Response to RFP 10000-00-2021-BP State Street Campus Garage, Mixed-Use Project - City of Madison Madison, WI - State Street Campus ...
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Need rendering from HGA Response to RFP 10000-00-2021-BP State Street Campus Garage, Mixed-Use Project City of Madison Madison, WI July 19, 2021 241 N Broadway #400, Milwaukee, WI 53202 | Tel: (414) 453-0110
Contents
Cover Letter
1 General Information, Signatures and Required Guarantees and Certifications....................1
2 Development Venture and Team.....................................................................................................5
3 Experience ....................................................................................................................................... 13
4 Project Concepts............................................................................................................................. 28
5 Financial Capability........................................................................................................................ 43
Appendix
Bixby, Kennesaw State University | Student Housing | Kennesaw, GA
IMPORTANT NOTICE: This document contains confidential information proprietary to Smith Gilbane, including but not
limited to trade secrets and/or copyrighted material. Any unauthorized disclosure, duplication, or use – in whole or in part –
of such confidential information for any purpose is strictly prohibited. All rights reserved by Smith Gilbane.
COVER LETTER
July 19, 2021 City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project
Mr. Tom Otto
City of Madison
Economic Development
Dear Mr. Otto,
City County Building
Room 407 Smith Gilbane is very pleased to submit our response to the State Street Campus Garage,
210 Martin Luther King Jr. Blvd. Mixed-Use project for the City of Madison, WI. Smith Gilbane is a Joint Venture between
Madison, WI 53703 C.D. Smith Construction, Inc.’s development division Summit Smith Development, and
Gilbane Development Company. Individually very strong firms, we have joined forces to
form a uniquely qualified team backed by unparalleled experience and substantial financial
resources, with over $2 billion financed in the last 5 years alone.
The Smith Gilbane team was formed in 2014 to pursue the State of Wisconsin Hill Farms
“Throughout the Re-Development project. The Wisconsin Department of Administration awarded the Smith
process, Smith Gilbane team the project and we successfully delivered the new 608,000 SF Hill Farms
Gilbane approached State Office Building and 1,700 car parking structure, on budget and ahead of schedule.
the project solutions We currently have underway Madison Yards, a 21 acre, vibrant, mixed-use development
focused to maximize
comprised of over 1.1M SF of residential, commercial, and retail space.
value for the State of
Wisconsin and deliver
results. The team Smith Gilbane is proposing to meet the State Street campus Garage requirements listed in the
was professional, RFP. Our team and proposal offer the following benefits:
knowledgeable, and
committed to the › An experienced development/management team with a compelling mixed-use, student
success of the project. housing, and public private partnership portfolio
On behalf of the › Over 16,000 student housing beds developed/underway (8,000 actively under
State of Wisconsin, I management) in 20+ states and unique campuses
commend the Smith › Proven experience in delivering creative, flexible P3s that are conceived collaboratively,
Gilbane team for their delivered seamlessly, and operated efficiently
invaluable experience,
› Exemplary, sustainable and replicable development/construction/operations practices
attention to detail,
quality, and support › Proven ability to deliver facilities on-time and on-budget
throughout the › A program which meets the City’s goals of improving connectivity between Downtown
project.” Madison and the UW campus, increasing economic and retail activity, and increasing
housing units. Our proposal offers:
• 157 fully furnished student apartments with associated amenities
Paula Veltum
State of Wisconsin • 5,500 square feet of retail space along Lake Street
Deputy Division • Parking for approximately 584 cars
Administrator • Ample bicycle and moped parking
Dept. of Administration
• Layover berths for 3 buses with transit center support space
• 10% of residential units dedicated to UW students from Low to Moderate Income
households
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project
Successful implementation of the State Street Campus Garage project will require a skilled
team with broad experience in construction, development, finance, marketing, community
outreach, project management, property management and operations. We are confident
that our team possesses the necessary experience and resources to successfully implement
the project and provide the City of Madison a Class A, mixed-use space in an unparalleled
environment.
Sincerely,
Mark Theder
Project Executive - Smith Gilbane Team
President- Summit Smith Development
Gilbane Develoment
Company’s “Apollo” in
Tempe, AZ is a Mixed-
Use Student Housing
Project featuring a
parking garage, retail,
robust amenities, and
a workforce housing
component (Array).
Apollo is the 2021 Student
Housing Business Innovator
Award-Winner for Best
Packaging & Offering of
Amenities
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project
GENERAL INFORMATION,
SECTION 1
SIGNATURES, REQUIRED
GUARANTEES & CERTIFICATIONS
HILL FARMS STATE OFFICE BUILDING (P3) AND MADISON
YARDS (MIXED-USE) - MADISON, WI
SECTION 1 | General Information, Signatures, and Required Guarantees and Certi cations
July 13, 2021
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 1
SECTION 1 | General Information, Signatures, and Required Guarantees and Certi cations CIty of Madison, WI - Response to RFP 10000-00-2021-BP 2 State Street Campus Garage, Mixed-Use Project
SECTION 1 | General Information, Signatures, and Required Guarantees and Certifications
Smith Gilbane (single purpose LLC to be created)
pending
Mark Theder President/CEO - Summit Smith Development
414-453-0110
mtheder@summitsmith.com
241 N. Broadway, Suite 400 Milwaukee WI 53202
N/A
N/A
x
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 3
SECTION 1 | General Information, Signatures, and Required Guarantees and Certi cations CIty of Madison, WI - Response to RFP 10000-00-2021-BP 4 State Street Campus Garage, Mixed-Use Project
SECTION 2 DEVELOPMENT VENTURE
AND TEAM
COLLEGE TOWN, UNIVERSITY OF ROCHESTER -
ROCHESTER, NYState of Wisconsin Hill Farms State Office Building (P3), Madison, WI
SECTION 2
Development Venture and Team
1. Identification of the Development Team
Smith Gilbane is a Joint Venture between C.D. Smith Construction, Inc.’s development division Summit Smith
Development, and Gilbane Development Company. The Smith Gilbane team was formed in 2014 to pursue the State of
Wisconsin Hill Farms Re-Development project. The Wisconsin Department of Administration awarded the Smith Gilbane
team the project and we successfully delivered the new 608,000 SF Hill Farms State Office Building and 1,700 car parking
structure, on budget and ahead of schedule. We currently have underway Madison Yards, a 21 acre, vibrant, mixed-use
development comprised of over 1.1M SF of residential, commerical, and retail space. Individually very strong firms, we
have joined forces to form a uniquely qualified team backed by unparalleled experience and substantial financial
resources.
Our team is committed to providing the innovative thinking, design excellence and uncompromising client service that
will be required to implement this project. In the pages that follow, we further explain why our team is uniquely qualified
to serve your team on this project.
Gilbane Development Company
Summit Smith Development, a division of C.D. Smith Gilbane Development Company
Construction, Inc. Russell W. Broderick, Vice President
Mark Theder, President/CEO 7 Jackson Walkway, Providence, RI 02903
241 N. Broadway, Suite 400 Milwaukee, WI 53202 (401) 456-5897
(414) 453-0110 rbroderick@gilbaneco.com
mtheder@summitsmith.com www.gilbaneco.com
www.summitsmith.com Corporation
Corporation Gilbane Inc, 150 years in business, GDC 50 years in
business
85 years in business
Role: Developer as joint venture partner with Summit
Role: Developer as joint venture partner with Gilbane Smith
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 5SECTION 2 | Development Venture and Team
1a. Legal name of Proposer
Smith Gilbane (to be formed LLC), a joint venture comprised of Gilbane Development Company and Summit Smith
Development
1a. Officers Authorized to bind the development venture to the development contracts.
Edward Broderick, President & CEO, Gilbane Development Company
Mark Theder, President/CEO, Summit Smith Development
1b. Key Entities
Gilbane Development Company (Co-Developer)
Gilbane Development Company (“GDC”) will
serve as co-developer and will be responsible GDC has completed 35 +
P3 projects totaling over $2.4B
for project development management services
and financing. Founded in 1971, GDC is the
project development, investment and property management arm of Gilbane, Inc. GDC has expertise in creating dynamic
environments, having financed and developed more than $7.5 billion in real estate, including public-private partnerships.
We’ve financed more than $2 billion in projects over the last 5 years alone, with $900M closed in 2020 during
COVID and have over $3B in assets under management. Our experience in real estate finance spans both private
debt/equity and public tax exempt bond issuances. With an office in Milwaukee, WI, GDC offers a national platform with a
local presence.
1 2
1 Hill Farms State Office
Building (P3, State of
Wisconsin, in joint venture
with Summit Smith)
Madison, WI 2 Madison
Yards (Mixed-Use, in joint
venture with Summit
3 4 Smith) Madison, WI 3
Towson Row - Altus and
The York, (Mixed-Use)
Towson, MD 4 Bixby at
Kennesaw State University,
(Student housing)
Kennesaw, GA 5 The Verge,
University of Cincinnati
(Student housing)
5 6
Cincinnati, OH 6 Apollo,
Arizona State University
(Student housing), Tempe,
AZ
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 6SECTION 2 | Development Venture and Team
Summit Smith Development/C.D. Smith Construction (Co-Developer/General Contractor)
Summit Smith Development is a full service
commercial real estate development company
that has successfully executed and delivered a
10M SF+
of completed commercial space in 24 years
wide range of projects including medical office,
outpatient healthcare, senior housing, student housing, corporate office and other special use facilities since 1992.
Summit Smith has a comprehensive understanding of all the complex variables associated with real estate development
which enables them to establish the right scope, reduce project budgets, reduce construction costs, shorten schedules
and create operationally efficient facility solutions that remain functional, financially viable and adaptable into the future.
1 2
1 Bridgeway Commons,
University of Wisconsin-
Platteville (Student
housing), Platteville,
WI 2 Parking Structure,
Madison, WI 3 Aspirus
Divine Savior Wellness
Center (Mixed-Use) ,
4
3 Portage, WI 4 Rountree
Commons, University
of Wisconsin-Platteville
(Student housing),
Platteville, WI
C.D. Smith is a family owned and operated firm
headquartered in Fond du Lac, WI. Founded in
1936, C.D. Smith has grown into one of the State of
Wisconsin’s largest general contracting firms with
broad construction and development capabilities.
C.D. Smith Construction, Inc.
C.D. Smith Construction is an industry leader in
Michael L. Krolczyk, Vice President safely providing the highest quality commercial
889 E Johnson Street, Fond du Lac, WI 54936-1006 construction services. Utilizing an integrated
approach and self-performing trade services
920.924.2900
combined with technical expertise, the C.D. Smith
mkrolczyk@cdsmith.com team serves as a solutions provider throughout
www.cdsmith.com all phases of a project from planning through
construction. With veteran leadership, and a
Corporation
dedication to team members and clients, C.D. Smith
85 years in business proudly place their name on projects of all sizes.
Role: General Contractor across the United States.
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 7SECTION 2 | Development Venture and Team
C.D. Smith Construction, Inc.
1 2
1 Riverside Campus
(Corporate headquarters
and parking structure),
La Crosse, WI 2 550
Ultra Lofts (Mixed-Use),
Milwaukee, WI 3 Belle
3 4 Square Development
(Mixed-Use), La Crosse, WI
4 University of Wisconsin-
Madison, Witte Residence
Hall (Student housing),
Madison, WI
HGA, Inc.
HGA is an interdisciplinary design firm committed to making
a positive, lasting impact for their clients and communities
through research-based, holistic solutions.
HGA believes that great design requires a sense of HGA, Inc.
curiosity—forming deep insight into clients, their contexts, Kevin Allebach, RA, Principal
and the human condition. As a collective of design
professionals working together across diverse backgrounds 333 East Erie Street, Milwaukee, WI 53202
and disciplines, HGA seeks to understand and optimize all 414.278.3390
aspects of each unique environment: human experience,
KAllebach@hga.com
cultural significance, technical rigor, systems performance,
and resiliency. www.hga.com
Founded in Minneapolis in 1953, HGA now has 11 locations Limited Liability Company
coast to coast including offices in Madison and Milwaukee, 68 years in business
WI. Their practice spans multiple markets, including
Role: Design Architect and Architect of Record
corporate, cultural, education, local and federal government,
healthcare, and science and technology.
OUR VALUES : With over 800 architects, engineers, interior
STRATEGY #1 ACY. STA
EG R
designers, planners, researchers, and strategists,
Build value as a curious,
L
TW
EA
research-driven organization HGA has built a network of expertise and a culture
ITH
AV
OUR PURPOSE:
ALITY | LE
of knowledge-sharing to address the increasing
CUR
To create enduring impact
IOSITY | BU
STRATEGY #2 through the application of complexities faced by their clients. With a history
Cultivate equity original insight—into our of working as an interdisciplinary practice, HGA
RIGIN
clients, their markets, and the
has developed a truly integrated approach that
human condition.
KO
I
STRATEGY #3
LDE
yields inventive, efficient, and humane responses
E
SE
M
Foster a collaborative,
P
AT
to the profound challenges of our time.
|
HY RK
nimble environment | DO O
THE HARD W
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 8SECTION 2 | Development Venture and Team
1c. Key Project Team Members
Gilbane Development Company
Russell Broderick Responsibilities
Senior Vice President | Education: MBA, Suffolk University; BA, Providence College › Development Director,
Russell Broderick is the leader of Gilbane’s Student Housing development team. He has over Overall Master Plan
28 years of experience, with special expertise in transaction structuring, project management, › Strategic liaison, Client
development and finance. Russell managed various developments, including multifamily, satisfaction
mixed-use, commercial and healthcare, many of which were delivered through public-private › Development oversight
partnerships.
Andrew Ang Responsibilities
Development Director | Education: MS, New York University; BArch, University of Wales › Development and
Andrew is responsible for sourcing new opportunities in various markets by conducting management activities
investment analysis and coordinating various elements of pre-construction due diligence. He › Evaluating construction
develops management activities throughout a project’s life cycle, including design oversight bids and scope of works
to ensure compliance with Company’s standards and specifications for operations and › Oversight of consultants
marketing. and attorneys
Shawn Zimny Responsibilities
Vice President, Development Director | Education: BArch, Illinois Institute of Technology › Partnership & Operating
Shawn is a real estate executive with seventeen + years of architectural and development Agreements
experience managing large scale, mixed-use and multi-family developments. He is directly › Program Scope Creation
involved with management of the development activities, including land acquisition, › Zoning & Entitlements
entitlements, land development, and contract negotiations.
› Owners Representation
Torben Arend, LEED AP Responsibilities
Director of Design & Construction | Education: MBA, Boston College; BA, Syracuse University › Integrates transaction,
Torben Arend is responsible for managing the development of diverse projects across the design and construction
country. His role includes integrating the transaction, design and construction aspects of › Negotiates with general
educational, commercial, residential, hospitality and industrial projects. Torben has over 25 contractors
years of experience in construction, management, design, finance and development. Projects › Prepare monthly
incorporate every aspect of real estate including: mixed-use, student housing, residential construction funding
communities, parking garages, corporate headquarters and public-private partnerships. requests
Jim McCurdy Responsibilities
VP Finance | Education: MBA, University of Rhode Island; BA, University of Rhode Island › Analyzes capital
Jim McCurdy is responsible for developing financing strategies, capital sourcing and advising structure(s)
development teams. He has been actively involved in capital raises totaling over $3 billion › Oversees transaction
across multiple states, and has extensive experience in development mixed-use, municipal structuring
infrastructure and public-private partnerships. While with Gilbane, Jim led the debt competition › Interface with debt/
on the $190 million Hill Farms public-private partnership with the State of Wisconsin. equity investors
Rikki Pollack Responsibilities
Director Asset Management | Education: Ohio Real Estate Program, Malone College › Supervises and
With over 20 years of experience, Rikki Pollack brings experience managing and operating maintains strong
large diverse national portfolios. She is responsible for setting up the Asset Management oversight of physical,
Platform for the entire Gilbane Development portfolio as well as establishing policies, fiscal and regulatory
procedures and reporting requirements. operations
Karissa Schminky Responsibilities
Director of Leasing | Education: MBA, UMass Amherst; BS, Providence College › Strategizes to create
Karissa Schminky has over 20 years of experience, with 17 of those within the student housing successful project
market, in marketing and property management. She is responsible for working with Gilbane’s lease-up plan
third party property management teams to ensure successful project lease-up and ongoing › Oversees ongoing
management and operations. She works closely with and has established relatinonships management and
with Asset Living. Karissa manages resident and staff retention programs. She also oversees operations
transition and onboarding of new properties/assets. Karissa has the following credentials: ELI-
MP (Energy Leadership Index-Master Practitioner), Accredited Residential Manager (ARM) and
National Apartment Leasing Professional (NALP). See appendix for full resumes
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 9SECTION 2 | Development Venture and Team
Summit Smith Development
Mark Theder Responsibilities
President/CEO | Education: University of Wisconsin- Madison, BS › Main point of contact*
Mr. Theder is responsible for the overall strategic direction of the company and oversees › Development executive
all business activities. He is a developer, investor and operator of healthcare, commercial › Strategic management
office, senior housing and mixed use properties specializing in the ownership, development, › Investment strategy
financing, design and construction of real estate projects for more than 32 years. Prior to
› Financing and ownership
joining Summit Smith, he was a senior executive with AMDC Corp., a nationwide real estate
oversight
development and program management company.
Sean Roberts Responsibilities
Vice President | Education: Carnegie Mellon, MS; DePauw University, BA › Public Outreach
Sean Roberts has extensive project development, planning and real estate management › Approvals
experience. Prior to joining Summit Smith, Sean served as a consultant to several private
development firms, municipalities and redevelopment authorities. Sean also served as a
Senior Project Development Specialist for the City of Pittsburgh’s Urban Redevelopment
Authority. In this role, Sean oversaw public/private partnerships and secured millions of dollars
in state, local and federal funds that catalyzed private development of former Brownfield
sites. Sean is currently managing Summit Smith Development’s Madison Yards at Hill Farms
mixed-use project municipal approvals. He has extensive experience implementing complex
projects in the City of Madison
C.D. Smith Construction
Michael Krolczyk Responsibilities
Executive Vice President | Education: BA, University of Wisconsin- Stevens Point › Construction executive
A fourth generation Smith family member, Michael brings over 31 years of construction master plan
experience, 29 with C.D. Smith to his role as Executive Vice President. Michael’s hands on › Construction
leadership and involvement is instrumental to the success of the company. His responsibilities management and
include the oversight of construction management and design-build projects from the oversight
preconstruction planning stages through owner occupancy. Michael also oversees and › Development and
manages C.D. Smith’s finance and development projects. financing oversight
Greg Sabel Responsibilities
Director of Construction Management| Education: BS, University of Wisconsin- Stout › Construction project
Greg has extensive experience in the construction industry as a project manager and management
team leader. As Director of Construction Management, Greg’s responsibilities include the › Day-to-day construction
administration of contracts, direction and collaboration with Planners, Architects, Engineers activities
and Contractors. Greg is responsible for budget and reports preparation, subcontractor
bidding and control, construction schedule and overall project procedures, quality and safety.
See appendix for full resumes
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 10SECTION 2 | Development Venture and Team
HGA, Inc.
Kevin Allebach, RA Responsibilities
Principal/Project Manager | Education: Goshen College, BA; Virginia Tech, MArch › Senior executive-level
With 27 years of management experience, Kevin understands successful projects are built on sponsorship
the foundations of great communication, bringing together a team with the right expertise, › Strategic liaison
and most importantly, a strong commitment to follow-through. Kevin orchestrates the team, › Client satisfaction
process, codes, budgets, systems and technical issues so owners and clients have the vital
› Development oversight
information to make clear, informed decisions.
James Shields, FAIA Responsibilities
Design Principal | Education: University of Wisconsin-Milwaukee, BArch & MArch › Development and
Jim employs a unique set of skills, expertise and drive for excellence to create nationally- management activities
award-winning designs. His knowledge of construction technology, project types, and an › Evaluating construction
unusual diversity of building types demonstrates his respect for technical competence. bids and scope of works
Combining this extensive research and the poetics of making a building, from creative › Direct oversight of
materials selection to distinctive assembly, Jim has a singular ability to turn challenges into consultants and
beautiful design solutions. attorneys
Kim Workman Responsibilities
Design Coordinator | University of Wisconsin-Milwaukee, BS, Architectural Studies & MArch › Partnership & Operating
Kim excels in collaboration throughout the design process, exploring new types of graphic Agreements
representation, and creating technical documentation. Working closely with the design team › Program Scope Creation
and the client, she creates beautiful, realistic renderings and other 3D assets to help reveal
› Zoning & Entitlements
design solutions that are compelling, and that meets the client’s vision and needs.
› Owners Representation
Russ Drewry, AIA Responsibilities
Project Architect | Education: UW-Milwaukee, BS, Architecture; University of Illinois - Chicago, MArch › Integrates transaction,
Russ brings a unique perspective to technically sophisticated buildings. As project architect design and construction
with 36 years of experience, Russ complements the design team with insight into building › Negotiates with general
systems, codes, specification writing, and construction documents. He crafts building details contractors
that respond to technical requirements while reinforcing the building’s overall aesthetics. › Prepare monthly
construction funding
requests
Michelle Scanley, NCIDQ, IIDA Responsibilities
Interior Designer | Education: University of Wisconsin-Milwaukee, BArch & MArch › Analyzes capital
Michelle works with clients to design interior spaces that improve collaboration, inspire structure(s)
students and attract faculty and staff. She uses space, color, materials, and light as tools to › Recommends
create healthy environments that enhance performance. With a diverse background working financing alternatives
on corporate and mixed-use projects, Michelle learns her client’s culture to create spaces that › Oversees transaction
help them flourish. structuring
› Interface with debt/
equity investors
See appendix for full resumes
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 11SECTION 2 | Development Venture and Team
2. Organizational Structure
A Collaborative
Approach
Design-Build Team Co-Developer
Russell Broderick Mark Theder Primary Point
Senior Vice President, President/CEO, Summit Smith of Contact -
Development Development
Gilbane Development
Shawn ZImny Andrew Ang Sean Roberts
VP, Development Director, Development Director, Vice President, Summit
Gilbane Development Gilbane Development Smith Development.
Finance/Planning Design/Construction Operations/Management
James McCurdy Torben Arend, LEED AP Rikki Pollack
VP of Finance, Gilbane Director of Design & Director of Asset
Construction, Gilbane Management, Gilbane
Development Development Development
Karissa Schminky
Director of Leasing, Gilbane
Design-Build Development
Design Team Construction
Michael Krolczyk
Kevin Allebach, RA Executive Vice President, C.D.
Project Manager, HGA Architects Smith Construction
Greg Sabel
James Shields, FAIA Director of Communications, C.D.
Design Architect, HGA Architects Smith Construction
Kim Workman
Design Coordinator, HGA
Architects
Availability
Russ Drewry, AIA
Project Architect, HGA Architects
Smith Gilbane, along with C.D. Smith and HGA, Inc.
will be available to work on the State Street Campus
Michelle Scanley, NCIDO, IIDA Garage project. We are fully confident in our ability to
Interior Designer, HGA Architects provide the proper onsite management necessary to
ensure the success of the Project.
CIty of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 12SECTION 3 EXPERIENCE ALTUS, TOWSON ROW (STUDENT HOUSING) - TOWSON, MD
College Town, University of Rochester, Rochester, NY
SECTION 3
Experience
1. Planning, Designing and Constructing
Summit Smith and Gilbane have formed Smith Gilbane to enhance our individual strengths and leverage our substantial
resources to provide the City of Madison with the best possible team to implement this project. Smith Gilbane
has worked together on numerous projects and have over 225 years of combined experience developing and
constructing projects encompassing a wide variety of uses and levels of complexity. Our combined credentials can give
the City of Madison confidence that our team has the experience and resources to complete this project on time and on
budget.
The Smith Gilbane team has constructed over 400 projects valued at $5.6 billion in Wisconsin and financed more
than $2 billion worth of development nationwide in the past five years. The following projects exemplify Gilbane
Development Company’s and Summit Smith Development’s capabilities to plan, design, build, finance, operate and
maintain mixed-use, urban scale facilities. These projects demonstrate not only our breadth of expertise in mixed-use, but
our commitment to housing communities that provide an affordable, yet superior living experience.
Gilbane Development’s Developed and
Underway Student Housing Portfolio Includes
16,000 24 13
BEDS PROPERTIES STATES
Bixby, Kennesaw State University, Kennesaw, GA
Gilbane
Development has
18 YEARS
of experience building and developing
student housing for Higher Education
West Edge, University of Colorado, Colorado Springs, CO
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 13SECTION 3 | Experience
Towson Row | Towson, MD
Towson Row is a 1.2 million SF mixed-use destination and new gateway to
downtown Towson, Maryland. Gilbane Development Company is developing
two of the three blocks (five-acre) within Towson Row – Altus and The York.
The development will feature 100,000 SF of restaurant/retail including a new
Whole Foods Market, 150,000 SF of office space, two Hilton-branded hotels,
1,465 parking spaces within two garages and a warm, inviting central plaza
and vibrant streetscape.
Relevancy/Project Facts:
› Mixed-use community as joint venture between Greenburg Gibbons
and Caves Valley Partners
› 5 acres, 420,000 SF (residential), 100,000 SF (retail), 150,000 SF (office)
› Land use elements: Urban | Structured Parking | Student Housing/
Residential | Retail | Commercial
› Anticipated completion date: Summer 2021
BlockONE - Iowa State University | Ames, IA
Gilbane Development Company developed three modern, fully amenitized
student housing properties offered under one brand known as “BlockONE.”
All three properties, “23Twenty Lincoln,” “The Edge,” and “University Towers,”
are located on one block in the popular “Campustown” district, directly across
the street from Iowa State University campus. This superb location allows
residents to walk to ISU’s Memorial Union, Cyclone Sports Complex, and the
campus’ academic core within minutes.
Relevancy/Project Facts:
› Student housing community with Iowa State University
› 137,000 SF (23 Twenty), 137,000 SF (The Edge), 136,000 SF (University
Towers)
› Land use elements: Urban | Parking | Student Housing/Residential |
Retail
› Completion date: Summer 2016
Bixby | Kennesaw, GA
Bixby consists of 179 units/656 beds of student housing and approximately
3,000 square feet of retail. The project’s student housing unit mix includes
12 studio, 10 one-bedroom, 26 two-bedroom, 73 four-bedroom, and 58
five-bedroom units, with an average unit size of 1,345 SF. Situated within one
five-story building, all student housing units are apartment-style and fully
furnished with private bedrooms and bathrooms, over-sized closets, an in-
unit washer/dryer, fully-equipped kitchen and a flat-screen TV.
Relevancy/Project Facts:
› Mixed-use, student housing, developer-led design-build-finance
› 240,770 SF (residential), 3,000 SF (retail)
› Land use elements: Parking | Student Housing/Residential | Retail
› Completion date: August 2020
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 14SECTION 3 | Experience
257 Thayer | Providence, RI
This state-of-the-art, purpose-built student housing community is located
in Providence, RI and tailored towards Brown University and RISD students.
The building includes 95 suite-style apartments with 267 beds on four levels,
and underground parking consisting of 75 spaces. 257 Thayer is designed
as a sustainable living environment and utilizes eco-friendly choices in
construction and sustainable management, including paint
with low VOC and low emissions, electric car charging stations, bike storage,
high efficiency systems and solar power, providing up to 10% of the
building’s power.
Relevancy/Project Facts:
› Mixed-use, purpose-built student housing for Brown University and RISD
› 125,000 SF (residential), 1,000 SF (retail)
› Land use elements: Urban | Parking | Student Housing/Residential | Retail
› Completion date: March 2015
Apollo | Tempe, AZ
Just steps from the Arizona State University (ASU) campus, the project
is situated on an assembled 5.56 acre site and consists of 327 units/946
beds of student housing, 64 units of workforce housing (city requirement),
12,000 square feet of retail and a 650-space parking garage. Community
amenities include a 25,000 SF rooftop amenity deck and sky lounge, 6,000
SF open-air fitness center with cardio, full weights, and fitness/yoga center,
outdoor courtyards with fire pits, two pools (rooftop & courtyard), cabanas,
spa, central clubhouse, 24-hour study lounges, game rooms, computer ab,
tanning beds, high-speed internet, and secure entrance.
Relevancy/Project Facts:
› Student housing, mixed-use, developer-led design-build-finance
› 405,000 SF (residential), 12,000 SF (retail)
› Land use elements: Urban | Structured Parking | Student Housing/
Residential | Retail
› Completion date: August 2020
The Verge | Cincinnati, OH
The Verge is a modern apartment community designed to serve students of
The University of Cincinnati. Located at the corner of West McMillan Street
and West Clifton Avenue, the site is just one block from the University’s main
campus. The 245,680-SF building features 495 beds within 178 apartment
units and 380 parking spaces. Modern, student-oriented amenities.
Relevancy/Project Facts:
› Student housing, mixed-use
› 1245,680 SF (residential), 7,500 SF (commercial)
› Land use elements: Urban | Parking | Student Housing/Residential |
Commercial
› Completion date: August 2016
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 15SECTION 3 | Experience
30 East | Chicago, IL
A new student-oriented housing located at 30 East Balbo Avenue in
Chicago’s South Loop is positioned between eight colleges/universities with
more than 40,000 students. The property is a 15-story high-rise configuration
with apartments and amenities above ground-floor retail space and a
residential lobby. The 134 units | 254 beds includes a mixture of studio,
convertible, two-, three- and four-bedroom units. Residents enjoy modern
amenities such as a 24-hour fitness center, a sky lounge and sky deck with
city views, multiple study rooms, tech bar, café with self-serve coffee bar,
outdoor terraces with gas grills and fire pits and a club room with HDTV and
game tables.
Relevancy/Project Facts:
› Mixed-use, student housing, Best in American Living 2017 Platinum Winner
› 150,000 SF (residential), 8,000 SF (retail)
› Land use elements: Urban | Parking | Student Housing/Residential | Retail
› Completion date: June 2017
West Edge | Colorado Springs, CO
Mid-rise student housing community across the street from the University
of Colorado, Colorado Springs (UCCS) consisting of 620 beds in 195 units.
The project is 425,000 SF including amenity space, management offices
and 624 parking spaces. Fully furnished one-, two-, three-, four- and six-
bedroom apartment units with each private bedroom having its own private
bathroom. Amenities include a large club- house, computer lab, a heated
salt-water swimming pool and spa, a basketball court, a pet park, a fitness
center, 24-hour study lounges,game rooms, a courtyard with a sundeck, and
a roof deck which offers panoramic views of a historic landmark – Pikes Peak
of the Rocky Mountains.
Relevancy/Project Facts:
› Student housing, developer-led design-build-finance
› 425,000 SF (residential)
› Land use elements: Parking | Student Housing/Residential
› Completion date: September 2017
Octave | Champaign, IL
167-unit, 538-bed, 187-parking space development two blocks from
the University of Illinois Urbana-Champaign campus. Consisting of fully-
furnished one-, two-, three- and four-bedroom student apartments
complete with private bathrooms, in-unit washer/dryers, fully equipped
kitchens with stainless steel appliances, high-speed internet, and 50” flat-
screen TVs with cable and HBO. Amenities include pool, outdoor courtyards,
fitness center, study rooms, computer lab, coffee bar, and bike storage.
Relevancy/Project Facts:
› Student housing, developer-led design-build-finance (owned by Gilbane)
› 325,000 SF
› Land use elements: Urban | Parking | Student Housing/Residential
› Completion Date: August 2019
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 16SECTION 3 | Experience
Madison Yards, Block 2 | Madison, WI
In a joint venture as Smith Gilbane, Block 2 of the 14-acre Madison Yards
development, will be located on a 2.9-acre site including brand-new 51,000
SF Whole Foods market and a structured parking garage. The 16-story
building will include 273 units, 288 parking stalls, and a suite of modern
amenities. The location at University Avenue and Segoe Road provides
an optimum blend of visibility and access to an established but growing
neighborhood. It also provides opportunities to build on and complement
existing amenities, creating a community focal point that becomes a
Madison landmark.
Relevancy/Project Facts:
› Mixed-use, public-private partnership
› 271 units, 288 parking spaces
› Land Use elements: Urban | Mixed-use | Grocer | Parking
Madison Yards, Block 3 | Madison, WI
Madison Yards will build upon the eclectic vibe of the city of Madison while
drawing inspiration from the beautiful, natural and man-made landscapes
of southeastern Wisconsin. With a character that straddles the line between
rustic and modern, funky and refined, and familiar and exciting, it will become
a destination woven into the fabric of the University Hill Farms neighborhood.
Block 3 will be comprised of residential units, retail and restaurant space and
structured parking.
Relevancy/Project Facts:
› Mixed-use, public-private partnership
› 235,000 SF (residential), 5,500 SF (retail), 4,500 SF (restaurant), 78,000 SF
(parking)
› Land Use elements: Urban | Residential (189 units) | Parking (200 spaces) |
Retail
Bridgeway Commons, University of Wisconsin-Platteville | Platteville,
WI
Five-story facility residence hall for the University of Wisconsin-Platteville
measuring approximately 149,000 SF and consisting of 101 two-bedroom suites.
Each floor includes a kitchen space, lounge and laundry facilities. The hall also
features one resident director unit, a visiting professor unit and a dining facility.
Other public areas and amenities include the main desk, mailroom, lobby areas,
multipurpose rooms, recycling services, recreation room, and a fireplace.
Relevancy/Project Facts:
› Mixed-Use, student housing
› 172,166 SF
›Land Use elements: Residential | Office | Dining Facility
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 17SECTION 3 | Experience
Belle Square Development | La Crosse, WI
Belle Square is a dynamic complex integrating four main components:
residential, office, retail and parking in the center. The building design
responds to complex site and program challenges, including requirements
for drive-thru banking, retail parking demands, constrained vehicle
ingress/egress, and phased construction of project components. A vibrant
community unto itself, Belle Square draws pedestrians to its street-level
green spaces, which include a pocket park. The development’s overarching
design philosophy is sustainability with paramount importance placed on
environmental responsibility and the efficient use of resources.
Relevancy/Project Facts:
› Mixed-Use
› 93 residences, 110,000 SF (office), 30,000 SF (retail)
› Land use elements: Urban | Parking | Residential | Retail | Commercial
› Completion date: February 2018
550 Ultra Loft | Milwaukee, WI
C.D. Smith was hired by Royal Capital Group, LLC as Construction Manager
for Five Fifty Ultra Lofts in collaboration with Engberg Anderson Architects to
bring luxury housing to the Deer District. C.D. Smith self-performed concrete,
steel and precast erection. Five Fifty Ultra Lofts offers indulgences of a luxury
hotel and the conveniences of a metropolitan apartment. Residences feature
elegant interiors, high ceilings, natural light and city views. To complete the
living experience, a roof-top terrace overlooks Fiserv Forum; a fitness center
is available with a personal trainer and a restaurant is accessible from the first
floor.
Relevancy/Project Facts:
› Residential
› 108,000 SF
› Land use elements: Urban | Structured Parking | Residential
› Completion date: 2019
Riverside Campus | La Crosse, WI
C.D. Smith Construction provided turnkey design-build services for Riverside
Campus, home to the corporate headquarters of rapidly growing Logistics
Health, Inc. (LHI), and Business Objects. The C.D. Smith team built and
managed Riverside Center I, II, and III, and Riverside Parking Structure.
The projects included working with the city of La Crosse Redevelopment
Authority and other city officials to deliver a time sensitive historically
modeled building utilizing local subcontractors and native products in the
delivery of a successful project.
Relevancy/Project Facts:
› Residential
› 72,000 SF
› Land use elements: Urban | Parking | Residential | Retail | Commercial
› Completion date: 2011
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 18SECTION 3 | Experience
Mandel Group | Domus Apartments | Milwaukee, WI
Luxury waterfront living in the Historic Third Ward - DoMUS is a premier mixed-
use six-story building located on the Milwaukee River in the city’s Historic
Third Ward. The new building includes 132 luxury apartment units, and
175 interior parking spaces. The apartment units showcase luxury, high-
end finishes and features creating an experience of high-quality living.
The residents of DoMUS have amenities that include a club room, a fitness
club, and direct access to Milwaukee’s Riverwalk unlike any other housing
property. The design achieves a refined experience from the building’s front
lobby to the inside of the units. The existing vernacular of the industrial
warehouse exterior allowed the lobby finishes to follow the same language
with exposed structural columns, natural wood elements, and steel features.
Relevancy/Project Facts:
› Mixed-Use
› 228,500 SF (residential and retail)
› Land use elements: Urban | Parking | Residential | Retail
› Completion date: 2017
Mandel Group | Aperture Apartments at the North End | Milwaukee, WI
Living, shopping and rec all in one - This mixed-use, multi-family project spans
an entire block along the Milwaukee River. Both the client and HGA saw
this as an opportunity to provide a connection with the waterway. The six-
story building’s main façade curves along North Water Street, an important
downtown thoroughfare. The building contains 168 luxury apartments that
feature loft-style interiors and finishes as well as floor-to-ceiling windows.
Tenants have access to such amenities as a fitness center, a clubroom, a
pet-wash room, a bicycle repair shop, and a car wash studio. Visitors are
impressed by the light-filled, two-story lobby, accented by a wood paneled
fireplace, wood ceilings, colorful pendent lighting, and a live-wall sculpture.
Relevancy/Project Facts:
› Mixed-Use
› 29,500 (retail) 323,000 SF (total)
› Land use elements: Urban | Parking | Residential |
Retail
› Completion date: 2016
100 Wisconsin Building | Madison, WI
Customization and Quality in Downtown Madison - Located on the corner of
Mifflin and Wisconsin Streets in downtown Madison, Wisconsin, the site for
the project occupies one of the blocks surrounding historic Capitol Square.
This 12-story building contains 40 units of condominium housing on its
upper 8 stories, 3 stories of commercial office space, ground floor retail, and
five levels of underground parking to support all of the above uses. This
project was built of materials and systems of the highest quality, unusual for
the housing industry today. This project also broke new ground in treating
its units as “white boxes,” that is, units whose design could be customized
and made as unique as the owners within them.
Relevancy/Project Facts:
› Mixed-use
› 150,000 SF
› Land use elements: Urban | Parking | Residential | Retail | Commercial
› Completion date: 2004
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 19SECTION 3 | Experience
2. Management Experience
Gilbane Development Company (GDC)
GDC has significant experience in managing mixed-use urban scale projects similar to the proposed State Street Campus
Garage Mixed-Use Project. With over $3 billion in Assets Under Management, Gilbane has managed over 16,000 Student
Housing Assets (8,000 active) in 20+ states and unique campuses. Our Property Management division is led by Robert
Gagliardi (Manager of Property Management, CRM, CPM), who holds 42 years of experience, along with Rikki Pollack
(Director Asset Management), Karissa Schminky (Director of Leasing), and Jennifer Cote (Portfolio Manager) who each
have 20+ years of experience. The team is responsible for and has direct oversight of property management and leasing
activities for a diverse portfolio of real estate including residential, commercial, industrial, and retail facilities.
Robert Gagliardi, CFM, CPM - Doris Gantos, VP, Operations Jennifer Cote, Portfolio Karissa Schminky, Director of Rikki Pollack, Director of
Sr. VP, Operations Manager Leasing Asset Management
40+ years of national 30+ years of management 22 years of higher education 17 years of student housing 20+ years of property
Property Management and experience with national firms experience. managment experience and and asset management
Operations experience across such as Oxford and Bozzuto marketing/leasing experience. experience across all real
a wide range of asset types, 30 years of residential
Group overseeing 30,000+ Resident/staff retention estate segments. Experience
including student housing, an commerical facility
multifamily units and over programs. managing and operating
multifamily, retail, and management expertise,
300 direct/indirect staff. Transition and onboarding of large diverse national
commercial including 10,000 student
housing beds and 2,000 new properties/assets. portfolios.
Oversight of all FM, leasing, Oversees team focused on
financial performance and multi-famiy units. ELI-MP (Energy Leadership
and property management Regularly supervised
activities at Gilbane operations, FM customer/ Index-Master Practicioner),
Contract negotiations, vendor management teams of 100+
Development Co. resident relations, property Accredited Residential
relations and procurement Manager (ARM), National
management and strategic Certified Property Manager-
strategy. Apartment Leasing
planning. CPM, IREM, Fair Housing
Professional (NALP)
Certificate and Accredited
Residential Manager - IREM
GDC has led property management/operations/maintenance, or had direct oversight of third party operators for numerous
developments (including mixed-use and student housing) over the past 40 years.
Gilbane Development has
East Dr.
retained ownership of College
Town and actively manages
all aspects of the property
Elmwood Ave.
Dr.
including marketing, leasing, Celeb
ratio
n
maintenance, and capital
planning and has the ultimate ® Mt
financial responsibility for the .H
Ave ope
.
bottom line performance.
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 20SECTION 3 | Experience GDC has teamed up with third-party manager Asset Living on several mixed-use and student housing projects over the past several years, and are proposing the same arrangement for the State Street Campus Garage Mixed-Use Project. Asset Living Asset Living has 35+ years of industry-leading service managing 100,000+ units. Since 2010, Asset has held Student Housing Business’s #1 ranking for third party manager. Asset’s vast array of resources ensure that each property’s custom marketing plan is thoughtful, nimble and executed in a manner that provides the onsite team all the tools necessary to successfully outperform established occupancy and rate goals each leasing season. Asset also brings extensive experience in operations, including employee and property oversight, facility management, and procurement and administration. Additionally, Asset has decades of experience finding, maintaining, and managing top talent to create create top notch teams to ensure the State Street property will run seamlessly. Relevant, mixed-use urban and campus projects with student housing which currently are, or have been, managed and/or overseen by Gilbane Development’s property management division include the projects shown below. As owner, Gilbane’s responsibilities consist(ed) of oversight of the residential property manager – including budgets, leasing, operations and maintenance, etc. – as well as retail leasing negotiations (through local retail broker) and tenant fit-out and ongoing operations. Several of these projects have been or are currently being third-party managed by Asset Living, as noted. Apollo, Tempe, AZ Bixby, Kennesaw, GA Octave, Champaign, IL Mixed-Use/Student Housing Developed/ Mixed-Use/Student Housing Developed/ Student Housing Developed/Owned by Owned by Gilbane, Managed by Asset Owned by Gilbane, Managed by Asset Gilbane, Managed by Asset 257 Thayer, Providence, RI 23Twenty, Ames, IA Altus, Towson, MD Mixed-Use/Student Housing Developed/ Mixed-Use/Student Housing Developed/ Mixed-Use/Student Housing Developed/ Owned by Gilbane, Managed by Asset Owned by Gilbane, Managed by Asset Owned by Gilbane, Managed by Asset The York, Towson, MD The Edge, Ames, IA 30 East, Chicago, IL Mixed-Use/Student Housing Developed/ Mixed-Use/Student Housing Developed/ Student Housing Developed/Owned by Owned by Gilbane, Managed by Asset Owned by Gilbane, Managed by Asset Gilbane, Managed by Asset (Sold) Please see Appendix for full list of Gilbane Development Company owned/managed properties City of Madison, WI - Response to RFP 10000-00-2021-BP State Street Campus Garage, Mixed-Use Project 21
SECTION 3 | Experience
GDC’s Property/Asset Management team is dedicated Plan. A proactive approach is then taken to fund and
to supporting financial and operational objectives replace the assets at the appropriate time, thus maximizing
throughout the entire life of a project. Our services and the asset’s useful life and foregoing the excessive repair
expertise include the following: costs associated with deferring asset replacement,
which typically escalates operational repair costs. GDC
Marketing, Communications & Leasing: Our team will
recognizes the importance of maintaining quality housing
develop and implement a comprehensive marketing,
and additional facilities and will protect the significant
communications and leasing program for the housing, retail
investment being made in the Project with tailored
and support facilities. GDC’s operations and marketing team
preventative maintenance and CR&R Plans.
have developed and implemented numerous marketing
plans (inclusive of mixed-use, multifamily, student housing, Capital Replacement and Repair Planning
retail, commercial and more). Core to a successful Marketing
GDC’s focused approach to asset lifecycle and repair
Program is ‘Point of Presence’ Customer Service and Strong
planning is to understand, monitor and manage the
Resident Satisfaction – all supported by strong processes
change in Facility Asset Value versus the forward-looking
and systems to manage, track and respond to activity.
plan related to operational efficiency, effectiveness and
GDC’s broader marketing and leasing services include:
service for its residents and occupants.
› Messaging › Leverage technology
› Market Analysis › Branding
Aging Buildings &
› Student & Community › Site Signage Infrastructure
Engagement › Internet Advertising
› Safety & Security › Direct Mail
Space
Planning
› Event Management
› Educational Partnerships Capital
› Local Business Maximize your .
› Proactive Neighborhood Partnerships
biggest assets
Plan investments
Management Plan to align mission
and risks
To Limit
Recurring, Preventative and Seasonal Maintenance
Expensive
Plan: GDC has a proven approach to tracking, assessing Reactive
and implementing both minor and major facilities Maintenance
Operations
Require influxes of
maintenance and upgrading needs. Our successful capital investment
Lower overhead
recurring, preventative and seasonal Maintenance Plan and improve
effectiveness
identifies all items that may require service during a given
period and proactively address them to avoid emergency
repairs and/or system downtime.
GDC uses our depth and breadth of experience
Regular On-Going Property Inspections: A major developing, designing and managing a variety of facility
component of GDC’s Maintenance Plan are the regular types and multi-unit housing as part of our long-term
inspections that provide an opportunity to determine the partnerships with our clients to ensure operations and
condition of the building’s mechanical systems, furniture, lifecycle considerations are captured in the final design.
floor coverings, “built-ins” (cabinets, countertops, etc.) and Throughout the design process, Smith Gilbane’s team with
other components. the City of Madison will review all options, innovations and
Asset Performance and Evaluation: GDC tracks the age alternatives for the benefit of the team to make long-term,
and performance of assets and evaluates their current value-based decisions.
projected useful life to help develop the Maintenance
City of Madison, WI - Response to RFP 10000-00-2021-BP
State Street Campus Garage, Mixed-Use Project 22You can also read
