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SUMMARY OF GENERAL CAPITAL RESPONSE TO RFP

Riverwest Johnson Controls Property A 24-unit Traditional Neighborhood Development Milwaukee, Wisconsin The following is an excerpt from General Capital’s response to the City’s RFP. Submitted by General Capital Group c/o Sigurd Strautmanis 10532 North Port Washington Road Mequon, WI 53092 (414) 240-4605

  • GENERAL CAPITAL GROUP, LLPsite_plan.jpg
  • CONTENTS
  • PROJECT OVERVIEW
  • TND WITH A TWIST
  • TRADITIONAL DESIGN MEETS SUSTAINABILITY
  • SUSTAINABLE SITE DESIGN
  • STORMWATER MANAGEMENT, STORMWATER QUALITY AND
  • LANDSCAPE ARCHITECTURE
  • APPROACH TO ENVIRONMENTAL REMEDIATION
  • WE HAVE DONE THIS BEFORE
  • GREEN DEVELOPMENT PRINCIPLES
  • THE GREEN BUILT HOME AND BEYOND
  • GENERAL CAPITAL GROUP
  • DEVELOPER WITH A PROVEN TRACK RECORD GENERAL CAPITAL GROUP, LLP PROJECT OVERVIEW General Capital has hand picked a highly competent team to design and develop the Riverwest Johnson Controls Property. While many residential developers can “build houses,” few have successfully converted a contaminated brownfield or negotiated a Remedial Action Plan with the DNR or worked through the details of complex municipal agreements. This project represents a hybrid and requires a special team of development professionals to get it off the ground and ultimately bring it closure. General Capital has the experience, financial capacity and local relationships to ensure a smooth development process and a predictable outcome. Our proposal is divided into nine sections, each addressing an important topic including site design, environmental remediation, sustainable development initiatives, our commitment to the City’s EBE goals and our financial proforma. General Capital wants to work with Johnson Controls, the City and Riverwest stakeholders to produce a high quality development that will add value to the neighborhood and serve as a model for green building in a traditional neighborhood context. In summary:
    • A Traditional Neighborhood Development is the most appropriate design solution for this site. Our proposal includes 16 single-family homes and eight duplex condominium homes. The plan is flexible and addresses the environmental realities of the site. We are willing to massage our plan as we work through the details of the project with the neighborhood and City.
    • Traditional from the outside, cutting edge on the inside. We are committed to producing homes that will achieve, at a minimum, “Green Built Home” certification. In addition, our team includes industry leaders in environmental remediation, innovative stormwater management and sustainable development.
    • General Capital has brownfield experience. We have successfully redeveloped numerous contaminated properties and have experience bringing closure to impacted sites. Johnson Controls and the City will be working with a professional counter party that has done this before.
    • Financial Capacity. General Capital is well known in Southeast Wisconsin as a responsive, reliable developer. While we have substantial financial capacity, we are small enough to give projects of this nature the hands-on touch.
    • Commitment to EBE Program Goals. Our team has experience with emerging businesses and understands how to effectively tap into the resources available to accomplish EBE initiatives. We have committed to double the EBE goals of this project, or 36%.
    • General Capital gets things done. Our firm will approach this project with the same discipline and management that has worked for us before. We believe our proposal demonstrates our experience and capacity to successfully develop this project. The following sections summarize our response the City’s RFP. We hope you will find this material helpful in your understanding of our proposal. We are committed to being good neighbors!
TND WITH A TWIST: TRADITIONAL DESIGN MEETS SUSTAINABILITY site_plan.jpgModern architecture is appealing. We often associate (and perhaps confuse) modern design with “cutting edge” technology. Modern design is appropriate in its context, however, we feel strongly that this particular site is not such a place. This block offers an opportunity to re-weave the neighborhood fabric and create a seamless addition to a well established development pattern. In the most literal sense, this is an “infill” site. While some will view this site as the ideal opportunity to take an entire city block and impose a new and innovative design on the community, we take the opposite approach. Our design builds on the existing vocabulary of the neighborhood and demonstrates that sustainable design does not have to be foreign. It can look and feel familiar. From this perspective, we feel our design offers the best opportunity to showcase sustainable technology in the context of a traditional Milwaukee home. Our project reflects a “Traditional Neighborhood Development” approach, described by the following design attributes:

  • Traditional block layout with a central alley. The layout does not attempt to invent a new pattern. Lots are approximately 40′ wide and 117′ deep, fronting Weil and Bremen Streets. A 20′ alley serves as the service spine. The alley is configured to minimize vehicular short cuts, but offer maximum convenience and access. All vehicular parking, garbage collection and mechanical equipment is oriented to the interior alley.
  • Buildings form space and reinforce the street edge. Our design establishes a “build to” line that is the same as the surrounding context. Building fronts, no matter which house type, will reinforce the existing neighborhood pattern. Part of the charm of Riverwest is its diversity of housing styles and types that are held together with the glue of a well defined street. We don’t feel its appropriate to break from this development pattern in the middle of the neighborhood.
  • Clear delineation of public and private space. Our design clearly differentiates public and private open space. Property lines are physically defined by fences or hedges. Buildings form and protect private open space. All exterior spaces need to be understood: Who does it belong to? Who takes care of it? Who should be there?
  • Buildings with front porches. It is hard to find a house in Riverwest without a front porch. A simple element, but critical to our design. Front porches play multiple roles: a porch serves as a buffer between public and private, adds architectural interest to the street and offers a place to see neighbors and be seen. Our porches are big enough to use — they are not just an architectural cliche.
  • Architecture responds to its context (with a twist). Our homes fit into Riverwest. Our designs respond to the neighborhood’s traditional pattern of building massing, roof pitches and proportion. At the same time, they are not a simple mimicry of the local vernacular. Our prototypes address solar orientation, offer floor plan flexibility and include the extensive use of the latest sustainable technologies for interior and exterior building materials and systems.
  • Compact and Flexible Floor Plans. Our prototype homes are compact by design to minimize wasted space. They are open and flexible, offering multi-use spaces and the ability to adapt the home as needs change. While individual floor plans will vary with each model type, our intent is to offer a variety of styles and price points to attract a more diverse universe of buyers. We have something to offer empty nesters, families with children and young professionals. Vibrant urban living includes a mix of incomes and lifestyles. We will strive to create this diversity in our development.

SUSTAINABLE SITE DESIGN: STORMWATER MANAGEMENT, STORMWATER QUALITY AND LANDSCAPE ARCHITECTURE General Capital will team with National Survey and Engineering, a division of R.A. Smith & Associates to serve as lead civil engineer for our project. National Survey is one of Wisconsin’s leading civil engineering firms, with in-depth expertise across disciplines including LEEDTM certified professionals. The National Survey team of landscape architects, land development engineers, planners and technical staff will design, engineer and supervise the implementation of a cutting edge sustainable site design for our project. The Madison Environmental Group, our Green Development consultant, will also contribute to the final site design. From a technical perspective, our approach to sustainable site design includes three elements: stormwater management, stormwater quality and landscape architecture. STORMWATER MANAGEMENT Sound stormwater management is critical both during construction and throughout the life of the development. As a site located in the City of Milwaukee, the 2.8 acre parcel must comply with Milwaukee Metropolitan Sewerage District (MMSD) stormwater run-off regulations as well as City of Milwaukee stormwater quality regulations. The development must also be designed to comply with federal and state stormwater pollution prevention rules (NR 216 and NR 151 are applicable sections of the Wisconsin Administrative Code that cover Construction Site Stormwater Discharge Permits through the Wisconsin Department of Natural Resources). We will use a series of Best Management Practices (BMPs) to create an effective stromwater management plan for this site. We will integrate BMPs to reduce erosion and sedimentation in runoff during construction. In addition, we will address long-term considerations for maintaining stormwater quality in a post-construction plan. Ongoing stortmwater management will include the use of devices such as bio-infiltration, reduction of impervious areas and underground detention. Techniques to be applied during construction include:

  • Use of redundant straw bale and silt fencing in with steep slopes or areas of concentrated runoff flow.
  • Protection of on-site storm sewer inlets with straw bales, silt fencing or equivalent measures.
  • Save and re-use, to the extent possible with the contamination issues facing the site, all site topsoil. The civil engineer will work with ARCADIS to address soil conditions and export/fill considerations in the final design phase.
  • Save and protect significant trees during construction (primarily street trees).
  • Enforce BMPs with all contractors including rinsing concrete trucks in designated slab or pavement sub-base areas. MMSD’s storm water run-off regulations state that stormwater may not be released from a developed site at a rate greater than 0.15 cfs in a two-year storm event and 0.50 cfs in a 100-year storm event. Depending on the ultimate determination of pre- and post- development conditions, our project will likely require some type of detention facility to regulate the release of stormwater from the site. The size of this facility can be reduced with the use of runoff management and other techniques appropriate for this development.

Working in concert with ARCADIS on the environmental side, our team will explore the following techniques to address stromwater runoff on an ongoing basis:

  • Promote infiltration by minimizing impervious areas and using pervious pavements or permeable pavers where possible.
  • Promote natural water absorption, transpiration and evaporation with appropriate plantings and routing stormwater run-off from roofs and alleys through open vegetated areas.
  • The use of bioretention devices or rain gardens.
  • The use of rain collectors for potential irrigation purposes.

STORMWATER QUALITY Effective stormwater quality is a site design priority. Milwaukee stormwater quality regulations state, “For redevelopment, by design, reduce the maximum extent practicable, the total suspended solids (TSS) load by 40%, based on an average annual rainfall.” There are multiple devices available that can achieve this TSS removal rate including: below-ground sedimentation traps, mechanical devises (typically known as stormceptors) and bioretention devices. While all of these options will be considered, a bioretention devise is our preferred method to achieve a sustainable site. A bioretention system consists of a soil bed planted with native vegetation above a sand layer. Stormwater run-off entering the system is filtered first through the vegetation and then the soil/sand layers before being conveyed downstream through an underdrain system. These systems are designed to hold a shallow pool of water to allow for infiltration over time. Small overflow systems are often installed to limit ponding depth during large storm events. This design allows us to retain water on site while recognizing that environmental conditions may not allow us to practically install underground detention systems. A possible location for bioretention systems would be along property lines between the garages. Run-off from the rear two-thirds of each parcel, along with roof drains, would be directed into these areas. The alley could be crowned in the middle and designed to direct runoff into these systems. An underdrain system would be constructed to convey the treated water parallel to the alley way and into an underground detention facility, if ultimately installed. We recognize that an in-depth study of the most effective location and configuration must be performed. It is likely that the final design will involve a hybrid of systems, offering a higher degree of water quality assurance than a traditional system, but recognizing that a contaminated site offers its own challenges. LANDSCAPE ARCHITECTURE National Survey’s landscape architect will work closely with the civil engineer to ensure appropriate plant species are specified to achieve the project’s sustainability goals. For the initial construction, appropriate grass mixtures (low water mixes such as blue gamma, fescue and “no mow”) will be specified for all disturbed areas. Working in concert with ARCADIS and the Madison Environmental Group, the landscape architect will also specify appropriate species for all permanent features such as the bioretention system and phytoremediation zone shown on the site plan. In addition, to ensure continuity after the sale, a prototypical landscape plan and a list of preferred plant species will be developed and distributed to property owners. This plan will encourage the use of sustainable landscaping and establish the following:

  • Specific, drought tolerant, lower maintenance seed mixes to be used on lawns.
  • A palette of urban tolerant, salt tolerant, lower maintenance, adaptable, deep rooted plantings.
  • A prototypical site plan that uses trees for cooling and warming microclimates.
  • Maintenance guidelines that discourage the overuse of phosphates, herbicides and insecticides.

Taken as a whole, our approach to site design will produce a high-quality, sustainable development that will serve as an excellent example and prototype for the City, JCI and the Riverwest neighborhood. APPROACH TO ENVIRONMENTAL REMEDIATION:site_plan.jpg WE HAVE DONE THIS BEFORE General Capital will team with ARCADIS, a nationally recognized leader in environmental remediation and brownfield redevelopment, to address the environmental impacts of the project site. General Capital and ARCADIS have successfully engineered practical, implementable solutions for a variety of contaminated sites including the Washington Square Mall in Germantown, for which we received a “Friend of the Environment” award from the Wisconsin Environmental Working Group. We have successfully teamed with municipalities to administer public funds for brownfield projects, including creating one of Wisconsin’s first Environmental Remediation TIF’s (ERTIF) for the redevelopment of the former Shores nursing home at the southwest corner of Port Washington and Green Tree Roads in Glendale. This site received closure from the DNR within months after our remedial work was complete and is now the site of an attractive new Pick ‘n Save shopping center nearing final completion. In short, General Capital has the experience to work with JCI to accomplish an effective remediation plan to ultimately prepare this site for residential development. ARCADIS has reviewed available environmental data associated with the property. The purpose of their review was to evaluate, on a preliminary basis, relevant environmental conditions and to suggest potential remedial options that would impact the project’s initial design. While it is beyond the scope of this proposal to offer a full accounting of the relevant environmental data, the following points were used as a point of departure for planning purposes:

  • Although some remediation activities have occurred at the property, elevated concentrations of volatile organic compounds (VOCs) are still present in the soil and groundwater. These occur both on site and off site.
  • The highest concentrations of VOCs are still present in the southwestern quadrant of the property.
  • Metals and polynuclear aromatic hydrocarbons (PAHs) are also present; however, the VOC impacts represent the most significant risk factor for the site and, thus, will likely drive the site remedy and associated redevelopment.
  • The ultimate site design must work in tandem with the remedial approach. General Capital (as well as the City/JCI) is seeking to develop this property with residential housing, which poses particular concerns and deserves careful consideration. While direct contact barriers in a project covering the entire site should be effective short term, their effectiveness (and ultimate protection of human health) may be degraded over time due to unintentional modifications and thus compromise the system. For example, residents may plant trees, install patios, or make other unanticipated changes that could penetrate the direct contact barriers and create potential health risks.

Our design addresses this issue by eliminating development on the most contaminated portion of the property (southwest corner) and creating a phytoremediation zone along the alley (see appendix). Soils excavated from the development areas will be placed on the reserve quadrant, which already contains the highest concentrations of constituents. This area will then be used as a small public pocket park with raised planting beds, a community tool sharing facility and additional phytoremediation area.

SUMMARY RECOMMENDATION While detailed study and analysis must occur, ARCADIS has suggested the following plan for initial discussion purposes: site_plan.jpg

  • Excavation and off-site disposal of limited quantities of impacted soil. Targeted soils would include those excavated for foundations or utilities that could not be reused on site due to an inadequate soil balance in the site grading plan or due to poor engineering properties.
  • Excavation and on-site management of soils where possible. These soils could be placed beneath alleys or elsewhere where human exposure risk is minimized.
  • Application of a carbon amendment (e.g. diluted molasses solution) to stimulate the biodegradation of the chlorinated hydrocarbons in groundwater. ARCDIS has successfully used this patented remedial technology on numerous sites in Wisconsin, including with General Capital on the Washington Square Mall project.
  • Placement of fill material with low permeability on areas of the property with elevated levels of VOCs, lead, and PAHs. Elevated VOCs are present in the western portion of the property, while elevated concentrations of lead and PAHs are present on the eastern portion of the portion of the property.
  • Installation of vapor control systems in each residential dwelling. Systems would consist of a subslab vapor barrier and a passive venting system. These elements could be installed during construction for a relatively low cost. Basements requiring below-grade excavation are discouraged.
  • Use of buildings, driveways, sidewalks and alleys as direct contact barriers.
  • Placement of clean fill material and vegetative caps in green spaces (i.e., yards) to limit direct contact risks. The entire site should effectively be raised to minimize exposure pathways.
  • Implementation of phytoremediation to treat VOC impacted groundwater. Phytoremediation is a technique where the physical, biological and chemical processes of plants are used to remediate contaminants in both soil and groundwater. With this approach, a simple planting of hybrid poplars could be used to hydraulically contain and treat the residual groundwater impacts in the “reserve quadrant.” This area could also include raised planting beds, which would eliminate the uptake of constituents from the native soil and also serve as a direct contact cap.

In summary, the environmental conditions can be managed under either a traditional or innovative residential site plan. However, the use of our innovative plan will provide opportunities to reduce the cost associated with the environmental conditions while still allowing the development to fit well into the Riverwest neighborhood. We are prepared to handle the Remedial Action Plan and necessary documentation through case closure in concert with JCI. Given our previous experience with brownfield redevelopment, Johnson Controls and the City can be assured that they will be working with a responsive, professional counter party that has done this before. We are committed to working with JCI to minimize the ongoing environmental liabilities associated with this site. GREEN DEVELOPMENT PRINCIPLES: THE GREEN BUILT HOME AND BEYOND Green building, eco-home, earth-friendly, sustainable. All compelling catch phrases. While the green building movement continues to catch on in Wisconsin, it should be clearly understood that “sustainable development” means different things to different people. Importing expensive recycled materials from Italy may appear “green,” but is certainly not sustainable. Our intent is to examine our project from as many angles as possible, then make responsible and sustainable choices. We will look at the project’s site design, solar orientation, building materials, building systems, construction process, ongoing lifestyles of the residents and ultimately how the project can contribute to Riverwest as a neighborhood. As a point of departure, we are committing to producing homes that will, at a minimum, receive the Green Built Home stamp of approval. This program, currently implemented by the Wisconsin Environmental Initiative and the Madison Area Builders Association, produces a baseline certification program specifically targeting residential development. Unlike LEED, the Green Built Home initiative is relatively simple to track, provides specific checklists relevant to residential construction and produces a certification that pushes the sustainable building and energy standards of new construction. We have included the checklist in the appendix of this document. To maximize the sustainable objectives of our project, Madison Environmental Group, Inc., will provide green development consulting services throughout the process. The following framework will be used to finalize civil and architectural plans, create construction documents and build a “guide book” for future residents of our project:

  • Landscaping and Water Conservation Measures. Working together with National Survey and Engineering, the consultant will identify opportunities to incorporate native plant species and recommend techniques and designs to reduce stormwater management demands and improve runoff water quality. We, as developers, will also explore signage to educate and highlight the chosen techniques and design features.
  • Green Building Materials. Madison Environmental Group will identify specific material options and assess cost and supply issues for a set of priority materials such as wall finishes, flooring and insulation. The consultant will identify several options ranging from “green” to “greenest.” Some of these choices will be left to the homeowner in choosing final floor finishes, paint, countertops, etc. The options will be made available to them.
  • Materials to Improve Indoor Air Quality (“breathe easy”) — examples include: VOC (Volatile Organic Compound) free paint, formaldehyde-free insulation, low-emission carpet, and water based adhesives
  • Local Materials (“there’s no place like home”) — examples include: windows manufactured in Wisconsin, plumbing fixtures manufactured in Wisconsin, and stone from Midwest sources
  • Recycled Materials (“full circle”) — examples include: carpet made with recycled content, recycled fiberglass insulation, recycled gypsum flooring underlayment, and cellulose insulation
  • Natural Materials (“naturally yours”) — examples include: stone, plant oil wood finish/stain, and cellulose insulation
  • Energy and Water Conservation Measures. Madison Environmental Group will identify opportunities to conserve future energy use through procurement decisions which do not involve HVAC systems. The consultant will research and make recommendations for:
  • Light fixtures to maximize use of compact fluorescents
  • Photovoltaic alternatives for hot water and/or additional building systems
  • Daylighting options to maximize the us of natural light
  • Appliances that exceed Energy Star standard ratings
  • Energy and water monitoring devises to provide visual feedback system and learning tool for residents
  • Water conservation devices for showers and faucets that save energy and conserve water
  • Waste Management and Recycling Program. There will be opportunities to reduce waste and recycle during the construction and occupancy phases of the development:
  • Construction phase waste management will include an easy to use plan for recycling wood, concrete, cardboard, white paper plans, metal, cans, bottles and other materials.
  • Occupancy phase recycling program will include a plan to recycle above and beyond the services provided by the City. This will ultimately be a self administered program, however, an effort will be made to educate new home owners about the benefits of recycling and opportunities to recycle with neighbors.
  • Traveler Friendly Site Plan Elements. The project will include several features to reinforce alternative transportation options.
  • A small bike rack will be included in the rear of each house. This will offer a place to conveniently lock bikes without taking up valuable garage space.
  • Convenient walkways will be identified to promote pedestrian connectivity to public sidewalks and the nearest bus stop.
  • Signage including ridesharing, message posting, etc. in the community garage.
  • Community Building and Tool Sharing. The critical and final stage for green development services will include identifying opportunities for residents to engage in “green living.”
  • Community garage facility. We propose to build a small garage on the “reserve quadrant” in the phytoremediation area to provide a place where residents can post messages, recycle and share seeds, mowers and a variety of tools. This program will be started by the developer, but its success will ultimately depend on resident participation. The goal is to set a program in motion and create the vehicle by which the community can build in any direction it sees fit.
  • Community gardens will be included in the small pocket park. Raised planting beds will offer public planting areas.
  • Guide to Green Living. Each new home owner will be equipped with a “how to” guide for all building systems requiring maintenance, etc., but in addition, special attention will be given to educational materials, community organizations and the like to promote green living beyond the final sale of the home.

Our goal is to create a model development for JCI and the City of Milwaukee. We believe that this project can raise environmental and community awareness on a number of levels. We are committed to working with the City to further enhance our green development strategy as appropriate.

site_plan.jpg GENERAL CAPITAL GROUP – DEVELOPER WITH A PROVEN TRACK RECORD General Capital has assembled a highly competent team to implement our project. While many residential developers can “build houses,” few have successfully converted a contaminated brownfield or negotiated a Remedial Action Plan with the DNR or worked through the details of complex municipal agreements. This project represents a hybrid and requires a special team of development professionals to get it off the ground and ultimately bring it closure. General Capital has the relevant experience to successfully complete a project with the environmental complexities and development nuances of this property. We have hand selected a group of partners and consultants to make this project run smoothly. General Capital will develop our Riverwest project using a proven development / construction management approach. On the development side, General Capital will manage every aspect of the project including initial discussion/negotiation, environmental remediation consultant(s), schematic and final architectural and civil design, sustainable development initiatives, municipal approvals, construction financing and purchase contracts. We will also be responsible for marketing, sales and initial post construction property management. Throughout this process, we will engage an experienced construction manager to hard bid, value engineer and implement our green development objectives. Ultimately, our construction manager will also oversee construction and serve as owner’s representative during bidding and negotiation. This process has yielded excellent results and has kept our projects on time and on budget. While this project is not as large as others we have developed, the project is relatively complex. To ensure a successful outcome, we will apply the same disciplined approach that has worked for us before. We would like the City and Johnson Controls to fully appreciate that we have done this before. While the details of our developments differ, our process is much the same. Over the last several years, General Capital has successfully negotiated the following public-private partnerships and/or environmental remediation efforts:

  • The Glendale Market. Pick-n’-Save anchored shopping center in Glendale. This project was the site of the former Shores nursing home and was long considered a blight on Port Washington Avenue. General Capital successfully negotiated one of Wisconsin’s first environmental TIFs (“ERTIF”) to fund the environmental remediation and demolition of the site. (currently under construction)
  • Washington Square Mall. 102,000 square foot commercial property in Germantown. General Capital successfully negotiated a $1.8 million TIF to fund environmental clean up and upgrade site features. The project won a Wisconsin Environmental Working Group “Friend of the Environment” award in 2002.
  • Berkshire — Oconomowoc. 85-unit independent senior housing facility with space for the Oconomowoc Area Senior Center. General Capital approached the City with a development concept to convert the former St. Jerome’s school into a senior housing development with a new home for the area’s senior center. The City responded with TIF dollars to fund environmental clean up, impact fees and off-site infrastructure improvements. (currently under construction)
  • Berkshire — West Allis. 80-unit mixed use project in Six Points/Farmer’s Market, West Allis. General Capital approached the City with a development concept and subsequently leveraged TIF expenditures to fund the acquisition, demolition and environmental remediation of the site.
  • Berkshire — Grafton. 66-unit independent senior housing project located on a former foundry in Downtown Grafton. General Capital won a competitive bid to develop the property. The Village proferred TIF dollars to fund environmental clean up, a reduction of impact fees and off-site streetscape improvements. The project won a 2003 Charles Edson Tax Credit Excellence Award.
  • CVS Pharmacy (Buffalo, NY). General Capital successfully negotiated a Corrective Action Plan to facilitate the source removal and in situ remediation of VOC-impacted soils. The plan was adopted within 45 days of submission to NYDEC (currently under construction). We encourage the City and JCI to contact any of the above municipalities for references. We are proud of our reputation as a responsive, reasonable and reliable counter party. GENERAL CAPITAL OVERVIEW Michael and David Weiss formed General Capital in 1996. Steve Schnoll joined General Capital in January 1998. The original focus of the company was developing grocery-anchored shopping centers. This quickly evolved into stand-alone food stores, drug stores and industrial build-to-suits. General Capital continues to be one of the most active developers of grocery-related real estate in Wisconsin. The strength of the platform lies in our people and our long-term view. We have chosen to pursue institutional grade tenants including the Roundy’s, Great Atlantic & Pacific Tea Company, Walgreen’s, Jewel Food Stores, Osco, Barnes and Nobel, Linens and Things and Woolworth’s. We generally hold projects that we develop for the long term. While the group often considers acquisitions, our primary focus is on ground up development and redevelopment opportunities. In addition to our well-known commercial development efforts, the partners of General Capital have been involved in the development, management and ownership of various residential projects dating back to the 1980’s. Over the past several years, we have successfully developed the “Berkshire” name into a wellknown senior housing brand in the area. We have also developed speculative homes and residential subdivisions. The Riverwest project is a good fit for our platform as it will require more than just residential development expertise. THE GARRET STUDIO Paul Giesen founded The Garret Studio after years in the architecture, construction and home improvement industries. The Garret Studio will provide architectural design, green building procurement services and final design/build “move in” coordination. Prior to forming The Garret Studio, Paul was a construction manager for a major Milwaukee construction contractor, a project manager for the City of Milwaukee Housing Authority’s HOME program and an independent design/build remodeling contractor. His professional contracting experience and architectural design expertise allow him to fully appreciate home construction from the inside out. Paul will provide the team with the hands-on, human scale architectural understanding needed for this type of project. The Garret Studio was founded on the philosophy of sound traditional design principles and a focus on urban housing. Paul has designed numerous urban “TND” home prototypes and has managed numerous successful home additions and renovation projects. ARCADIS ARCADIS is one of the world’s largest environmental, facilities and infrastructure companies. Collectively, the team includes over 9,000 employees operating from 200 locations in 100 countries. In the US, ARCADIS has become one of our country’s most experienced hazardous waste firms, with a full staff of planners, scientists, engineers, architects and managers available to accomplish even the most complex remediation problem. General Capital and ARCADIS have worked cooperatively on a number of projects including those listed General Capital’s qualifications. General Capital has worked with the firm’s GRiP and patented bioremediation technologies (“In-situ Reactive Zone” injection technology) to successfully bring several brownfiled properties back to economic use. The team has an excellent rapport with local municipalities and, very importantly, with the DNR. In addition to its environmental expertise, ARCADIS has extensive sustainable development experience, including implementation of the Ford Motor Company’s extensive growth green roof and sustainability program. ARCADIS will interface with both National Survey and Madison Environmental Group to produce an integrated remediation/development strategy. Michael Maierle, P.E., will lead the remediation program for our site. We anticipate working hand-in-glove with Johnson Controls to produce an aggressive Remedial Action Plan and adaptive reuse strategy that will be acceptable to the DNR, Johnson Controls and us, the end client. Michael has extensive experience in the development and application of innovative soil and groundwater remediation technologies, Brownfield Site Assessment and Redevelopment, detailed engineering design and the management of hazardous solid waste. The General Capital/ARCADIS team is the perfect fit for this project. NATIONAL SURVEY AND ENGINEERING Founded in 1929, National Survey and Engineering is one of the largest land surveyor/civil engineering firms in the Midwest. National Survey is a division of R.A. Smith & Associates, a full-service civil engineering, surveying and technical services firm based in Brookfield. As one of Wisconsin’s leading civil engineering firms, National Survey holds in-depth experience across disciplines that includes LEEDSTM certified professionals. The firm’s team of landscape architects, land development engineers, planners and technical staff position National Survey & Engineering to be a leader in sustainable site design. The firm has produced plans for dozens of high quality housing developments through the Midwest including several conservation/smart growth plans, City of Milwaukee Brownfield sites (Trostel Square, RiverCrest, Gaslight Lofts) and numerous single-family subdivisions. National Survey’s philosophy is grounded in the belief that a logical team approach yields the best results. In this case, working with General Capital, The Garret Studio, ARCADIS and the Madison Environmental Group toward a shared vision for a high quality and sustainable site design. Ken Welden, P.E., LEEDTM –AP, will serve as primary civil engineer and sustainable site design consultant. He will also direct National Survey’s team of landscape architects. Ken has more than 12 years of civil engineering experience and is now accredited by the US Green Building Council as a LEEDTM certified civil engineer. Ken is personally interested in projects that provide both environmental and economic benefits to their constituent communities. He holds a BS in Civil Engineering from the University of Wisconsin — Milwaukee. GENERAL CAPITAL GROUP, LLP MADISON ENVIRONMENTAL GROUP Madison Environmental Group uses an interdisciplinary and inclusive approach to provide practical solutions for individuals and organizations to conserve natural and capital resources. Their outcomes are creative, practical, action oriented and measurable. The firm recently put their talents to practice and renovated their new office space using green principles. The outcome is a work environment that is healthy, flexible and productive and highlights the firm’s resourcefulness. Madison Environmental Group will consult with General Capital through the development process and recommend ways to institute green building objectives and create the best possible sustainable outcome for the project. The firm will explore and recommend building products, energy and water conservation measures and community building initiatives. Sonya Newenhouse, PhD, is Founder and President of Madison Environmental Group where she leads the creative and resourceful staff. Sonya will lead the green development consulting effort of our project. She has more than 10 years experience in qualitative method development, waste management and recycling and community outreach. She is also the President of Community Car LLC and Crescent LLC, the building home of our office, Community Car and L’Etoile Restaurant. She serves on numerous civic and environmental committees and boards. She speaks Swedish and is proficient in French.