MAIN GATE PARTNERS, LLC
CORE SPACES LLC
1643 N MILWAUKEE AVENUE, 5TH FLOOR CHICAGO, IL 60647 | (773) 969-5740
www.corespaces.com
July 12, 2018 Ms. Carolyn Laurie – Principal Planner City of Tucson 201 North Stone Avenue Tucson, AZ 85701 RE: Project Statement for Main Gate Phase V – Mixed-Use Hotel & Apartments Graduate Tucson & The Collective Apartments at Main Gate Dear Ms. Laurie:
We are pleased to submit this Application and Project Statement for the “Graduate Tucson & The Collective
Apartments at Main Gate”, a mixed-use project with a boutique hotel, retail & restaurant uses, residential
apartments (catering to a broad demographic market). We are seeking DRC’s approval for a major revision to the
prior approved Main Gate Partners Design Review Package (from April 2016).
We have worked closely with the Marshall Foundation to program the Public Amenities for the oval Plaza nestled
between previously-built Main Gate buildings and this new mixed-use project. We hope the renderings truly
convey how this “complete” mixed-use project will complement existing environs and transform the existing
parking lot into the entertainment, cultural, and social focal point of the West University Area.
A quick introduction to each part of this unique project…
Graduate Tucson will be part of the Graduate Hotels® portfolio, a well-curated,
thoughtfully hand-crafted collection of hotels that reside in dynamic university-anchored
cities across the country. There are currently 11 Graduate Hotels open and operating
across the U.S. and an additional 9 properties under development. Every Graduate Hotel
celebrates the optimistic energy and unique spirit of its community. The Graduate
Tucson will immerse business and leisure travelers, visiting alumni and parents, and local
community in the rich culture, traditions, and stories of the University, Tucson, and the
Sonoran Desert. Graduate Tucson will feature 165 guestrooms; an active, communal
ground floor lobby, bar and café; a rooftop bar with panoramic mountain views and a
swimming pool; a fitness center; and spaces for meetings and events. For more
information, visit: www.graduatehotels.com.
CORE SPACES LLC 1643 N MILWAUKEE AVENUE, 5TH FLOOR
CHICAGO, IL 60647 | (773) 969-5740 www.corespaces.com
THE COLLECTIVE
The COLLECTIVE at Main Gate addresses an underserved adult market that desires an
urban, university location near the U of A with the introduction of market rate
apartments that satisfy broader demographic demand from all age groups who simply
seek an urban lifestyle near the Main Gate. The COLLECTIVE includes 238 apartments
with almost 6,000 square feet of interior lounge and common gathering space focused
on smaller intimate groups, club rooms, fitness, passive courtyards, and spa and pool.
The marketing and leasing caters to large employers, including a preferred-employer
discount program and flexible lease terms, with or without utilities and furnishings, and
leased by the Unit. Almost half the units in the building are Studios, Efficiencies, 1
Bedroom, or 2 Bedroom units.
Retail &
Restaurants
The Project includes about 6,000 square feet of ground-level retail and restaurant space
with folding-glass storefront that opens-up to the adjacent Plaza and walkways – this
creates engagement between the outdoor patio spaces and the walkways and Plaza. Our
retail leasing strategy is focused on destination restaurant/bar/coffee/dining uses that
dovetail with the character of the Graduate Hotel and the COLLECTIVE and provide an
internal connection between the Hotel/Apartment lobbies and the retail.
Plaza &
Entertainment
The Plaza is an intentional place that fulfills Tucson’s and West University’s community
values and aspirations for the Main Gate – the Plaza sits at the confluence of campus,
community, entertainment, food, drink, hospitality, meeting-convention, and live-work-
play. The attractions (“public amenities”) at the Plaza are designed to enhance its draw
as a destination experience and greet guests with live music, outdoor movies &
entertainment, musical fountains, and stage, with integrated outdoor audio-visual
systems (large LED screen and speakers). A separate Public Amenities Plan, along with
Landscape and Hardscape Plans, will be refined by various stakeholders.
Project Design
This updated July 2018 Design Review Package improves upon the prior DRC-approved
designs from 2015-2016. The Main Gate Phase V location is the quintessential TOD- and
pedestrian-oriented site situated as follows: about 1 block from each of two Streetcar
stops; 1 block from the main western gate of UA campus; 1 block from University Avenue;
a five-minute ride to downtown Tucson on the Streetcar; and a five-minute ride to the
UA/Banner Health medical campus.
CORE SPACES LLC 1643 N MILWAUKEE AVENUE, 5TH FLOOR
CHICAGO, IL 60647 | (773) 969-5740 www.corespaces.com
The 165 Hotel Room are served by 56 parking spaces on the 2nd Level parking deck, which
is now wrapped with apartment units along the south and east sides (facing the Plaza),
which is one of the vast improvements over the prior design. The Apartment Units are
served by 121 parking spaces primarily located in the below-ground parking level.
Our architects and interior designers have taken great pains to increase the fenestration
and articulation of the building façade around the perimeter of the building in keeping
with the MGO urban design practices. The southeast leg of the upper levels L3-L14 of
the apartment building was intentionally set further north to avoid awkward shadows in
the Plaza from the building.
The architect has done an excellent job of pulling together the three major dynamic
components of the Project – Hotel, Retail, and Apartments – into one façade that lends
identity to each component yet ties everything together into one building using the
traditional red brick of the Main Gate as the “binding element” around the perimeter.
The landscape architect and A/V specialist designed a dynamic environment to
implement both passive and active programming for the Plaza area.
Neighbors The Project is being developed on a long-term ground lease in collaboration with the
Marshall Foundation and, as such, the development team is held to a high contractual
standard for respecting the ongoing operations and safety of neighboring properties,
business, tenants, and the public.
Sincerely, MAIN GATE PARTNERS, LLC – Tom Warne CORE TUCSON MAIN GATE, LLC – Stephen Bus, Eric Grimm
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20181GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE
P R E L I M I N A R Y D R C P R E S E N T A T I O N T U C S O N M A I N G A T E M I X E D - U S E
HOTEL PARTNER:
A.J. CAPITAL
AND T H E C O L L E C T I V EA P A R T M E N T S
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20182GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE SITE CONTEXT PLAN
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BASEMENT06/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
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Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20183GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE SITE PLAN
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
BASEMENT06/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20184GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE BASEMENT PARKING FLOOR PLAN
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
BASEMENT06/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20185GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 1ST FLOOR PLAN
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
LEVEL 0106/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20186GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 2ND FLOOR PLAN
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
LEVEL 0206/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20187GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 3RD FLOOR PLAN
568 SF4/4D
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
LEVEL 0306/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20188GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 4-6TH FLOOR PLAN
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
LEVEL 04-0606/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 20189GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 7-13TH FLOOR PLAN
1182 SFCORRIDOR
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
LEVEL 07-1306/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201810GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 14TH FLOOR PLAN
1090 SFCORRIDOR
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1100 SF4/3
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141 SFTRASH
283 SFRES ELEV
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47 SFIDF
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Antunovich Associates - Architect | 224 West Huron Street, Chicago Il 60654
LEVEL 1406/22/18CORE SPACES, UP CAMPUS AND AJ CAPTIAL
GRADUATE HOTEL AND COLLECTIVE AT TUCSON MAIN GATE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201811GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE POOL TERRACE PLAN
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201812GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE BUILDING SECTION EAST-WEST
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201813GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE BUILDING SECTION NORTH-SOUTH
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201814GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE AREA MATRIX
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201815GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE UNIT MATRIX
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201816GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE AREA CONTEXT PHOTOS
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201817GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT INSPIRATION
HOTEL TOWER
COLOR PALETTE
• C l e a n• P r e c i s e• A u s t e r e• P e r f e c t
• B r i c k• W h i t e• B l a c k S t e e l• N a t u r a l c o n c r e t e
C u r v e d g r o u n d p l a n e . P l a z a c u r v i n g u p t o b e c o m e p a r t o f t h e b u i l d i n g .
RESIDENTIAL• V i n t a g e• A s y m m e t r y• Te x t u r e d• E x p r e s s i v e
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Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201819GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW - OPTION 1
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201820GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW - OPTION 2
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201821GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201822GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201823GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW - OPTION 1
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201824GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW - OPTION 2
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201825GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201826GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201827GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201828GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201829GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE CONCEPT VIEW - OPTION 2
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 201830GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE LANDSCAPE PLAN
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GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 3A
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Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 2018
GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 3B
Schematic Design PackageTUCSON, AZ | #314065 | JANUARY 18, 2016
Main Gate Hotel
© Nelsen Partners, Inc. 2014
SCALE: 1” = 20’-0” 0’ 10’ 20’ 40’
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*Streetscape Plan to Match Existing Main Gate Retail*
Contextual ViewNorthwest View
2018 REVISED BIRD’S EYE2015 APPROVED BIRD’S EYE
Core Spaces, Up Campus, and AJ Capital Developer . Antunovich Associates Architecture, Planning, Interior Design © Tucson, Arizona | July 13, 2018
GRADUATE HOTEL AND THE COLLECTIVE APARTMENTS AT MAIN GATE 3CBUILDING SECTION OLD AND NEW
2018 UPDATED SECTION2015 APPROVED SECTION
GROUND