in the RFQ, this project represents a unique opportunity to create a legacy project that can provide
transformative change to Houghton’s waterfront. The project has the potential to create a vibrant community gathering space
in the heart of downtown, provide new services and amenities to the community, and be a catalyst for redevelopment and
economic growth in the City.
At the same time, the development must honor and complement Houghton’s historic architecture and the project’s objectives
must be aligned with the City’s Master Plan.
We believe all of this is possible. Our vision for the site is driven by the opportunity we see to transform this highly visible
location in the epicenter Houghton into a vibrant mixed-use development that will create a strong sense of place. It will serve
as a clear connection between Shelden Avenue and the waterfront. Our conceptual plans demonstrate the ability to also
achieve the City’s parking objectives, while at the same time creating new storefront opportunities for existing structures along
Lakeshore drive.
Veridea has assembled a talented and proven team capable of achieving these objectives and more. Our capability to
execute this plan is demonstrated through Veridea’s 25+ year track record of development in the Upper Peninsula. The
UP is our home and we are passionate about delivering quality projects that have the capability to transform the quality of
life and economies of our UP communities. Veridea has been involved to date in over 70 projects valued at approximately
$300 million, with most of these being in the UP, in communities ranging from Houghton to Munising to Marquette. Our
external partners for this project include some of the Midwest’s premier architects, consultants and contractors, including
Eppstein Uhen Architects (EUA) of Milwaukee, Miron Construction of Neenah, WI, Upper Peninsula Marketing Department of
Houghton, and Walker Parking Consultants of Chicago, IL.
Liberty Way 857 W. Washington St., Suite 301 Marquette, MI 49855-4139
906.228.3900 Fax: 906.226.8741 www.verideagroup.com
In order for this project to realize its full potential, we believe that a collaborative partnership with the City is essential. We
are committed to working closely with City leadership, the community, and you in order to produce a project that delivers
maximum benefit to all stakeholders. It is the same approach we have used across the UP in past projects to great success.
We thank you again for the opportunity to be considered for this important opportunity. We are committed to delivering a
project that will stand as a proud legacy for the community for generations to come. We look forward to working with you
towards that goal.
Sincerely,
Robert Mahaney | President
906.228.3900 | rmahaney@verideagroup.com
Liberty Way 857 W. Washington St., Suite 301 Marquette, MI 49855-4139
906.228.3900 Fax: 906.226.8741 www.verideagroup.com
5
6 Request for Qualifications: Downtown Waterfront Redevelopment
TABLE OF CONTENTS
B. Qualifications + Experience 08
A. Examples of Similar Projects Undertaken by Developer 09
B. Administrative Capacity to Undertake Project 16
C. Development Team Experience / Previous Experience 17
D. Expertise in Development of High-Value Projects of Similar
Size + Scope 23
E . Experience with Development in the Upper Peninsula
or Similar Markets 23
F. Development Team Members 24
C. Legal Disclosure 28
D. Development Plan 29
A. Uses and Zoning 30
B. Design 30
C. Plan Consistency 30
D. Tax Generation 42
E . Total Anticipated Investment 42
F. Development Schedule 43
G. Ownership by Purchaser/Developer 46
E . Financial Capabilities 47
F. Economic Development Incentives 48
G. Option Price 49
H. Purchase Price 50
I. References 51
7
153 W. Washington | Marquette, MI
B:
QUALIFICATIONS
+ EXPERIENCE
a. Examples of Similar Projects
b. Administrative Capacity
c. Team Experience
d. Expertise in Similar Projects
e. Experience in the Upper
Peninsula or Similar Markets
f. Development Team Members
8 Request for Qualifications: Downtown Waterfront Redevelopment
a. Examples of Similar Projects Undertaken by Developer
LIBERTY WAY
DEVELOPMENT –
MARQUETTE
Redefining Downtown Marquette
Located on Lincoln and Washington Streets, Liberty Way
entailed the redevelopment of a blighted and abandoned
former manufacturing site into a mixed-use development
containing office, lodging, dining, health care, and
underground parking facilities. Originally planned to
require 8 years to complete with a total investment of $30
million, this $42 million project was completed in 4 years.
Veridea worked closely with the MEDC, City Government,
and the Marquette Brownfield Authority to complete the
development. Since the completion of Liberty Way, a half
dozen new developments or renovations have occurred
in the three-block area around the property, including the
new UP Health Systems campus, TriMedia Environmental
and Engineering’s headquarters, and Marquette
Orthopedic and Sports Therapy’s headquarters.
LOCATION • Intersection of Lincoln and Washington
Streets, Marquette, MI
TOTAL • $42 Million
DEVELOPMENT
COSTS FINANCIAL • Owner equity
DEVELOPMENT • Mixed use, three buildings STRUCTURE • Private bank loans
TYPE + SIZE • Three-story single tenant • MEDC financing
• Total of 150,000 sf • Brownfield TIF
• New Streetscape PROJECT • Site control to initial building occupancy:
• Direct connection to City multi-use TIMELINE 3 years; site control to final building
recreational pathway occupancy: 5 years
• Three-story multiple tenant (6 tenants)
• Three-story extended stay hotel
• All buildings serviced by surface and
below ground parking
VERIDEA’S ROLE • Developer of entire site; owner / operation of
two buildings
9
HARBOR HILLS
OFFICE PARK –
MARQUETTE
Greenfield development of a 14-acre
parcel into a Class A office campus
Located on 14 acres adjacent to McClellan Avenue in
Marquette, Harbor Hills Office Park was a multi-year
phased development of Class A office suites housing a
variety of professional businesses and medical offices.
The park was developed as single parcels with a variety
of building types ranging from single-tenant to two-
and three-tenant buildings with a total development
investment exceeding $8 million. The park was conceived
and developed as a wooded campus that blends in
with the surrounding residential neighborhood. Veridea
developed the Park utilizing easements and cross parking
agreements that minimized impervious surfaces and
preserved green space and the mature pine and
birch forest.
LOCATION • Harbor Hills Drive, adjacent to McClellan
Avenue, Marquette, MI
TOTAL • $8 Million
DEVELOPMENT
COSTS
DEVELOPMENT • Office, four buildings
TYPE + SIZE • Two-story single tenant
• One-story single tenant
• One-story two-tenant
• One-story medical suite
VERIDEA’S ROLE • Developer/Project Manager
• Initial owner of two buildings
FINANCIAL • Owner equity
STRUCTURE • Private bank loans
PROJECT • Site control to initial building occupancy:
TIMELINE 2 years; site control to final building
occupancy: ongoing – one parcel remains
available
10 Request for Qualifications: Downtown Waterfront RedevelopmentTHE RESIDENCES AT
HARBOR VISTA –
MARQUETTE
Repurposing of former hotel site into
multi-family residential
Veridea completed Phase 1 of its Residences at Harbor
Vista development, a multi-family residential project,
in June 2018. Located on 12 acres overlooking
Marquette’s Lower Harbor, the development repurposes
a former hotel site into a vibrant multi-family residential
community. Residents enjoy access to numerous natural
amenities including the Noquemanon Trail Network’s
singletrack trail system and the City of Marquette multi-
use pathway. Veridea collaborated with the City of
Marquette to bring adequate water supply to the site by
entering into a Local Development Agreement whereby
the City upgraded the water and sewer infrastructure in
exchange for Veridea’s guaranteed development. Initial
estimates for the project involved the investment of $5
million into the property within 36 months; Veridea
expects to have invested more than double that amount
in that time frame and anticipates an almost $40 million
total investment in the project upon completion. Veridea
will break ground on Phase 2, a $9 million project, in
July 2019.
LOCATION • 1885 Harbor Vista Drive, Marquette, MI FINANCIAL • Owner equity
STRUCTURE • Private bank loans
TOTAL • Up to $40 Million upon completion • City of Marquette $400,000
DEVELOPMENT infrastructure upgrade
COSTS
• Multi-family residential PROJECT • Demolition of hotel to initial building
DEVELOPMENT
TIMELINE occupancy: 3 years; demolition to final
TYPE + SIZE • Phase 1: 31 units
building occupancy: 6 years, anticipated
• Proposed Phase 2: 30 units
• Future Phases: Up to 50 additional units
• All buildings serviced by surface and
below ground parking
VERIDEA’S ROLE • Developer, owner / operator
11HOLIDAY INN EXPRESS
– HOUGHTON
Acquisition and renovation of a hotel in
the City of Houghton
Veridea acquired the Holiday Inn Express, Houghton,
out of foreclosure in 2012. An immediate $2 million
renovation was performed. Since that time, Veridea
has invested over $4 million in the renovation and
expansion of the property, including a complete facade
improvement, expanded exercise facilities, and the
addition of 16 new guest rooms. Under Veridea’s
management, the property has become the premier
business and leisure lodging hotel in the Keweenaw
Peninsula and has earned multiple awards for guest
satisfaction.
LOCATION • 1110 Century Way, Houghton, MI
TOTAL • $7 Million
DEVELOPMENT
COSTS
DEVELOPMENT • Hotel
TYPE + SIZE • Originally 61 rooms
• Expanded to 77 rooms in 2018
VERIDEA’S ROLE • Owner / Operator
FINANCIAL • Owner equity
STRUCTURE • Private bank loans
PROJECT • Purchase to initial renovation: 1 year
TIMELINE
12 Request for Qualifications: Downtown Waterfront RedevelopmentRESIDENCE INN –
BOZEMAN, MT
Purchase and total renovation of 115-
room all-suite hotel
Veridea acquired the Residence Inn, Bozeman, in late
2016 and immediately embarked upon a full property
renovation. The hotel received a complete exterior façade
renovation, a lobby expansion, new outdoor living space,
expanded meeting and exercise spaces, new flooring,
wall coverings, and artwork in the public areas, and
complete renovation of the guest rooms including new
appliances, kitchen cabinets and showers. To date, there
has been a total investment in the property of $21.5
million.
LOCATION • 6195 E. Valley Center Road, Bozeman, MT
TOTAL • $21.5 Million
DEVELOPMENT
COSTS
DEVELOPMENT • Extended stay hotel
TYPE + SIZE
VERIDEA’S ROLE • Owner / Operator
FINANCIAL • Owner equity
STRUCTURE • Private bank loans
PROJECT • Purchase to complete renovation: 2 years
TIMELINE
13153 WEST
WASHINGTON ST –
MARQUETTE
The Impact of location on placemaking
Veridea acquired the building at 153 West Washington
Street in 2002 when a majority of storefronts in
downtown Marquette were vacant. Originally a grocery
store constructed in the 1930’s the 12,000 square foot
building had undergone several changes that left its
art deco façade covered over and in disrepair. Veridea
believed the site’s highly visible location represented
a strong placemaking opportunity that could alter
perceptions of downtown Marquette. Veridea converted
the building to a multi-tenant format and restored the art
deco and limestone finish. The conversion was a success
and the building has been fully leased with boutique
retailers and small offices since its completion. Following
the renovation of 153 West Washington, other property
owners began reinvesting in the downtown. Today the
area is teeming with retailers, specialty shops, restaurants,
and bars. After 17 years of ownership, Veridea is again
investing in the building with a new façade renovation
expected to be complete by July 1.
LOCATION • 153 W. Washington Street, Marquette, MI
TOTAL • $775,000
DEVELOPMENT
COSTS
DEVELOPMENT • Purchase and renovation of dilapidated
TYPE + SIZE 12,000 square foot historic downtown
building
VERIDEA’S ROLE • Developer / Owner
FINANCIAL • Owner equity
STRUCTURE • Private bank loans
• MEDC façade grant
PROJECT • Purchase to initial renovation: 1 year;
TIMELINE currently undergoing a complete exterior
façade renovation
14 Request for Qualifications: Downtown Waterfront RedevelopmentCOURTYARD BY
MARRIOTT –
ALBION
Bringing new life to a college town
Once a thriving college town in southern Michigan,
Albion had fallen into a deep recession following the loss
of its major employers in the late 1980s. Albion College
recognized the need for an economic revitalization of the
town and reached out to a group of alumni, including
Veridea President Robert Mahaney. Veridea partnered
with the College and other alumni to develop and build
the 75-room hotel in the heart of the city’s downtown.
Following the hotel’s 2018 opening, Albion has seen
a resurgence of downtown businesses, including a
revitalized theater and a craft brewery.
LOCATION • 200 S. Superior Street, Ablion, MI
TOTAL • $11 Million
DEVELOPMENT
COSTS
DEVELOPMENT • Hotel
TYPE + SIZE • 75 rooms
• 59,000 square foot
VERIDEA’S ROLE • Equity Partner / Operator
FINANCIAL • Owner equity
STRUCTURE • Private banking loans
• MEDC
• Brownfield TIF
PROJECT • 1 year
TIMELINE
15b. Administrative Capacity to Undertake Projects In addition to its ownership, Robert and Mary Mahaney, Veridea employs a 12-person full-time development and operations staff at its Marquette corporate headquarters. Corporate staff includes experts in site selection and analysis, property development and management, construction, sales, leasing, accounting and finance, and hotel and residential operations. As a team, they have worked collaboratively toward the development and operation of six hotels, a multi- family residential complex, and numerous office and retail buildings valued at more than $300 million. Veridea also works closely on each project with leading outside consultants from across the Midwest in architecture, engineering, design and construction. UPHP | Marquette, MI (Part of Liberty Way Development) 16 Request for Qualifications: Downtown Waterfront Redevelopment
c. Development Team Experience / Previous Experience
METREAU
APARTMENTS
NEW CONSTRUCTION + MIXED-USE
Use the surrounding views
for inspirational design
This luxury, mixed-used apartment complex sought
to establish a unique, high-end option for residents
in downtown Green Bay. EUA worked with the client,
Dermond Properties, to produce a financially successful
plan through utilizing a pro forma review and developing
creative solutions that met budget without compromising
design. In addition, as the client was new to
Green Bay, EUA helped to facilitate a positive relationship
with the city.
EUA designed a site that offers stunning views of the Fox
River, multiple floor plans and abundant common-use
spaces. Tenants can enjoy spaces such as a club room,
fitness center, an outdoor plaza and convenient access to
the city’s river walk. A pioneer of its type in the area, this
apartment complex combines modern high-rise appeal
with elegant and sophisticated European sensibility.
DETAILS 162,580 sq ft
Green Bay, WI
• 8 stories
• 107 units
• 11 penthouse units with terraces
• Integrated parking (120 stalls)
• Outdoor gathering space along the river
AWARD • Top Project - Daily Reporter
17MANPOWERGROUP
WORLD HQ + NEW CONSTRUCTION
[LEED-GOLD ]
Design, engineer + build with
environmentally-responsible methods
EUA was selected to design the world headquarters for
ManpowerGroup, a Fortune 500 company and global
leader in the employment services industry. Located
in downtown Milwaukee, the 280,000 sq ft, four-story
facility is an impressive addition to the city’s riverfront.
The project includes the new world headquarters, a
Riverwalk, and an adjacent 1,260-car parking structure
connected to the building via a skywalk. The building
opens gracefully onto the Milwaukee River, enlivening the
riverfront experience for both Manpower employees
and the community as a whole. The office building faces
the Milwaukee River and features a public plaza. The
entire project was designed, engineered and built with
environmentally responsible methods, showcasing a
commitment to sustainable design.
DETAILS 280,000 sq ft
Milwaukee, WI
• Riverwalk
• Parking structure
• Public plaza
AWARDS • Commercial Award of Merit -
Midwest Construction
• Best New Office Development -
Milwaukee Business Journal
• State Farm Insurance Building Blocks
Award - MANDI
• Top Project - Wisconsin Builder Association
• Urban Impact Award - WCREW
18 Request for Qualifications: Downtown Waterfront RedevelopmentTHE POINT
ON THE RIVER
RENOVATION + ADDITION
Redevelop a former warehouse while
integrating a public Riverwalk
Located in Milwaukee’s Fifth Ward, this project consists
of the redevelopment of a former warehouse along the
Milwaukee River. The design includes adding four to
eight stories to the existing structure and creating a new
modern identity for the development.
Also included in the project was the integration of a
public Riverwalk. Positioned in the marketplace to offer
a wide range of units from affordable to luxury that
maximize views of the river and downtown, The Point on
the River is the largest urban condominium development
in the City of Milwaukee.
DETAILS 417,870 sq ft new
11,000 sq ft retail
8,000 sq ft office space
Milwaukee, WI
• 160 units
• 750 - 2,500 sq ft per unit
• 12 stories
• 218 heated indoor parking stalls
• Business center
• Fitness center
• Private screening theater
19ST. CROIX CASINO DANBURY HOTEL + CONVENTION CENTER This new facility features 32,785 SF of hotel space (36 rooms), and 145,329 SF of casino/convention center, pool, and underground parking space. The facility will offer visitors over 500 slot machines. Poker, blackjack, roulette, and craps are the offered table games. Visitors can also enjoy three dining options, a hotel with an indoor pool, outlet shop, and a convention center. LOCATION • Danbury, WI PROJECT • $32.5 Million BUILDING • 178,114 sq ft AREA COMPLETION • July 2010 DELIVERY • Negotiated General Contractor METHOD 20 Request for Qualifications: Downtown Waterfront Redevelopment
STAYBRIDGE HOTEL
+ UNDERGROUND
PARKING AT LIBERTY
WAY
Aptly named for its location at the crossroads of
Washington and Lincoln streets, the Liberty Way
redevelopment transformed a former industrial area
requiring environmental remediation into a new, modern
gateway to the downtown.
Phase 2, Staybridge Suites hotel and residences, is an
upscale extended-stay hotel offering 108 units, each
one appointed with suite-style amenities including a full
kitchen. Guests at the hotel will enjoy its large atrium
area, exercise facilities, pool, spa, library, laundry, and
meeting spaces.
In addition, guests are provided parking in the facility’s
180-stall heated underground parking garage.
LOCATION • Marquette, MI
PROJECT • $14 Million
BUILDING • 90,000 sq ft hotel
AREA • 45,700 sq ft underground parking
COMPLETION • October 2016
DELIVERY • Construction Management
METHOD
21THE HOTEL AT KIRKWOOD CENTER (HOTEL + CULINARY ARTS TRAINING FACILITY) This 4-story, 5-star Hotel at Kirkwood Center is the largest and most comprehensive teaching hotel at a community college in the United States. It is staffed by professional management assisted by Kirkwood students. The facility is a full-service hotel with a culinary arts facility. The 71-room, 107,291 SF hotel boasts standard, deluxe, executive and presidential suites, as well as 65 standard rooms. Facilities include a gourmet restaurant with indoor and outdoor dining areas, a 7,454 SF ballroom that accommodates 900 guests, classrooms, kitchens, conference rooms, and 5-star amenities. Eco-friendly aspects of the building include geothermal ground-heat exchangers with more than 200 bored wells, “smart-control” mixing valves on high-efficiency water heaters, nine night-time “ICE KUBE” units for daytime cooling, advanced monitoring kitchen air-handling controls, and motion sensors with “dormant” modes. LOCATION • Cedar Rapids, IA PROJECT • $24.5 Million BUILDING • 107,291 sq ft AREA COMPLETION • July 2010 DELIVERY • General Contractor METHOD 22 Request for Qualifications: Downtown Waterfront Redevelopment
d. Expertise in Development of High-Value Projects of Similar Size and Scope
As demonstrated in the featured projects, Veridea is well-versed in projects similar to the Houghton Waterfront
redevelopment. The projects most closely aligned to the Houghton property include:
• The Liberty Way Development in Marquette involved the complete reimagining of a blighted and challenging parcel
in the heart of the City. To realize its vision, Veridea worked closely with City government officials and staff members
as well as the Marquette County Brownfield Authority and the MEDC. Demolition of existing structures, the addition
of underground parking, and the construction of the three mixed use buildings totaled $42 million in investment
and was fully realized in four years.
• The Residences at Harbor Vista involved the demolition of an existing hotel resort with four separate buildings.
To accomplish the development, Veridea entered into a local development agreement with the City of Marquette
whereby the City upgraded its water and sewer mains near the property in exchange for Veridea’s guarantee that
a $5 million development would be completed within 36 months. That goal was exceeded in one year. An ongoing
project, total private investment is expected to reach $40 million.
Before: Liberty Way After: Liberty Way
After: Liberty Way After: Liberty Way
e. Experience with Development in the Upper Peninsula or Similar Markets
Veridea has been developing projects in the Upper Peninsula for the entirety of its nearly 30-year history. Its first
commercial development project was in Houghton in 1994 with the construction of a Blockbuster Video store. Other
Houghton developments included the acquisition of the shuttered Office Max store and its subsequent conversion to
a successful Tractor Supply and the Holiday Inn Express, which is owned and operated by Veridea. Elsewhere in the
Upper Peninsula, Veridea has developed multiple retail strips, a multi-family residential complex, two hotels, a four-
building office park, a mixed-use, multi-building property; two restaurants, and an historic downtown retail building all
in Marquette.
23f. Development Team Members Robert Mahaney CO-FOUNDER + PRESIDENT Bob is the co-founder and President of the Veridea Group. He has over 30 years of experience in all aspects of real estate development and operations. His professional career has also included work in public accounting, corporate banking, investment management, and the start-up, acquisition, operation and sale of several business ventures. Bob received his Masters of International Management degree from the Thunderbird School of Global Management and holds a Bachelors degree from Albion College. He has received professional licenses as a certified public accountant, certified financial planner and real estate broker in the State of Michigan. Bob currently serves as Chairman of the Northern Michigan University Board of Trustees. He is a co-founder and current Board Chair of Invest UP, a private sector-led economic development organization focused on driving economic growth throughout Michigan’s Upper Peninsula. He is a member of the Board of Directors of Mackinac Financial Corporation/mBank. Bob’s prior community service includes past chairman and board member of the Michigan Catholic Conference’s pension plans and past president of the Noquemanon Trail Network. Mary Mahaney CO-FOUNDER + EXECUTIVE VICE PRESIDENT Mary is the co-founder and Executive Vice President of Veridea and has been actively involved in every Veridea project. Today, Mary is chiefly responsible for all operative aspects of the company; additionally, she is responsible for overseeing all accounting and finance functions of the company. Mary earned her B.S.B.A. in Accounting from Michigan Tech University. She is a CPA with past experience in a wide variety of industries. Charles Holsworth SENIOR VICE PRESIDENT Charlie is Veridea’s Senior Vice President and is primarily responsible for the performance of Veridea’s hotel properties. Under his leadership, Veridea has achieved industry-leading standards for guest service and financial performance. Charlie has also developed a nationally recognized management training program for Veridea’s Hospitality Division. 24 Request for Qualifications: Downtown Waterfront Redevelopment
Justin Blubaugh
DIRECTOR OF CONSTRUCTION + FACILITIES
Justin is Veridea’s Director of Construction and Facilities. He oversees all
aspects of new construction and renovation projects. A graduate of Northern
Michigan University’s Construction Management program, Justin has more
than a decade of experience as a Project Superintendent with Mortenson
Construction prior to joining Veridea. He is also a former member of the
Army Reserve, where he served in Iraq. Currently, Justin serves on the
Advisory Board to NMU’s Construction Management program.
Mark Paupore
DIRECTOR OF FINANCE + ACCOUNTING
Mark is Director of Finance and Accounting where he is responsible for
Veridea’s accounting and finance operations. He has over 20 years of
accounting and finance experience in the public and private sectors. His
background includes extensive experience in Brownfield projects, lender
relations, and non-profit and governmental accounting. Mark received
his B.S. in Accounting from Northern Michigan University. Mark has been
recognized for his expertise in MEDC and Brownfield TIF funding programs.
He currently serves on the Board of the Marquette County Economic
Development Authority.
Michele Thomas
DIRECTOR OF REAL ESTATE DEVELOPMENT
Michele is the Director of Real Estate Development. She is responsible for
all aspects of new development projects from opportunity identification to
completion. Michele earned her B.S. in English from Northern Michigan
University. She has more than 20 years of experience in publishing,
communications, project management, statistical analysis, and marketing.
She is also a licensed real estate Broker in Michigan. Currently, Michele is a
member of the Noquemenon Trail Network’s Board of Directors.
25The Veridea Group is a Marquette-based real estate development and hotel management firm with extensive experience in large- scale development projects in the Upper Peninsula, including Marquette, Houghton, Munising, and Iron River. Veridea and its owners have developed approximately 70 projects valued in excess of $250 million across Michigan and Montana and our firm has earned a reputation as one that delivers on its promises and builds and operates facilities that exceed client expectations. Veridea’s development experience includes mixed use, office, residential, medical, and hospitality/hotel. Our commercial client roster includes such names as UP Health Plan, Marriott, IHG, Wells Fargo, Mackinac Financial/ mBank, Apria Healthcare, UHS, Forefront Dermatology, various medical practices, United States Senator Gary Peters, and numerous small businesses in the Marquette community. Veridea specializes today in urban mixed-use developments within secondary and tertiary rural communities. We believe these types of projects can have a transformative impact on their communities, creating a strong sense of place that changes public perceptions for the better and spurs economic growth beyond the projects themselves. Most of the projects involve transforming an underutilized or blighted property into a modern structure that provides needed services and amenities to the community while integrating into the area’s architecture. Our people -- who themselves live in such communities -- are passionate about this work and they have collectively developed a skillset uniquely tailored to these markets and projects. This skillset includes market research, site design, capital procurement, Brownfield TIF programs, State and Federal incentives, economic development agreements, and project management and ongoing property management. Since our 1907 inception, Eppstein Uhen Architects (EUA) has actively worked to retain the core values of “doing the right thing,” treating clients and partners with respect, ensuring a quality product and delivering proactive planning and design solutions. Our employees demonstrate unparalleled commitment to the markets, communities and clients they serve. Our multi-faceted architectural firm specializes in several markets including Living, Entertainment, Learning Healthcare, Science + Technology and Workplace. We believe that informed and effective design has the ability to elevate people’s potential. To make sure this happens, we bring a fierce curiosity so we thoroughly understand the needs of the people who live and work in the environments we create, conduct our work in a way that encourages clients to share their thoughts and ideas and use a design philosophy that puts our clients’ visions first. 26 Request for Qualifications: Downtown Waterfront Redevelopment
Miron Construction Co., Inc. has been providing professional construction
services to clients throughout the Midwest, with an expanded geographical reach
across the U.S., for the past century. Incorporated on March 23, 1949, Miron is a
privately held corporation, formed under the laws of incorporation of the state of
Wisconsin and has approximately 1,500 employees.
Miron puts more work in place in the state of Wisconsin than any other contractor and is 81st among the “Top 400
Contractors in the United States” (as ranked by Engineering News Record (ENR) based on 2017 revenues). In 2017, the
company surpassed the $1 billion revenue mark.
Miron is a family-owned company in its third generation with a culture and passion for building instilled in every Miron
employee. With visions of the fourth generation close at hand, our philosophy continues to put the needs of clients,
employees, and the communities in which we work on par with revenue and profit.
Located in downtown Houghton, Marketing Department, Inc. is the region’s
leading and most trusted communications agency. For over 13 years,
the agency has successfully led companies and projects to success with a
research-driven strategic planning process. Equipped with smart systems,
effective methods and positive local media relations, the agency has a
track record of building positive public relations and successful project
outcomes. The agency’s communication team includes experts in communications research, strategy, planning, media
and social media.
Marketing Department Inc. also has a strong track record of community and project planning, government relations,
marketing and branding. From focus groups to social media, the agency has demonstrated the ability to build
community trust.
Established in 1965 as a structural engineering firm, Walker Parking
Consultants rapidly morphed into a parking design and consulting
practice. By the 1980s, Walker was the leading parking consultant in the
United States.
Today, Walker Consultants is a global consulting firm with 19 domestic
and 1 international office. Our staff of over 300 has experience working in all 50 states and has worked in 20 foreign
countries.
We are proud of the impact our firm and our people have had on the parking industry and specifically on the planning,
design and restoration of parking facilities worldwide. Many of the design elements and planning approaches that are
taken for granted today are innovations developed by Walker’s professional staff. We pioneered the concept of the
mega-parking structure at theme parks, airports and international developments, furthered the use of and improved
upon the concept of shared parking at mixed-use developments, and were instrumental in the development of design
standards for accessible parkers.
27Saddleback Staybridge Suites | Liberty Way, Marquette
C:
LEGAL
DISCLOSURE
Within the past five years, there
have been no judgements,
bankruptcies, legal proceedings,
or conflicts of interest relating
to any projects Veridea has
developed, owned, or had
substantial ownership interest in.
28 Request for Qualifications: Downtown Waterfront RedevelopmentmBank | Liberty Way, Marquette
D:
DEVELOPMENT
PLAN
a. Uses and Zoning
b. Design
c. Plan Consistency
d. Tax Generation
e. Total Anticipated Investment
f. Development Schedule
g. Ownership by Purchaser/
Developer
29a. Uses and Zoning
b. Design
c. Plan Consistency
Development Plan
Overview:
The high-quality urban mixed-use redevelopment proposed by the Veridea team embodies the spirit of the City of
Houghton Master Plan. The catalytic project would provide a boost to economic development in the downtown area,
provide opportunities for employment, increase tax revenues and create a much needed “sense of place” along the
waterfront in a very underutilized but highly visible location.
The proposed development includes the two parcels available for redevelopment and incorporates the privately
held property and existing residence not included in the redevelopment area. This allows for a more cohesive and
comprehensive plan. It also provides the opportunity for a more complete urban block face and increases the flexibility
and efficiency of the overall development.
The two redevelopment parcels along with the private property are zoned primarily as B-2 Community Business
and R-3 Multiple Family. It is assumed that at a minimum the proposed development would require that the private
property would need to be rezoned to match the two redevelopment parcels and a CSM created to combine all three
parcels. Without the benefit of discussion with the City of Houghton Community Development and Planning staff it is
further assumed that because of the reconfiguration of the street, irregular shaped site and existing urban conditions a
rezoning to a Planned Unit Development, if permitted, would be more appropriate than pursuing other zoning changes
and/or variances.
Development Program:
The waterfront development will feature:
• a six to seven-story urban hotel with approximately 80 to 110 rooms and hotel amenities including conference and
meeting space, fitness center and swimming pool integrated with a parking podium.
• a ground floor restaurant with outdoor seating at street level.
• a three to four-story residential component with approximately 72 to 96 units and common amenities above
parking podium.
• a three-story parking podium with approximately 275 to 325 shared public parking spaces, 125 to 175 private
parking spaces for hotel and residential use and approximately 60 shared public parking spaces of parallel parking
on each side of the street.
• a landscaped outdoor plaza above parking with access from hotel and residential uses overlooking the Portage
Waterway
• a pedestrian connection across Lakeshore Drive at Dodge Street to a landscaped outdoor plaza above parking with
public access s overlooking the Portage Waterway and direct connection and vertical circulation to waterfront trail.
• a vehicular connection across Lakeshore Drive at Pewabic Street directly to parking podium.
30 Request for Qualifications: Downtown Waterfront RedevelopmentDesign Description:
The proposed configuration of the parking opens up Lakeshore Drive allowing daylight down to the street and restores
the quality of the street. This provides valuable street frontage to the redevelopment site, allows for opportunities
for both vehicular and pedestrian connectivity and access to the waterfront. It also increases the value of properties
on both sides of Lakeshore Drive and gives the properties on the South side of the street facing Shelden Avenue an
opportunity to provide daylight to the lower floors and open up the ground floor and create an urban street experience
in the future if desired.
The base of the building is a podium structure that is three levels: one level below grade and two levels above which
contains the parking. The hotel and residential components are above the podium. The parking has multiple entry and
exit points for increased vehicular connections. The parking will have a more efficient and intuitive layout compared to
the current existing configuration. There will be multiple entry and exit points for pedestrian access. Dedicated parking
will be provided for residents and hotel guests with the balance of the parking to be shared by the public. One of
the benefits of a mixed-use development is the sharing of parking to maximize daily use of parking spaces and avoid
unnecessary investment in infrastructure by building more parking than is needed. The development team recommends
performing a shared parking analysis; the team includes a parking consultant to provide the shared parking analysis
and ensure the most cost effective and efficient parking layout. The current design allows for an additional level of
underground parking below the hotel if it is determined that additional parking is needed.
The location of the hotel which includes a lobby and restaurant at ground floor at the corner of Huron and Lakeshore
Drive hides a large portion of the parking podium and creates a visual appealing presentation and sense of scale,
particularly for the pedestrian experience as well as provides an opportunity for outdoor dining and enhancement of the
intersection.
The overall development with play a vital role in establishing a more vibrant downtown, provide opportunities for
indoor and outdoor activities and social gatherings and improve vehicular, bicycle and pedestrian connections. The
development team is committed to incorporating sustainable practices and green design principles and will explore
designing to third party green rating systems such as LEED, Green Globes, etc. when deemed appropriate and where it
adds value.
In an effort to respect the historic character of many of the existing buildings in the downtown district it is important
that the exterior design is authentic and does not compete with the beautiful turn of the century buildings and “mimic”
historic styles through use of “faux” finishes and applied details. The development will employ a design approach
that includes a modern interpretation of traditional architecture using high quality materials and a focus on the rich
industrial heritage that once occupied the busy railways and waterfront in the City of Houghton.
Conclusion:
The words, “Houghton Residents Love Their City” is prominently displayed in the City of Houghton Master Plan. The
proposed development represents a unique opportunity to attract businesses, attract and retain young professionals
and empty nesters and assist Michigan Tech in attracting students and faculty. Perhaps most importantly though is the
chance to capitalize on the opportunity to increase the “love” that the residents have for their city. The Veridea proposal
is focused on revitalization of the downtown and enhancement of the waterfront and collaborating with the City in the
creation of a legacy development that the development team, residents, businesses, Michigan Tech and the City will be
proud of for years to come.
31Site Plan
RESIDENTIAL
E LAKESHORE DR
QUINCY ST
SHELDEN AVE
DODGE ST
PEWABIC ST
E MONTEZUMA AVE
0 100' 200' PEDESTRIAN AND
VEHICULAR ACCESS
N
32 Request for Qualifications: Downtown Waterfront RedevelopmentFUTURE PIER AND BOARDWALK
HOTEL
E LAKESHORE DR
HURON ST
ISLE ROYALE ST
ELEVATED CONNECTIONS
PEDESTRIAN ACCESS
BACK TO EXISTING BUILDINGS. TBD
Site Plan CONCEPT SITE STUDY
119228-00
Downtown Waterfront Development - Houghton, MI 05.30.2019
33Massing Views
HOTEL AND CONFERENCE CENTER RESIDENTIAL PARKING PE
VE
34 Request for Qualifications: Downtown Waterfront RedevelopmentEDESTRIAN AND
PEDESTRIAN ACCESS BUILDING ENTRANCE
EHICULAR ACCESS
Massing View 1 CONCEPT SITE STUDY
119228-00
Downtown Waterfront Development - Houghton, MI 05.30.2019
35Massing Views
HOTEL AND CONFERENCE CENTER RESIDENTIAL PARKING P
V
36 Request for Qualifications: Downtown Waterfront RedevelopmentPEDESTRIAN AND
PEDESTRIAN ACCESS BUILDING ENTRANCE
VEHICULAR ACCESS
Massing View 2 CONCEPT SITE STUDY
119228-00
Downtown Waterfront Development - Houghton, MI 05.30.2019
37Renderings 38 Request for Qualifications: Downtown Waterfront Redevelopment
39
Renderings 40 Request for Qualifications: Downtown Waterfront Redevelopment
41
d. Tax Generation Once fully developed, Veridea expects the Houghton Waterfront project to have a market value of approximately $35 million and a taxable value of roughly $12 million. e. Total Anticipated Investment Veridea anticipates a total investment in the redevelopment of $50 million. 42 Request for Qualifications: Downtown Waterfront Redevelopment
HOUGHTON WATERFRONT PRELIMINARY
SCHEDULE: Wed 5/22/19
ID Task Name Duration Start Finish 2020 2021 2022
Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3
MarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul
1 Concept/Planning Phase 238 days Fri 4/5/19 Tue 3/3/20
2 City of Houghton RFQ Issued 1 day Fri 4/5/19 Fri 4/5/19 4/5
3 Preliminary Design/RFQ Materials 30 days Wed 4/24/19 Wed 6/5/19
4 RFQ - Proposal Due to City of Houghton 1 day Wed 6/5/19 Wed 6/5/19 6/5
5 RFQ Review Period - Interviews 20 days Wed 6/5/19 Tue 7/2/19
6 Project Kickoff (Internal) 10 days Wed 7/3/19 Tue 7/16/19
f. Development Schedule
7 Project Scope (Internal) 5 days Wed 7/17/19 Tue 7/23/19
8 Veridea Preliminary Budget 5 days Wed 7/17/19 Tue 7/23/19
10 Survey/Soil Borings 20 days Wed 7/24/19 Tue 8/20/19
11 Veridea Responsibility Matrix 5 days Wed 7/24/19 Tue 7/30/19
12 Schematic Design 90 days Wed 7/31/19 Tue 12/3/19
9 Finance Plan 120 days Wed 9/18/19 Tue 3/3/20
13 Site Plan Review Submittal 30 days Wed 12/4/19 Tue 1/14/20
14 Design Phase Kickoff Mtng 5 days Wed 12/11/19 Tue 12/17/19
15 Plan Commission 1 day Wed 1/15/20 Wed 1/15/20
16 Preliminary Design Phase 70 days Wed 12/11/19 Tue 3/17/20
22 Design Review Meeting 5 days Wed 12/11/19 Wed 12/18/19
17 DD Documents 40 days Wed 12/18/19 Tue 2/11/20
18 Bid Documents 10 days Wed 1/15/20 Tue 1/28/20
19 Project Delivery/RFQ 30 days Wed 1/15/20 Tue 2/25/20
Task Inactive Task Manual Summary Rollup External Milestone
Split Inactive Milestone Manual Summary Deadline
Milestone Inactive Summary Start-only Progress
Summary Manual Task Finish-only Manual Progress
Project Summary Duration-only External Tasks
Page 1
4344
HOUGHTON WATERFRONT PRELIMINARY
SCHEDULE: Wed 5/22/19
ID Task Name Duration Start Finish 2020 2021 2022
Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3
MarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul
20 Construction Budget 5 days Wed 2/26/20 Tue 3/3/20
21 Value Engineering 15 days Wed 2/26/20 Tue 3/17/20
23 Final Design Phase 96 days Wed 2/12/20 Wed 6/24/20
24 Permit Drawings 40 days Wed 2/12/20 Tue 4/7/20
25 Permit Submittal/Approval 30 days Wed 4/8/20 Tue 5/19/20
26 Construction Documents 20 days Wed 5/20/20 Tue 6/16/20
28 Budget Update 5 days Wed 6/17/20 Tue 6/23/20
27 Construction Kickoff (Team) 1 day Wed 6/24/20 Wed 6/24/20
29 Construction Phase 490 days Thu 6/25/20 Wed 5/11/22
30 Demolition 160 days Thu 6/25/20 Wed 2/3/21
31 Demo - Phase 1 20 days Thu 6/25/20 Wed 7/22/20
32 Demo - Phase 2 30 days Thu 12/24/20 Wed 2/3/21
33 Hotel & Parking (Phase 1) 370 days Thu 7/23/20 Wed 12/22/21
34 Earthwork 40 days Thu 7/23/20 Wed 9/16/20
35 Structure 90 days Thu 8/20/20 Wed 12/23/20
36 Enclosure 80 days Thu 12/24/20 Wed 4/14/21 4/14
37 Interior Build-Out 120 days Thu 4/15/21 Wed 9/29/21
38 Testing/Inspections 30 days Thu 9/30/21 Wed 11/10/21
39 Owner Occupancy 30 days Thu 11/11/21 Wed 12/22/21
40 Residential (Phase 2) 330 days Thu 2/4/21 Wed 5/11/22
Task Inactive Task Manual Summary Rollup External Milestone
Split Inactive Milestone Manual Summary Deadline
Milestone Inactive Summary Start-only Progress
Summary Manual Task Finish-only Manual Progress
Project Summary Duration-only External Tasks
Page 2
Request for Qualifications: Downtown Waterfront RedevelopmentHOUGHTON WATERFRONT PRELIMINARY
SCHEDULE: Wed 5/22/19
ID Task Name Duration Start Finish 2020 2021 2022
Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3
MarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul AugSep OctNovDec Jan FebMarAprMayJun Jul
41 Earthwork 40 days Thu 2/4/21 Wed 3/31/21
43 Enclosure 70 days Thu 9/30/21 Wed 1/5/22
42 Structure 80 days Thu 11/11/21 Wed 3/2/22
44 Interior Build-Out 100 days Thu 11/11/21 Wed 3/30/22
45 Testing/Inspections 20 days Thu 3/31/22 Wed 4/27/22
46 Owner Occupancy 10 days Thu 4/28/22 Wed 5/11/22
Task Inactive Task Manual Summary Rollup External Milestone
Split Inactive Milestone Manual Summary Deadline
Milestone Inactive Summary Start-only Progress
Summary Manual Task Finish-only Manual Progress
Project Summary Duration-only External Tasks
Page 3
45g. Ownership by Purchaser / Developer If selected, Veridea will maintain ownership of the property through completion of the development of the property. 46 Request for Qualifications: Downtown Waterfront Redevelopment
Residence Inn - Bozeman | Bozeman, MT
E:
FINANCIAL
CAPABILITIES
Please see the provided financial
reference letters from Veridea
capital partners.
47Middleton Center Commercial & Residential Towers | Middleton, WI (Miron)
F:
ECONOMIC
DEVELOPMENT
Veridea has a long working
history with the MEDC and
local Brownfield Authorities. If
selected, Veridea will likely seek
incentives from the Houghton
County Brownfield Authority and
the MEDC in the form of Tax
Increment Financing, grants, and
loans.
48 Request for Qualifications: Downtown Waterfront RedevelopmentHo-Chunk Casino | Wittenberg, WI (Miron)
G:
OPTION PRICE
Veridea agrees to the proposed
option price as an allowance,
as part of negotiation of a
development agreement, in the
amount of $20,000.
49Metreau Apartments | Green Bay, WI (EUA)
H:
PURCHASE PRICE
Veridea understands that the
City of Houghton may not sell
the property for less than the
appraised value.
50 Request for Qualifications: Downtown Waterfront RedevelopmentManpower | Milwaukee, WI (EUA)
I:
REFERENCES
Please see provided letters of
reference.
51Forest Ridge Elementary | Oak Creek, WI
ROBERT MAHANEY
President
Veridea Group, LLC
Liberty Way | 857 W. Washington Street, Suite 301 | Marquette, MI 49855
rmahaney@verideagroup.com | 906.228.3900
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