HomeMy WebLinkAboutCarroll Avenue Cottages RFP Georgica Green Ventures RESPONSE TO REQ UEST FOR PROPOSAL FOR
2023 CARROLL AVENUE
AFFORDABLE HOUSING DEVELOPMENT
RECEIVED
DEC 12 2023
Southold T wn Clark
GEORGICA GREEN 'ce
VENTURES
presents
Carroll Avenue Cottages
In partnership with:
HOUSING INITIATIVES LLC
i}+
Submitted to:
MR. DENIS NONCARROW
TOWN OF SOUTHOLD
53095 Main Road, Southold, New York 11971
Honorable Scott Russell &Town Board Members
Louisa Evans, Jill Doherty, Sarah Nappa, Greg Doroski, Brian Mealy
50 JERICHO QUADRANGLE SUITE 118•JERICHO,NY 11753•516-470-9100
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TABLE OF CONTENTS
Section 1 : Title Page..................................................................................... 03
Section 2: Method of Providing Service and Compensation...... 07
Section 3: Experience................................................................................... 22
Section 4: Qualifications............................................................................. 32
Section5: Appendix.......................................................................................42
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SECTION 1 :
TITLE PAGE
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SECTION 1 : TITLE PAGE / COVER LETTER
June 12,2023
Southold Town Clerk
Southold Town Hall
53095 Main Road
Southold NY, 11971
Re: 2023 Carroll Avenue Affordable Housing Development
Georgica Green Ventures, LLC&Housing Initiatives LLC Response
Dear Mr. Denis Noncarrow,
Thank you for the opportunity to respond to the Request for Proposals for the Carroll Avenue Affordable
Housing Development. On behalf of Georgica Green Ventures, LLC ("GGV") and Housing Initiatives LLC ("HI"),
we are excited to present our qualifications and vision for this development site. Together, GGV & HI bring
'i over 50 years of experience in creating opportunities for affordable community housing. If GGV and HI are
selected for this new development, it will be beautifully designed, expertly crafted and meticulously
maintained.
Georgica Green Ventures,LLC
GGV is a Long Island based affordable housing firm specializing in East End development. GGV is a local
leader and has a successful track record of creating beautiful workforce housing communities across
Eastern Long Island. Our team cares for each community as if it's our own and takes time to meet with the
neighborhood to ensure the proposed development respects the existing character of the area. The GGV
team has a deep understanding of the unique process of developing in Suffolk County, including complex
groundwater management solutions and securing approvals from the Suffolk County Department of Health
Services. GGV has also earned a reputation for regularly securing all financing necessary to undertake each
development. In the past 10 years, GGV has secured over $840 million for the development of over 1,500
affordable units throughout New York.
GGV is a unique team that covers all aspects of development, construction and property management to
ensure there is full transparency and our reputation for quality is carried out in each stage. Most importantly,
when a new development is finished, our property management team is just beginning. GGV prides
ourselves on meticulous management with beautifully landscaped grounds, security cameras and a strong
on site presence.
Housing Initiatives LLC
Housing Initiatives principal, Rona Smith, has been involved in various issues/tasks related to housing for
more than thirty years. Housing Initiatives is involved in the creation of affordable housing at all levels below
market-rate. The company's reason for being is a belief in the fundamental need for safe, secure, and
permanent housing as a base for building a productive life. There is also the macro-need to create
economically diverse and stable communities that assure continued growth in our communities. This is
especially important in light of Town-wide support evidenced by the recent passage of 0.5% tax levy for
affordable housing.
GGV4
SECTION 1 : TITLE PAGE / COVER LETTER
Together, GGV and Housing Initiatives are excited for the opportunity to submit the enclosed proposal for
the Affordable Housing Development at 1080 Carroll Avenue, Peconic, New York.
Development Envisioned
The proposed "Carroll Avenue Cottages" development will include 32 affordable for-sale homes on a 5-acre
parcel of land. The development we envision embraces a neighborhood of 8 single-story buildings with 4
cottage-style attached homes in each building. The layout was carefully designed in context to the
neighboring community with inspiration from Founders Village and Horton Point Lighthouse. We believe the
single story attached cottages preserves the character of the neighborhood while maximizing open space
to create native landscaping opportunities throughout the property. As indicated in the RFP, the proposed
site plan is a for-sale model, but can also be structured as rental units.
Please note that while we have prepared this conceptual site plan for your review, our team is earnestly
committed to working with the Town and the community to create a design that makes the most positive
use of the site for the residents and neighbors. The information and assumptions reflected in this RFP are
subject to change based on financing availability, lender requirements and new information gather through
the development process.
Proposed Neighborhood Layout Cottage Structure Locations:
341'-417W
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GGV5
SECTION 1 : TITLE PAGE COVER LETTER
Proposed Floor Plans:
313111 III
1151 SF
1113111
77:2
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21311 21311
843 SF i` 843 SF
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Level 1.
1/16" = 1'-0"
If you have any questions regarding this proposal, please contact:
Mr. David J. Gallo
President
Georgica Green Ventures, LLC
50 Jericho Quadrangle,Suite 118
Jericho, NY 11753
j 516-470-9100
davidgallo@georgicagreen.com
Submission date:June 15th
Thank you for your time and consideration.
Sincerely,
David Gallo
OC: Honorable Scott Russell
Town Board Members: Scott Russell, Louisa Evans,Jill Doherty,Sarah Nappa, Greg Doroski, Brian Mealy
GGV 6
SECTION 2:
METHOD OF PROVIDING
SERVICE AND
COMPENSATION
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SECTION 2.A / PROPOSED DEVELOPMENT
Creating Community Housing
The 5.1-acre vacant parcel in the hamlet of Peconic
was, by Town Board Resolution, rezoned from
Agricultural Conservation (AC) to Affordable Housing
District (AHD) on April 11, 2023. This was a vital and
positive undertaking as part of an effort to spread
economic diversity throughout the Town where
possible. This project would support the critical need
for workforce housing within the Town and support the
goals of the Land Use, Economic Development, and
the Housing Chapters of the Town's latest
Comprehensive Plan and the pending "Community
Housing Plan" The Town's successful completion of
this rezoning effort has led to this important ZONING INIAP&SUBJECT PROPERTY(YELLOW)
undertaking.
The Proposed "Carroll Avenue Cottages"
The property is in a great location in the hamlet of Peconic with a mix of residential, recreational,
agricultural and commercial uses. Local ongoing residential use is harmonious with the new residences.
Our goal has been to design a plan that will offer the best inside and outside look of the development.
GGV and Housing Initiatives are proposing the new development of 32 units of community housing to be
known as "Carroll Avenue Cottages" To best accommodate 32 units on 5-acres, we are presenting our
site plan with 8, one-story buildings, each accommodating four attached cottages.
Unlike 32 single family homes, this site plan is more consistent with the surrounding neighborhood by
providing more open/green space for buffers and use of drought-tolerant vegetation, native and
deer-resistant species. The architecture of each building provides privacy for each home with a separate
entrance, covered front porch, back patio and ample parking. As part of this proposed development, our
team intends to reuse existing native garden plantings on site where feasible into the new developments
green space. The site plan includes a mix of 8 one-bedroom, 16 two-bedroom and 8 three-bedroom
homes. As indicated in the RFP, the proposed site plan is a for-sale model, but can also be structured as
rental units.
We note, too, that the most pronounced need for housing in Southold Town is for 2-bedroom units. This
was demonstrated in the results of the most recent housing survey. Knowing this, we propose that the 32
units consist of 8 one-bedrooms (approximately 636 square feet), 16 two-bedrooms (approximately 842
square feet) and 8 three-bedrooms (approximately 1,109 square feet).
- -
NORTH FACING RENDERING
GGV 8
SECTION 2.A / PROPOSED DEVELOPMENT
Design Inspiration
To ensure our proposal respects the Town of
Southold's rich cultural and aesthetic history, we
studied the surrounding community as part of our
design and development process. Iconic Horton
Point Lighthouse provided much inspiration for our
teams, as well as the attractive development,
Founders Village. Southold's rich past lives on r
today through roadside farm stands, colorful
nurseries, fish markets and renowned vineyards, .,
which we will endeavor to compliment at Carroll
Avenue Cottages. While this new development is '
an important step in creating a sustainable ..,�
community, we understand and respect that
preserving the natural beauty of Southold is
imperative to this project's success.
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GGV 9
SECTION 2.A / PROPOSED DEVELOPMENT
Dcsign Inspiration
The proposed Carroll Avenue Cottages provides 8 _
bungalow-style buildings each consisting of 1 '
one-bedroom, 2 two-bedrooms, and 1 �
three-bedroom home. These homes are distributed
along an organic shaped roadway and allow much
of the property to remain open/green space.
Typically, a single-story or 1-1/2 stories, American
bungalow features low sloped roofs, open floor
plans, generous windows, and inviting front
porches shaded by roof overhangs held up by _
visible beams and rafters. Bungalow homes often
utilize natural materials and blend into their natural
surroundings. The bungalow style was popular and
became a symbol of independent living in the 20th
century. Many of these bungalow style homes ys
were built throughout Southold. Today it is that
same simple yet charming design that makes it a
well-loved home style.
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In accordance with this RFP, our team is proposing the
enclosed conceptual site plan for the redevelopment
of this property that can be used for both a for-sale or
rental structure. It is important to note that this plan is
for initial design and discussion purposes only. While
this plan was carefully thought out in terms of site
layout, community character and local architecture, we
believe in a fully collaborative development process.
lilir Illi���f Our team looks forward to the potential of working
together to develop a site plan that everyone is excited
to see in their community.
GGV 10
SECTION 2.A / PROPOSED DEVELOPMENT
Project features
Our proposal includes our commitment to explore
implementing the following key features:
• Preserving the view of the night sky by choice of
outdoor lighting in compliance with Night Skies
requirements.
• Protecting water quality and irrigation conservation
measures by limiting irrigation and herbicides.
• Prioritizing safety and enhancing quality of life through
CCTV monitoring.
• Exploring solar electricity feasibility on site to lessen
the electrical load of the property.
• Retaining the historic and aesthetic character of the
neighborhood. "
• Preserving existing vegetation where possible,
especially to provide screening and privacy. �
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• Promoting walkability and decreasing car dependency
through accessible sidewalks and bike storage.
F
• Providing a handicap accessible site with units
adaptable and fully adapted for mobility, hearing or
visual impairments.
• Emphasize sustainability with conservation features
and an energy certification from Enterprise Green '
Communities 2020 Criteria and ENERGY STAR.
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GGV
SECTION 2.A / PROPOSED CONCEPTUAL SITE PLAN
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1"= 80'-0"
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SECTION 2.A / PROPOSED CONCEPTUAL SITE PLAN
2 3D Aerial View
/s
1 Site
1/16" = 1'-0" 8
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2113111 1BR 2BR 3BR
_ 5
842 SF 636 SF 842 SF 1109 SF
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1001-01,
2 Level 1
1116" = 1'-0"
GGV 13
SECTION 2.A / CONCEPTUAL RENDERINGS
3D VIEW1
e
5 3D VIEW2
_ _Roof 1
20'-0"
--- — Ceiling 1
Level 1 1
- 0'-0"
East West _
1/16" = V-0"
Roof
20'-0"
Ceilinmc. -
Level 1 1
$ South 0' 0 �
1/16" = "
GGV 14
SECTION 2.A / ZONING ANALYSIS
A zoning compliance chart has been prepared below by architect firm Stephen B. Jacobs Group, P.C. for
review and discussion:
Zoning Analysis for Affordable Housing(AHD)District
Lot area=5.1 acres
280-27 Use regulations
Provided Complies
PERMITTED USES
Owner-occupied moderate income family dwelling Option 1:32 Yes
unit Owner-occupied MIDFU
Tenant-occupied moderate-income family Option 2:32 Yes
dwelling unit Tenant-occupied MIDFU
280-28 Bulk,area and parking regulations
Owner-Occupied provided Complies Tenant-Occupied Provided Complies
Complies
Total lot area 10,000 217,800 YES 10,000 217,800 YES
-- Lot width(feet) 80 390 YES 80 390 YES
Lot depth(feet) 100 573 YES 100 573 YES
Front yard(feet) 35 35 YES 35 35 YES
1 side yard(feet) 15 35 YES 15 35 YES
Both side yards(feet) 25 35 YES 25 35 YES
Rear yard(feet) 35 35 YES 35 35 YES
Minimum liveable floor 1 BR=635 SF No,Variance YES
area(square feet per 850 2 BR=842 SF Needed** 450 1 BR=635 SF
dwelling unit)
Off-street parking spaces 2 32 x 2=64 YES 10,000 32x2=64 YES
(per dwelling unit)
Land area for yield 80,000+79,000
(square feet per dwelling 10,000 217,800/ No,Variance 10,000 8 x 10,000= =159,000<
unit) 32=6,806 Needed 80,000 217,800
Tenant-occupied dwelling 24 x 3,300= YES
units less than 850 square 3,300 79,200
feet
*The 1-BR and 2-BR units do not meet the minimum liveable size of 850 sf for owner-occupied units.
**Less than 10,000 sf per unit for owner-occupied units
72-Bedroom
ENT S8 IEDULE
om 635 SF 8 units
842 SF 16 units
' 3-Bedroom 1,109 SF 8 units
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SECTION 2.13 / DEVELOPMENT & DESIGN TEAM
Georgica Green Ventures, LLC will serve as the project developer in partnership with Rona Smith of Housing
Initiatives. GGV and President David Gallo will coordinate all local approvals and community outreach with
VP of Development, Allison Giosa-Ekblom. GGV will be responsible for coordinating and securing financing
by preparing all applications for subsidy and selecting a lender and tax credit investor. GGV Vice-President
Matthew Ardito will be responsible for all loan closings,tax credit syndication, and organizational filings.
The following scopes of work will be performed in-house by an affiliate of GGV:
Pre-Construction Biddina: Property Management:
Crystal Chan Gene Langon
Georgica Construction LLC Georgica Property Management LLC
50 Jericho Quadrangle,Suite 118 50 Jericho Quadrangle,Suite 118
Jericho, NY 11753 Jericho, NY 11753
Construction: Coordination of Local Hiring:
Daniel Gale Allison Giosa-Ekblom &Jael Ferguson
Georgica Construction LLC Georgica Workforce Opportunity Committee
50 Jericho Quadrangle,Suite 118 50 Jericho Quadrangle,Suite 118
Jericho, NY 11753 Jericho, NY 11753
The following scopes of work will be performed by a selected third-party:
Architecture: Land-Use Counsel:
Jennifer Cheuk David Gilmartin
Stephen B.Jacobs Group, P.C. Greenberg Taurig, LLP
381 Park Avenue South 2317 Montauk Highway
New York, NY Bridgehampton, NY
The following scopes of work will be performed by a to-be-determined 3rd party if applicable:
• Civil Engineering • Energy Consulting
- • Sanitary Engineering • CCTV Firm
• MEP Engineering • ADA Consultant
• Structural Engineering • Market Study Firm
• Environmental Engineering • Appraisal Firm
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GGV 16
SECTION 2.0 / PROPOSED CONSTRUCTION AND MATERIALS
Description of Finish Materials
To Be Utilized
The proposed development of Carroll Avenue Cottages
will include high quality finish materials that are locally
sourced and environmentally sustainable.
The finish materials proposed in the conceptual °� i I V
rendering includes hardie plank siding, shingle roof,
window trim and shutters. Hardie plank siding offers the
traditional look of wood in a 'green' material. Hardie
siding is very popular, although expensive. But the
characteristics of the material, including insect and 1A REL IIMILS IN ROSLYN
vermin resistance, high levels of fire resistance, and GGV has gained extensive experience as early
general durability,make it a good choice
adopters of modular housing in this field with five (5)
All finish materials will comply with the HCR modular projects complete and/or under construction.
Sustainability Guidelines, the 2020 Enterprise Green Because the units are built in an environmentally
Communities Criteria and ENERGY STAR all architectural controlled factory, we avoid contending with typical
design will comply with the HCR Design Guidelines weather constraints and delays. This methodology
updated July 2022. also allows employees to operate under safer
All new buildings will be carefully designed and conditions.The construction is more environmentally
constructed to reduce energy consumption with ENERGY friendly with less disruption to the neighboring
STAR appliances. It is our intent to fully explore options community. Our team will explore the feasibility of
to include solar-generated electricity on the buildings, modular construction for this development.
where feasible. The new buildings will incorporate
general design elements that promote public safety and While a substantial portion of construction is
a general sense of community well-being. completed off site in a factory, the team always
commits to creating local construction jobs and
I[: 441W priority hiring for minority, women, veteran and section
3 businesses and individuals.
Georgica Construction LLC provides end-to-end
4--4 services from pre-construction and
planning through construction completion and
r> \� certifications. Our team has experience building
j modular and stick frame projects throughout New York
�• State utilizing construction management software to
issue bids and keep track of real time information with
the rest of the project team.
Our team takes great pride on managing a clean and
safe construction site and our ability to finish projects
Ii on time and on budget. Specializing in
>� public/affordable housing construction, Georgica
Construction LLC is always up to date with all New
York State Housing Finance Agency, New York State
Homes and Community Renewal and U.S. Department
of Housing and Urban Development applicable
requirements,codes and trainings.
GGV 17
SECTION 2.0 / LIFESTYLE FINISHES
Safety d Security
At all GGV properties, safety is a top priority. There will be an
on-site presence and security systems in place through live
and recorded cameras to ensure the safety of the residents
and community.These safety precautions put our residents at
ease with visible cameras placed by hallways,entrances,exits,
common/amenity spaces and outdoor courtyards. The
presence of security cameras on the property is a known
deterrent to crime.
Quality& Character
Each home undergoes a lengthy design process to select high 1
quality material and finishes. GGV strives to improve the
quality of life for all residents and create a home they feel
proud of. GGV buildings have spacious floor plans, hardAt
surface countertops and stainless-steel appliances. Our t -
property management services are known for a positive quality A.
of life for residents whose lives we affect,with a friendly spirit RIVERVIEW LOFTS COMMUNITY ROOM
of shared community and an ongoing commitment to quality
of life for all residents. Accessibility
All GGV projects include fully accessible common areas and
`-� accessible walking routes. All ground floor units or units
accessible by an elevator are visitable and are adaptable. Typical
SNOW GGV projects design at least 5% of units fully adapted move-in
j: ready units for individuals with mobility impairments and at least
F a 2% of units for hearing/vision impairments. Adaptable units
a provide flexibility for individuals and families to stay in their units
and properly age in place.
&WOW* _41 .
RAVEN HALL IN CO LY ISLAND
RIVERVIEW LOFTS IN RIVERHEAD
RIVERVIEW LOFTS IN RIVERHEAD
GGV EQUAL HOUSING
OPPORTUNITY 18
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SECTION 2.D / DEVELOPMENTAL COSTS
At this time, it is anticipated that this development will be financed through New York State Homes and
Community Renewal. We are confident in our ability to secure 9% Housing Tax Credits and have been one of
the first developer's in New York State to explore the new Affordable Homeownership Opportunity Program
(AHOP)to create for-sale housing.
For-Sale Option:
As indicated in this RFP, It is anticipated that this project could be financed primarily through a combination
of traditional construction debt and AHOP financing sized for 32 units with a sale price at 80% AMI. Sale
prices will be sized assuming a 30 year mortgage at 7% and a 5% down-payment. Common charges,
projected taxes and insurance may vary by unit sizes. Sale assumptions incorporate the marketing band as
outlined in the AHOP term sheet,where sales prices set at 80%AMI could be sold to households earning up
to 100%AMI.
Rental Option:
If the proposed development pursues a rental option, it is anticipated that this project could be financed
through 9% Housing Tax Credits. Our underwriting assumptions include two rental tiers with 23 units
affordable at 60%AMI and 9 units affordable at 80%AMI.
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Proposed Budget:
The following draft financial information includes an acquisition price of Five Hundred Thousand Dollars
($500,000.00) payable at construction finance closing. As requested in the RFP, a complete and detailed
description of the cost proposed for the new development is enclosed. Please note that the enclosed
i
projected costs are subject to change based on financing availability and NYSHCR requirements.
Proposed Affordability:
Affordable For Sale Housing Affordable Rental Housing Affordable Rental Housing
A 80%
MI 60% 80%
(sold to individuals up to 100%)
Monthly Payment%Rent;.
1-Bedroom Units $2,323 $1,624 $2,210
2-Bedroom Units $2,633 $1,932 $2,635
3-Bedroom Units $2,972 $2,220 $3,033
Ma kimum.Hou'sehold Income r;..
1-Bedroom Units $125,000 $75,000 $100,000
2-Bedroom Units $156,300 $93,780 $125,040
3-Bedroom Units $168,800 $101,280 $135,040
_ *Sale Price per home of$285,000 for a one-bedroom,$330,000 for a two-bedroom&$380,000 for a three-bedroom.
GGV 19
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SECTION 2.D / FOR SALE TOTAL DEVELOPMENT COSTS
f Preliminary underwriting estimates subject to change:
I BUILDING AND PROPERTY ACQUISITION
Land&Building $500,000
Total Acquisition: $500,000
CONSTRUCTION COSTS
General Cond.,Overhead&Profit $1,494,500
Construction Contingency $533,750
IA System($25,000/unit) $800,000
Construction Hard Costs $9,875,000
Total Construction: $12,703,250
PRE-DEVELOPMENT COST
Architect&Structural Engineer $450,000
Environmental Inspections/Assessment $75,000
Market Analysis $10,000
Survey&Civil Engineering $80,000
Total Predevelopment $615,000
PROFESSIONAL SERVICES
iLegal $155,000
Marketing/Advertising $46,000
Consultant Fees Architect and Engineer $83,000
'I Total Professional Services: $284,000
FINANCING,CLOSING AND CARRYING COSTS
Inspection/Permit Fees $60,000
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Points&Bank Fees:Construction Loan $106,000
Construction Lender Engineer $35,000
Construction Loan Interest $347,196
AHOP Construction Interest $60,337
Construction Lender Legal $70,000
Appraisal $12,000
7 Survey $17,500
Title $160,000
Builder's Risk Insurance $205,000
Real Estate Taxes During Development $15,000
Common Charges Reserve/Working Cap $95,285
Soft Cost Contingency $85,316
Total Carrying Costs: $1,268,634
SELLER'S CLOSING COSTS
Realtor Commission $159,000
Closing Costs $64,000
Homeowner Warranty $16,000
j Total Seller's Closing Costs: $239,000
DEVELOPER FEE $1,784,506
fTOTAL DEVELOPMENT COSTS(TDC): $17,394,390
- GGV 20
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SECTION 2.D / RENTAL TOTAL DEVELOPMENT COSTS
Preliminary underwriting estimates subject to change:
ACQUISITION COST
'} Land $500,000
Total Acquisition: $500,000
CONSTRUCTION COST
Contractor Price
IA System $800,000
Residential $10,400,00
General Contractor's Insurance $255,360
Builder's Fees
General Conditions $672,000
Builder's Overhead $224,000
Builder's Profit $672,000
Total Hard Cost: $13,023,360
SOFT COST
Appraisals) $12,000
Survey $17,500
Architect/Engineering Fee $600,000
Legal Fees $155,000
Cost Certification-Accounting $35,000
-_ Insurance(s) $190,000
Interim Interest $1,176,824
Closing Costs $267,164
Title and Recording Fees $180,000
Market Study $10,000
_ Credit Application Fee $6,000
Credit Allocation Fee $89,680
Other DHCR/HTFC Fees $2,000
Environmental Reports $75,000
Controlled Inspections $90,000
Sanitary Engineer $90,000
Lender's Engineer $35,000
Permits/Expediting $60,000
Energy Consulting/Monitoring $83,000
Draw Fees $2,500
Total Soft Costs: $3,176,669
CGNTINGENCY
Hard Cost Contingency $560,000
Soft Cost Contingency $158,833
Total Contingency. $718,833
DEVELOPER OVERHEAD FEE
Developer Overhead&Profit $1,404,265
Deferred Developer Fee(Cashflow) $1,075,739
-- Total Developer's Overhead Fee: $2,480,004
WORKING CAPITAL
Marketing Lease Up $64,000
Other Working Capital Misc. $35,000
Total Working Capital: $99,000
RESERVES
Capitalized Operating Reserve $362,699
i' Total Reserves: $36Z699
1
TOTAL DEVELOPMENT COST: $20,360,566
GGV 21
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SECTION 3 :
EXPERIENCE
GGV 22
SECTION 3 / GEORGICA GREEN EXPERIENCE OVERVIEW
Georgica Green Ventures, LLC ("GGV") is a Long
Island based real estate development company FINANCING
that specializes in the acquisition, development, Our core expertise includes obtaining the financing
construction, and management of workforce necessary for the development of mixed-use
and affordable housing. /income properties and structuring these
developments with a mix of public and private
Since 2012, GGV has created over 1,500 sources, including, but not limited to tax-exempt
affordable units for New York families. These bond financing, tax credits and private debt and
range from storm recovery projects to workforce equity capital.
development projects to downtown SUCCESSFUL TRACK RECORD
revitalization projects, senior projects, public GGV has secured over $840M in funding for 18
housing restructurings, gut rehabilitations and New York State affordable housing projects in the
supportive housing projects for veterans and Past 10 years.
survivors of domestic violence. HIGH QUALITY HOUSING
Each home undergoes a lengthy design process to
GGV was founded on the principles that select high quality material and finishes. GGV
affordable housing has a place in all strives to improve the quality of life for all residents
communities, and that the diversity of race, age, and create a home they feel proud of.
income and ethnicity that affordable housing DIVERSITY
brings makes those communities stronger. our team focuses on meaningful partnerships to
expand inclusive affordable housing options to a
wide population of families,workforce, seniors and
supportive.
SUSTAINABILITY&CONSERVATION.
GGV takes pride in our ability to meet and exceed
energy code and sustainability standards. We
continually push limits for energy conservation and
have experience with certifications in Passive
�l.
House, LEED, Enterprise Green Communities and
i
I Energy Star.
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POND VIEW
POND VIENNA IONIESRIBBON CUTTIN(:
GGV 23
SECTION 3.A / RECENT ACCEPTED GOVERNMENTAL BIDS
2020-2023
Below is a list of all accepted government bids completed in the past three (3) years:
• The Homestead - Selected by the North Hempstead Housing Authority for the development
of 77 new affordable senior townhouses. Complete 2020.
• Gansett Meadow - Selected by the East Hampton Housing Authority for the development of
37 new affordable multifamily apartments. Complete 2021.
• Manhattan Avenue- Selected by the Greenburgh Housing Authority for the development of
70 new affordable senior apartments. Complete 2023.
Below is a list of all accepted governmental bids GGV has been selected for in the past
three (3) years:
• Central Islip DRI - Selected by the Town of Islip as the Designated Developer for the
development 96 new affordable apartments and activation of the downtown.
• Town of Riverhead TOD - Selected by the Town of Riverhead as the Designated Developer
with RXR to develop 243 market rate units next to the Riverhead train station.
• Dogwood Terrace -Selected by the Town of Hempstead Housing Authority for the
redevelopment of 104 existing senior public housing units.
• Village of Great Neck Senior Housing - Selected by the Village of Great Neck Housing
Authority for the redevelopment of 75 existing senior public housing units.
• New York City Housing Authority- Selected as a NYCHA qualified developer, contractor and
property management firm to undertake future NYCHA redevelopments.
The GGV team has the experience and capacity to undertake the Carroll Avenue Affordable
Housing Redevelopment.
I +
1 A ={
IO\II'STEAD TOWN OF RINTRI IE.U)TOD RENDERING
GGV 24
i
SECTION 3.A / DEVELOPMENT PORTFOLIO
Over the past several years, GGV has had exceptional success in obtaining and utilizing a myriad of public and private sources of
funds. Since its founding in 2012, GGV has been awarded seven competitive 9%Tax-Credit funding allocations from HCR and ten
4% HFA Bond developments for a combined 1,572 units of housing. GGV has firsthand knowledge of the current deal terms
associated with tax credit and private financing.
-
Project Location(NY) Partner Type Units TD.0 Status
Woolworth Watertown 11 Public Square Watertown N/A TOD;R;Historic Adaptive Re-use 50 $17M 9%Award;Complete 2015
12 Renaissance Blvd Concern for
Sandy Hills Apartments Middle Island Independent Living NC;Set-aside for Veteran Housing 123 $52M 4%Award;Complete 2016
1-52 High St. North Hempstead PA;MF;Tenant-in-Place Gut
Pond View Hames Manhasset Housing Authority Rehabilitation 52 $21 M 4i Award;Complete 2017
Our Lady of Lourdes 21 DeSales Place RiseBoro Community NC&Historic Adaptive Re-use; 76 $30M 9%Award;Complete 2019
Apartments Brooklyn Partnership Set-aside for Homeless
3003 West 21 st St Concern for NC;R;Set-aside for Veteran Housing;
Surf Vets Place Coney Island Independent Living NYCHA PBV's 135 $70M 4i Award;Complete 2019
Moxey A.Rigby 185 E.Merrick Road Freeport Housing MF;HUD Demolition/Disposition; 101 $66M 4%Award;Complete 2019
Apartments Freeport Authority Storm Recovery
Sandy Hollow Cove 161 Sandy Hollow Rd Southampton Housing NC;First MF AH rental east of
Apartments Southampton Authority Shinnecock Canal;Scatter Site 28 $12M 9i Award;Complete 2019
41 N.Phillips Drive Southampton Housing NC;R;TOD;Revitalizing Blighting
Speonk Commons Speonk Authority Area;Scatter Site 38 $18M 9i Award;Complete 2019
The Homestead 252 Grand Street North Hempstead NC;S;Modular Construction 77 $25M 4%Award;Complete 2020
Westbury Housing Authority
Riverview Lofts 221 E.Main Street N/A NC;R;MF;TOD;Waterfront 116 S54M 4%Award;Complete 2020
Riverhead Revitalization;Storm Recovery
531 Montauk Hwy East Hampton Housing
Gansett Meadow East Hampton Authority NC;TOD;MF;Modular Construction 37 $24M 9%Award;Complete 2021
Raven Hall 2006 Surf Ave New Destiny Housing NC;R;TOD;MF;Set-aside for 216 $132M 4%Award;Complete 2022
Coney Island Corporation Survivors of Domestic Violence
72 Laurel Street North Hempstead PA;MF+S;Existing Public Housing 4%Award;
Laurel Homes Roslyn Heights Housing Authority 3-Phase Construction 74 $50M (Prof.June 2023)
48 Manhattan Ave Greenburgh Housing PA;S;HUD Demolition/Disposition; 4%Award 2020;(Prof.July
Manhattan Avenue Greenburgh Authority wModular 70 $38M 2023)
11 Garden Street New Destiny Housing NC;TOD;Set-aside for Survivors of 4%Award 2020;(Prof.Sept
Highgarden Tower New Rochelle Corporation Domestic Violence 219 $135M 2023)
500&700 Dickson SI N/A NC;TOD;Waterfront Master 9%Award 2021; (Prof.June
Garvies Point Glen Cove Development Plan 55 $32M 2023)
290 Three Mile Harbor East Hampton Housing9i,Award 2022; (Prof.Dec
Three Mile Harbor Rd East Hampton Authority NC;MF;Modular Construction 50 $34M 2023)
The Grove Apartments
400 E.Main Street Kulka Group LLC&New NC;MF;R;TOD;Set-aside for 55 $34M 9%Award 2023;(Proj.Jan
i East Patchogue Ground Inc. Domestic Violence Survivors 2025)
Totals: 1,572 $844M
GGV l 25
SECTION 3.13 / CLIENT REFERENCES
EAST HAMPTON HOUSING AUTHORITY
Catherine Casey
Executive Director
631-329-7427
ccasey@easthamptonha.org
TOWN OF SOUTHAMPTON
Janice Scherer
Town Planning & Development Administrator
631-702-1801
jscherer@southamptontownny.gov
SUFFOLK COUNTY
Sarah Lansdale
Commissioner of Planning and Environment
631-853-5191
Sarah.Lansdale@suffolkcountyny.gov
A full list of references is on page 54•
I
GGV 26
SECTION 3.0 AREAS OF EXPERTISE
The GGV umbrella spans from all aspects of pre-development,through construction and operation to ensure the
quality and standards set forth are being exceeded at every property throughout every stage.
>AffordableaHolus�n
e Multi-family Housing 9 LIHTC,HUD,Section 8&HOME Regulations&Training
9 Workforce Housing e Marketing&Lease-Up
e Senior Citizen Housing a Annual Certifications
e Supportive Housing for Veterans 9 Regulatory Compliance
e Supportive Housing for Survivors of Domestic Violence a Occupancy Status&Rent Reporting
e Storm Recovery Projects a Resident&Community Engagement
a Downtown Revitalization o Financial Statements
a Transit-Oriented Housing o Asset Management Services
e Public Housing Restructuring a RealPage Software
61.
x.
9 Multi-family Housing The Georgica Workforce Opportunity Committee("GWOC')
9 Modular Construction was established by GGV to provide meaningful employment
o Wood-Framed Construction and local training opportunities within all stages of GGVs
9 Storm Resiliency Features affordable housing development,construction&ongoing
9 Responsible&Sustainable Material Selection operation,including:
o High-Quality Finishes o Minority owned businesses
a PROCORE Construction Management Software o Women owned businesses
o Oracle Textura Payment Management System e Veteran owned businesses
9 Public Housing Restructuring e Section 3 individuals&businesses
c P n Skills
iallit. 4
9 NYS Attorney General&Supreme Court Approvals
a Successful Local,Municipal&Not-for-Profit Partnerships
e Community,Downtown,Transit&Waterfront Revitalization Projects
a Town,County&State Approvals,Permitting&Environmental Reviews
o MTA/LIRR Coordination
e Intricate Infrastructure Improvements
e Trouble-Shooting Unforeseen Development&Construction Obstacles
a Fast-Acting&Effective Solutions
a Extensive Community Engagement&Outreach Programs
GGV 27
SECTION 3.0 / EXAMPLES
Sande I Iollow Cove Apartments: Affordable I lousing in Southampton
• Sandy Hollow Cove&Speonk Commons—Scatter
Site Plan Development. ;" f
• 66 affordable apartments created.
• $30M investment in the Town of Southampton.
• Partnership with the Town of Southampton
Housing Authority.
• Active community engagement plan to gain K
support for the scatter sites rezoning approval.
r
• Multi-family,workforce housing with ground floor
retail space.
• Transit-oriented development next to Speonk
LIRR Station.
• Energy certification through Enterprise Green -
Communities. --�
• Public infrastructure improvements that provided - eel
neighbors with connections to Suffolk County ` :C,,', .._.h+
Water Authority service.
• Advanced on-site sewage treatment plant. _
• On-Site Sewage Treatment Plant.
GGV was selected by the Town of Southampton Housing �!+
Authority to redevelop two scatter sites for a total of 66 r' f
affordable multifamily units. This project became the first
workforce housing project approved in the Town of
Southampton east of the Shinnecock Canal. After a robust
community outreach program, the Town approved a special
zoning district specific to the site in a landmark decision with a
5-0 Town Board vote across party lines to bring affordable
multifamily housing to the area for the first time.
E�
Located only 5 minutes from Downtown Southampton, Sandy
Hollow was once a vacant, underutilized, and overgrown lot. '
GGV carefully designed the buildings to be indistinguishable
from the farmhouse and barn style buildings of the
surrounding area. The most unique and important feature of
this property is its location in an area of Southampton known
as "east of the canal" With only two crossing points, the r
Shinnecock Canal has long served as a literal and symbolic
.,g
boundary between the "exclusive" areas of specific
neighborhood, provides a solution to the community's needs
and is something that everyone is proud to be a part of. The _
complex was built on a vacant, 2.6-acre site and consists of
three two-story buildings with a mix of 28 studios,
one-bedroom and two-bedroom apartments.
GGV
SECTION 3.0 / EXAMPLES
Speonk Commons:Affordable Housing in Southampton
Speonk Commons used to be a well-known eyesore to the
surrounding community and desolate train station with five
dilapidated and vacant single-family houses and one
deteriorated house occupied by a caretaker of the site. GGV
worked with the Town and Housing Authority to transform
this location into a beautiful, high-quality, safe, mixed-use
y and mixed-income complete that the community is proud to
I
1+� r ■ have in their backyard.
Residents living here have access to an on-site fitness
center, community room, laundry facilities, a community
{ ( kitchen and an on-site manager. There's also ground floor
retail space to activate the area and increase walkability
7 from the adjacent Long Island Railroad Train Station. The
commercial uses have been leased to a local coffee shop,
beauty and hair salons.
As a result of a tenant feedback program,GGV added on site
=' resident storage lockers and picnic tables to the green lawn
in an effort to continually improve our communities and keep
our residents happy.
a i, -
1 A�,, "High housing costs have taken a toll on our sense of
I ' �II community by displacing the very people we need to
.•F1'■ keep the community running, like teachers, nurses and
I first responders. The completion of Sandy Hollow and
_ soon, Speonk Commons, brings a welcome opportunity
for many people to be able to afford to live where they
— work on the East End."
Southampton Town Supervisor Jay Schneiderman
PIS:*.r r�
u
GGV 29
SECTION 3.0 / EXAMPLES
Gansctt NIcadow: Modular Family Ilousing In East IIampton
* • $24M investment in the Town of East Hampton.
- • Partnership with the East Hampton Housing
Authority and Town of East Hampton.
� � L • New York State Housing Opportunity Project
located in a census tract with poverty rates below
'MW
10%in a high performing school district.
.'� • Transit-Oriented Development located 0.2 miles
r : from the Amagansett LIRR Station and located
along the Suffolk County Transit Bus&Hampton
Jitney Route.
_ . : ��► • 37-unit multi-family community with a mix of one-,
two-,three-and four-bedroom units.
• Efficient modular construction technology.
• Elegant townhome style buildings placed in
a pocket hamlet neighborhood.
o
• On-Site Sewage Treatment Plant.
Mr lii , _
In "IMP
__---. _ GGV was selected by the East Hampton Housing Authority and
Town of East Hampton to develop Gansett Meadow, a
transit-oriented, mixed-income, multifamily, modular new
construction development in a mixed-use neighborhood of
Amagansett in Suffolk County,Long Island.
The"as-of-right" site is located in an Affordable Housing Overlay
Zone specifically enacted by the Town of East Hampton so
"deserving citizens of the Town will be significantly assisted in
finding adequate, convenient and affordable places to live,
despite continually spiraling real estate values and housing
costs"The site had been zoned and recommended for affordable
housing since 1985 and is also located in a Housing Opportunity
Project area as it is in a census tract with poverty rates below
10%in a high performing school district.
P
The 4.66-acre site was currently vacant and now include 7
modular buildings that resemble the character of local
J townhouses placed in a pocket hamlet neighborhood. The site is
conveniently located along Route 27A, the only high-capacity
roadway in or out of the East End. It is situated directly east of the
central business of the hamlet of Amagansett just steps from the
Amagansett Long Island Railroad Station.
GGV 30
SECTION 3.0 / EXAMPLES
Riverview Lofts: Downtown Waterfront Revitalization
• Transformative,mixed-use,mixed-income
storm recovery project. *
• Downtown revitalization and activation of
the Riverwalk.
• Home of the Peconic County Brewery with
ground floor space on Main Street.
• Awarded Top Smart Growth Project by Long —
Island Business News ; aii6� �1 i
rill Riverview Lofts is a transformative multi-family, mixed-use and
mixed-income development located in the heart of Downtown
Riverhead that has brought character and life to the
neighborhood.The new-construction,five-story building,including
116 income-restricted apartments and approximately 12,000
square feet of retail space, is currently under construction and
replaces a Main Street storefront that has been vacant since the
! devastation of Superstorm Sandy.
i
The primary design challenge for Riverview Lofts was to create a
J(j P building that would fit within the walkable Downtown context
' while being able to withstand periodic flooding. Proximity to the
Peconic River,while offering spectacular views, places Riverview
Lofts within a 100-year floodplain.
s J, The new,attractive retail space has brought new opportunities for
both local business owners as well as residents living near the
downtown. Riverview Lofts is the home of several placemaking
' ( retail destinations such as Peconic County Brewery, Empower
�I Pilates & Personal Training, Mexicandy Ice Cream Shop,
Casa Dorado Taqueria and Long Island Selfie Studio.
` ■ � Tenants of the building have on-site amenities including an open
lobby,on-site property manager,a large community lounge with a
"' "► ,.._ kitchenette, a kids playroom and a fitness room. Residents have
easy walkable access to essential goods and services and
recreation within the downtown with the scenic views over the
Peconic River.
Riverview Lofts was awarded the Top Smart Growth Project by
Long Island Business News.
GGV 31
i
I' I
SECTION 4:
QUALIFICATIONS
f
i
1
i
GGV 32
SECTION 4.A / AWARDS AND RECOGNITIONS
• Fordham University's College of Business Administration's
Alumni Association Award E-R-A- I
• New York University's Real Estate Institute Dean's Graduate
Fellowship .
• Merit Fellowship for Academic Excellence
• Future Alumni Scholarship from New York University's
Real Estate Institute
• NYSAFAH(Upstate Project of the Year) ;' v^
• Vision Long Island(Smart Growth Award)
• National Development Corporation
(Creative Financing Award) _ - 1,: •
• Top Smart Growth Project for Riverview Lofts by Long Island
Business News
• Named one of New York's 10 Rising Stars in real estate by City
&State New York.
Advancing affordability
nw6 ISLAND �-
SINESSNEWS
HAMPTONS
w.�..........r.r FOR ALL?
Mr. Gallo has been a speaker at events for the New York State 1
Association for Affordable Housing ("NYSAFAH"), Vision Long
Island, and the New York Chapter of The American Institute of -
Architects as well as community groups, municipalities, and -
private companies,including but not limited to:
• Cornell Cooperative Extension of Suffolk County
R' NOW LEASING
• Long Island Progressive Coalition STUDIO APARTMENTS
• NYS Association of Affordable Housing '" wr° 631-230-2050
• Erase Racism
GGV 3
SECTION 4.A / FINANCIAL CAPACITY
Public and Private Financing YORK
GGV has experience in securing both public and private STATE
sources of development capital. We are confident in our
ability to leverage internal and external financial resources to
bring this project to fruition. Our team has a wealth of
knowledge in financial structuring and bringing several
different sources to the table. "
GGV regularly brings between 4 and 9 sources of funding to
finance each project through investor equity, private loans,
mortgage financing and various public programs. We are
committed to explore and exhaust all local,state and federal –
funding sources ensure we are able to meet the greatest
extent of each project vision. GGV maintains strong
relationships with nationally recognized equity and debt
providers, including, but not limited to, Bank of America, Successful Leveraging
JPMorgan Chase,Raymond James and Boston Financial. Over the past several years, GGV has had exceptional success in
obtaining and utilizing a myriad of public and private sources of
funds including,but not limited to:
• Low-Income Housing Trust Fund("HTF")
• Federal Housing Trust Fund("FHTF")
1 • New York State Homes and Community Renewal New
Construction Program("NCP")
_._—. • Supportive Housing Opportunity Program("SHOP")
• Empire State Supportive Housing Initiative("ESSHI")
• Senior Housing Program("SHP")
• Middle Income Housing Program("MIHP")
NYC Department of Housing Preservation and Development
("HPD")
` • Governor's Office of Storm Recovery("CDBG")
• Empire State Development RESTORE NY&Infrastructure
Funds
�> • Federal Home Loan Bank AHP("FHLB")
\ \! • Brownfield Cleanup Program("BCP")Tax Credits
• NYSERDA Funds
• HOME Funds
• Public Housing Modernization Funds
• Office of Mental Health Subsidy("OMH")
• Local Acquisition&Infrastructure Grants:Suffolk County,
Nassau County,Westchester County
• Local IDA Tax Exemptions,Financing,and Incentives
L` irk
GGV 34
SECTION 4.A / TALENT QUALIFICATIONS
David Gallo, President
David Gallo is the President of Georgica Green Ventures,
LLC ("GGV"), a multifaceted real estate development
company specializing in all aspects of affordable housing.
GGV was founded on the principles that affordable housing
has a place in all communities, and that diversity of race,
age,and ethnicity that makes them stronger.
Since 2012, GGV has created over 1,500 affordable
housing units for New York families. These include
projects specifically designed for formerly homeless
veterans, survivors of domestic violence, and senior • * �•
citizens. Our team has completed storm recovery projects,
historic rehabilitations and gut renovations. We've also
been early adopters of modular housing in our field. We
pride ourselves on our developments meeting the highest
standards, specializing in transit-oriented locations,
environmentally friendly construction,and common spaces He completed his Master of Science degree with honors at
that build community. New York University and received his Bachelor of Science
degree with honors from Fordham University. In 2002, he
GGV completed the first affordable housing community in was awarded Fordham University's College of Business
Southampton, providing family and workforce housing in Administration's Alumni Association Award. In 2004, he
one of our nation's most expensive zip codes. As the need was the recipient of the New York University's Real Estate
for affordable housing continues to grow, we have the Institute Dean's Graduate Fellowship and Merit Fellowship
knowledge, experience and drive to meet the challenges of for academic excellence. In 2006, New York University's
tomorrow with real innovation — reimagining affordable Real Estate Institute awarded Mr. Gallo the Future Alumni
housing in ways that make communities and residents Scholarship.
proud. Mr. Gallo has come to be the local leader in
government tax credits and financing to create Mr. Gallo graduated from Harvard University Graduate
developments that serve communities for generations. He School of Design's prestigious Advanced Management and
is responsible for finding and overseeing future Development Program in Real Estate. He was recently
development and acquisition opportunities, overseeing awarded the Top Smart Growth Project for Riverview Lofts
current developments, and the restructuring of existing by Long Island Business News and was named one of New
property debt. York's 10 Rising Stars in real estate by City & State New
York.
Mr. Gallo has been a speaker at events for the New York
State Association for Affordable Housing ("NYSAFAH"), Mr. Gallo has served as President with the Italian Board of
Vision Long Island, and the New York Chapter of The Guardians and the Hofstra Advisory Board. He is also the
American Institute of Architects as well as community Treasurer and Leadership Committee member for the Long
groups,municipalities,and private companies. Additionally, Island Coalition for the Homeless.
Mr. Gallo has received awards from NYSAFAH (Upstate Mr. Gallo lives in Port Washington with his wife Melissa
Project of the Year), Vision Long Island (Smart Growth and his two daughters, Estella and Audrey. He enjoys
Award), and the National Development Corporation surfing and golfing.
(Creative Financing Award). Mr. Gallo has also been
honored by the Cornell Cooperative Extension of Suffolk
County, Long Island Progressive Coalition,NYS Association
of Affordable Housing and Erase Racism.
GGV 35
i
SECTION 4.A / TALENT QUALIFICATIONS
Matthew Ardito,Vice President of Georgica Green Ventures, LLC
Mr. Ardito started at GGV at its inception in 2012 and is currently serving as the Vice President. Mr. Ardito
manages financing complex deal structures and leads a team through pre-development approvals,
design, construction, lease-up and project stabilization. With over 8 years of professional experience in
the real estate industry, Mr.Ardito led his team through 15 finance closings, often combining four or more
_ varying funding sources. He has expertise ranging from high-rise multifamily to town home style,
mixed-use developments. Mr.Ardito graduated Dartmouth College with a B.A. in History.
Allison Giosa-Ekbiom,Vice President of Development
Allison joined GGV in August 2017 and is currently the Vice President of Development. Allison is
responsible for the implementation of pre-development due diligence for all projects from inception. She
coordinates all applicable local approvals and environmental reviews in collaboration with our partners,
design team and local municipalities. She has project planning knowledge across several project types
including workforce, supportive, senior, and multifamily. Allison is experienced in downtown revitalization
projects, as well as transit-oriented, storm recovery, contaminated and/or Brownfield Cleanup Sites. She
graduated from Seton Hall University with an M.S. in Business Administration with a dual concentration in
Marketing and Management.
I- Crystal Chan,Vice President of Design
Crystal serves as the Vice President of Design at GGV, focusing on design strategies relating to
placemaking, community impact and architecture opportunities within the framework of real estate. She
has a strong design sensibility and detailed knowledge of the whole building process from entitlements
through construction. Her previous roles include as Director of Design for Resia, a vertically-integrated
workforce housing developer with 8,000 units pipeline across 3 states;Senior Associate and Commercial
& Civic Practice Area leader at Perkins & Will in NYC; Managing Director at world-renowned Adjaye
Associates NYC studio; and Senior Associate/Studio management leader at Gensler Los Angeles,
Gensler DC and Koning Eizenberg in Santa Monica, CA. She holds a Bachelor of Architecture from
University of Southern California, Certificate in Real Estate from UCLA, and completed the Advanced
Management in Real Estate program from Harvard Graduate School of Design.
Casey Barnes, Chief Financial Officer
Casey Barnes joined GGV in February of 2022 as the Chief Financial Officer overseeing all accounting and
financial reporting functions for GGV's affiliates and portfolio of operating and development projects.
Prior to joining GGV, Casey was the Chief Financial Officer at a boutique real estate company that
specialized in low-income housing and retail across the US. Previously, Casey worked for Silverstein
Properties Inc. as a Property Controller overseeing all property level budgeting, forecasting and financial
reporting for Class A residential and commercial properties. He started his career in public accounting
with Mazars USA (formerly Weiser LLP) in 2006 auditing various types of commercial and residential real
estate companies, real estate management companies, REITs and real estate funds. Mr. Barnes received
a B.S. in Accounting and Economics from LeMoyne College in 2006.
GGV 36
SECTION 4.A / GEORGICA CONSTRUCTION QUALIFICATIONS
Established in 2017, Georgica Construction LLC ("GC")
provides end-to-end construction services from
pre-construction and planning through construction
completion and certifications. GC has experience
building modular and stick frame projects throughout
New York State utilizing construction management
software to issue bids and keep track of real time
information with the rest of the project team.
GC prides itself on managing a clean and safe
construction site and our ability to finish projects on
time and on budget. Specializing in public/affordable
housing construction, GC is familiar with all New York
State Housing Finance Agency, New York State Homes =
and Community Renewal and U.S. Department of —
ta{/l �r r
Housing and Urban Development applicable g
requirements and building codes. Georgica = =
Construction staff is OSHA certified, CPR trained and �--
completes annual site safety training.
Daniel Gale,Vice President of Construction
Daniel Gale joined Georgica Construction LLC in November of 2021, holding the position of Vice President of
Construction, overseeing all construction projects across Long Island and Westchester. Prior to joining Georgica
Construction LLC, Daniel was the Director of Construction for the Lefrak Organization, overseeing all construction
projects across Manhattan, New Jersey, and the Tri State area. While employed in the Lefrak Organization for 20 years,
Daniel built a variety of building sites including hotels, residential apartment buildings,condominiums, office buildings,
medical centers, and schools. He started his career in architecture as an intern for the Battery Park City Authority. As
an intern, he was involved in the building of the Holocaust Museum in Battery Park City and the rebuilding of the
Esplanade connecting North Cove Link to Stuyvesant high school. Mr. Gale received a Bachelor's Degree in
Architecture at the Pratt Institute of Technology and an Associate's Degree at New York University.
i
GGV
i
SECTION 4.A / GEORGICA PROPERTY MANAGEMENT QUALIFICATIONS
Georgica Property Management LLC ("GPM") offers
expertise and personalized techniques for managing your • Accessible,responsive and friendly service
property. Our management concept is founded on , to tenants.and ownership.24/7. a
professionalism,integrity,accountability,and quality service ' . • Create positive relationships.with both
that helps ensure maximum return from your investment t owner and tenants fora community based '
while maintaining the highest standards in customer q on trust and communication.
service. • Trained staff to take-care of-most ,
GPM is constantly interacting with the property, eventually maintenance situations,including
knowing the building from top to bottom, and getting to emergencies.
know tenants on a first-name basis.We take pride in ° • Set procedures to ensure all building and
treating each building as if they were the owner in order to mechanical equipment is being properly
improve effectiveness. serviced and cared for.
G • Cost-effective solutions and expert
GPM is the property manager for eight (8) affordable troubleshooting issues,in a timely manner to
housing developments out of GGV's seventeen (17) project minimize disruption to tenants.
portfolio. GPM expanded our property management
services to third party developments in 2022 when GPM
won the RFP to be the property manager for Yardarm Beach
Condominiums in Westhampton Beach.
Gene Langon,Vice President
Gene has dedicated his entire professional career to the housing field in key management positions for Whitney
Management Corp., New York Quadel, Ruiz Asset Management and Georgica Property Management. He specializes
in Mixed Use, HUD Assisted Housing, Rural Development, Low Income Housing Tax Credit and Conventional Housing
programs. Gene has a Bachelor of Science degree in Business administration, holds certifications in Fair Housing,.
UPCS Inspector, HUD Assistance Manager, Section 515 Housing and Tax Credit Compliance. He has also attended
numerous housing training courses.
Gene has experience in every aspect of managing large and small multi-family portfolios in various property types
with diverse populations. Mr. Langon places an emphasis on a commitment to quality housing, creating a sense of
community, and an environment people are proud to call home. Gene is known for his ability to arm owners with
current, creative, and practical solutions. The 30 years of hands-on experience provides Gene with the ability to
quickly analyze problems and implement effective changes. The results have repeatedly moved properties in
default/listed as troubled to high cash flow with ratings at standard and superior.
GPM staff have completed the following training certifications and courses:
• Tax Credit/CPM Compliance Certifications
• Annual Fair Housing Training
• IREM 101
• Occupancy Specialist Certification
• Housing Management Occupancy Course
• Certified Credit Compliance
• Managing Compliance in Low Income Housing Tax Credit Properties
GGV 38
i
SECTION 4.A / HOUSING INITIATIVES LLC QUALIFICATIONS
Housing Initiatives is involved in the creation of affordable housing at all levels below market-rate. The
company's reason for being is a belief in the fundamental need for safe, secure, and permanent housing as
a base for building a productive life. There is also the macro-need to create economically diverse and
stable communities.
The principal of Housing Initiatives, Rona Smith, lives in Greenport. She has been involved in various
issues related to housing for more than thirty years. She was the Managing Director of First London Group,
developing high-end housing in London, England in the 1980s to 1990s, also developing and owning a
boutique hotel in Dorset Square, London.
Activities in New York included involvement in transitional housing for mothers exiting prison, needing to
re-establish living with their children, in Coney Island, Brooklyn. Rona was also involved in the creation of
housing for individuals aging out of foster care in Sunset Park, Brooklyn.
In Southold, Rona has been deeply involved in several committees related to solving housing needs. She
served on the Housing Advisory Commission from its inception in 2004 until 2019, serving as Chair. She
was also a member of the Economic Development Committee, also serving as chair. Rona also was
vice-chair of the Southold Local Development Board.
Currently Rona serves on the executive committee of the Board of Directors of CAST. CAST, or the Center
for Advocacy, Support, and Transformation, serves over 1,000 families in the Town of Southold.
Rona Smith's background includes academic credentials and experience. She earned her BA from CUNY,
her MA from NYU (1968) and PhD from NYU (1979), as well. Her MBA (1999) is from Columbia with a
concentration in real estate finance. This education and training have offered crucial skills for problem
solving and analysis.
HOUSING INITIATIVES LLC
i
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GGV 39
SECTION 4.A / SBJG ARCHITECT QUALIFICATIONS
RESUMES OF KEY PERSONNEL STEPHENWACOBSGROUP
Jennifer Cheuk, AIA, Principal
Project Role: Principal-In-Charge Level BK,2 N 6th Street,Brooklyn,NY—Phase 2 of two-phase
new community on Williamsburg Waterfront. New 40-story,
Education: Bachelor of Architecture,1998, 600,000 sf residential building in Williamsburg containing 540
Carnegie Mellon University apartment units with tenant amenities such as fitness center
Registration: Architect,NY 2004 and rooftop pool.
The Edge, 34 N 7th/22 N 6th Streets,Brooklyn,NY—Phase
Years Experience: 25 Years With Firm:25 1 of two-phase new community on Williamsburg Waterfront for
new mixed-use complex consisting of over one million square
Overview of Experience: feet of space on a 235,000-sf site.The project consists of 3
Ms.Cheuk's expertise is the design and project management buildings with 566 market rate apartments, 347 affordablehousing units, 60,000 sf of retail space, 509 below grade
of complex, large-scale projects. Ms. Cheuk has extensive parking spaces, 1.75 acres of open space and a waterfront
experience in site and zoning analysis of properties, and esplanade,and received LEED Gold Certification.
understanding their full development potential. Ms. Cheuk Is
involved in projects from conception throughout the 7W21, 7 West 21st Street New York, NY— New mixed-use
construction and is always involved in the programming phase, development on a through-block site in the Ladies Mile Historic
ensuring the requirements of all stakeholders are addressed. District consisting of two 18-story towers connected by ground
She has managed projects for which SBJG is responsible for floor with landscaped courtyard roof. The development
design, as well as leading projects when the firm serves as contains 289 apartments, 8,200 sf of retail space, parking for
Executive Architect in collaboration with Design Architects. 200 vehicles and tenant amenity spaces.
Representative Projects: 325 Fifth Avenue,New York,NY—New 322,800 sf,50-story
high rise containing 250 luxury condominiums, with below
Sutton Tower,430 East 58th Street,New York,NY—New 65- grade parking,ground floor retail space a 10,000 sf amenities
story 309,000 sf tower containing 121 one-to five+bedroom floor with pool and spa,and outdoor plaza which allowed for an
ultra luxury condominiums. Five floors of amenities include increase in floor area.
pool, fitness room, kids room, private dining room, theater,
sport simulator,and game room. Hawthorn Park, 160 West 62nd Street,New York, NY-New
54-story, 339-unit residential tower containing 457,575 sf,
250 West 96th Street,New York,NY—New 22-story 278,000 across from Lincoln Center, with amenities such as indoor
sf development containing 130 luxury condominiums. swimming pool and fitness center, and ground floor retail
Amenities include 75'long lap pool,fitness room,squash court space. The building was developed with air rights from
with basketball,teens room and kids room. adjoining properties.
Trinity Commons, 74 Trinity Place, New York, NY— New The Encore, 175 West 60th Street,New York, NY—New 48-
300,000 sf,27-story,mixed-use tower. The lower eight floors story, 256-unit residential building consisting of 289,900 SF,
of the building contain community space for Trinity Church and with ground floor commercial spaces, playroom, gym, and
- include a parish center, cafe, gymnasium, classrooms for rooftop lap pool. The property was developed with zoning-
children of all ages including music rehearsal space and arts development rights obtained from adjoining institutional
studio,seminar rooms,and church offices.The upperfloors will properties.
house commercial office space.The building was designed to
meet LEED 4.0 certification. Crystal Green, 330 West 39th Street, New York, NY—New
25-story, LEED certified residential building consisting of 200
Surf Vets Place,3003 West 21st Street,Brooklyn,NY—Phase luxury apartments.
1 of multi-phase project on Coney Island Boardwalk. New 9-
story, mixed-use building containing 135 supportive housing Emerald Green, 320 East 38th Street, New York, NY—New
units for veterans developed in conjunction with the Concern 714,000 sf mixed-use development consisting of two 24-story
for Independent Living and the NYC Department of Housing towers containing 569 apartments, ground floor retail space
' Preservation&Development. and below-grade parking. The building has achieved LEED
certification.
Raven Hall, 2006 Surf Avenue, Brooklyn, NY- Phase 2 of
multi-phase project on Coney Island Boardwalk.New 20-story, Riverview Lofts,221 East Main Street Riverhead,NY—New
mixed-use development consisting of 216 units of affordable 5-story, mixed-use development containing 118 residential
housing, with a portion set aside for domestic violence units and ground-floor retail in the Downtown Riverhead
survivors. The building is 225,500 gross sf with parking, Historic District,overlooking the Peconic River.
amenities,and 8,600 sf ground floor retail. 37-29 31st Street, Long Island City, NY - New 7-story
residential complex with one building on 318' Street and
another on 32nd Street with a landscaped courtyard in between.
I �
GGV 40
i
SECTION 4.A / SBJG ARCHITECT QUALIFICATIONS
RESUMES OF KEY PERSONNEL STEPHENBJACOBSOROUP
Jennifer Cheuk, AIA, Principal
The project consists of 74 apartments and includes commercial
tenant space,amenities and an underground parking garage.
Responsibilities include engineering systems coordination,
' filing and approval process with The Department of Buildings,
and construction documents.
38-20 Parsons Boulevard, Flushing, NY — New 7-story
residential complex located in the heart of the Flushing
neighborhood. The 305,000 SF building consists of 176
apartments, community facility tenant space, amenities and
two levels of below-grade parking.
11 Garden Street, New Rochelle, NY — New 21-story,
285,000-sf residential building providing 219 workforce
housing units. Building includes a 10,000 SF incubator space,
parking garage for 176 cars, and interior and exterior
amenities.
Dogwood Terrace Apartments, Martha Place, Franklin
Square,NY—The subject site is an existing affordable senior
development that will be demolished in phases in order to
construct the new project, consisting of one 4-story building
that will contain a minimum of 104 units constructed of wood-
framed modular apartments.
Laurel Homes, 72 Laurel Street,Roslyn,NY—New affordable
housing development consisting of eight new 2-story
multifamily buildings, sited in a similar fashion as the existing
site plan,for a total of 74 apartments.The multifamily buildings
are constructed of wood-framed modular units constructed off-
site and delivered for installation on-site. The site was
demolished and installed in phases to accommodate the
existing families within the community during construction.A
wood framed community building built on-site centers the
development.
Manhattan Avenue Apartments, Manhattan Avenue,
Greenburgh, NY — An affordable senior development,
consisting of one 3-story building that contains 70 units
constructed of wood-framed modular apartments.
Three Mile Harbor Road,286&290 Three Mile Harbor Road,
East Hampton,NY—Five new 2-story multifamily buildings for
a 60-unit affordable housing development in the Town of East
Hampton. Buildings are constructed of wood-framed modular
units.
Garvies Point, Building G, 500 and 700 Dickson Street, Glen
Cove,NY—Two new 4-story residential buildings providing 55
units of workforce housing, 91 parking spaces and amenities
which include a community room, exercise room, and
children's playroom.
BYOB Bagel Shop, 3003 West 21st Street Brooklyn, NY—
Interior fit-out for 1,860 gsf retail space in new Surf Vet's Place
mixed-use development.
t Central Park Tower, 215 West 57th St, New York, NY—Fit-
out of 7,840 sf apartment occupying an entire floor of a new
100-story,mixed-use building.
GGV 41
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II
SECTION 5 :
APPENDIX
�l
GGV 42
Support Letters
Pamela D.Panzenbeck Phone: (516)676-2000
Mayor 1 Fax: (516)676-0108
www.glencoveny.gov
CITY OF GLEN COVE
City Hall
9 Glen Street
Glen Cove, NY 11542-4106
August 11, 2022
RE: Georgica Green Ventures, LLC (GGV)
To Whom It May Concern:
Please accept this letter as a recommendation from the City of Glen Cove on
behalf of Georgica Green Ventures, LLC (GGV).
GGV, in partnership with RXR, is currently under construction on Garvies Point
Block G, a 55-unit, affordable housing community that is an integral part of the larger
Garvies Point Waterfront Revitalization Effort. GGV's "Block G" has been carefully
designed to complement the neighboring homes and the City's larger Master Planning
efforts.
Throughout the approval process and construction,n, GGV has demonstrated their
commitment to meaningful collaboration and their bandwidth to secure a variety of
financing sources from Nassau County and New York State to undertake the project.
The City of Glen Cove fully supports GGV's efforts in developing similar projects
and looks forward to future partnerships.
Sincerely,
Pamela D. Panzenbec , Mayor
City of Glen Cove
GGV43
Support Letters
East Hampton Housing Authority
P.O.Box 2106
East Hampton,New York 11937-0241
Tel 631/329-7427 fan 631/329-3830
Kevin Warren Arthur Goldman
Chair Member
Amado Ortiz Marian Zucker
Treasurer Member
Joseph O'Connell Candace-Juliana Wilkerson
Secretary Member
To Whom It May Concern:
August 11,2022
Please accept this letter as a recommendation for and on behalf of Georgica Green Ventures,LLC.
The East Hampton Housing Authority has been working with GGV for six years on two projects.
In partnership with the East Hampton Housing Authority GGV completed Gansett Meadow in
Amagansett in 2020 amid unprecedented logistical challenges and is currently constructing Three Mile
Harbor in East Hampton North. These two communities will help ease the housing crisis in East
Hampton Town and on Long Island,but there is much more work to be done.
Both Gansett Meadow and Three Mile Harbor demonstrate the shared goals of the East Hampton
Housing Authority,Town of East Hampton,Suffolk County and New York State with regard to
providing a diverse,high quality,housing stock. Gansett Meadow beautifully reflects the aesthetic of
Amagansett and East Hampton environs. The Three Mile Harbor design has the same respect for the
local,architectural vernacular and existing residents of the area.
Continuing to invest in local communities on Long Island strengthens neighboring communities and
promotes long-term economic growth in the region as a whole.
The GGV team has demonstrated their commitment to meaningful collaboration and their capacity
to secure the necessary financing to complete and deliver high quality,sustainable,and attainable
community housing developments on Long Island.They are our valued and trusted partners. East
Hampton Housing Authority fully supports GGV's efforts in developing similar projects in neighboring
communities. What lifts one,lifts us all.
Thank you for your consideration.
Yours truly,
Catherine M. eecutive Director
i
GGV 44
Support Letters
NORTH HEMPSTEAD HOUSING AUTHORITY
AH Alanagin&Agent and Owner of Alarth Hew,&tead Housing Davlopment hi rated
HA �°
899 Broadway,Suite 121, Westbury,NY 11590
TELEPHONE(516)627-6433 FAX(516)627-8476
MATTHEW CUOMO,CHAIRMAN
ARTHUR J.SMITH
SEAN T.RAINEY,PHM TRACI S.CAINES
EXECUTIVE DIRECTOR ALAN COOPER,Ph.D
MATTIE McCLOUD
DESIREE WOODSON
August 11,,2022
To Whom It May Concern:
The Town of North Hempstead Housing Authority is pleased to provide the following letter
of recommendation for Georgica Green Ventures,LLC.
I worked with Georgica Green Ventures, LLC and Mr. David Gallo on three (3) beautiful,
high-quality, sustainable affordable housing communities in the Town of North Hempstead—
Pond View Homes,The Homestead&Laurel Homes.
From gut rehabilitations, intensive relocation plans and new construction, GGV has been a
committed and collaborative partner to the housing authority. Mr. David Gallo and the GGV
team have repeatedly demonstrated their integrity and ability to secure multiple sources of
financing.
The North Hempstead Housing Authority wishes to express our full support for GGV, and we
are confident in their ability to deliver high quality housing across New York State.
Feel free to contact my office at(516) 627-6433 if you have any questions.
Sinc ,
Se . in ,
Executive Director
�� 45
Support Letters
Bank of America
Merrill Lynch
One Bryant Park
Mail Stop NY 1-100-35-01
New York,NY 10036
Erin Galligan
Senior Vice President
Phone:(646)743-0442
Fax:804-264-0449
erin.galligan@baml.com
September 6,2022
To Whom It May Concern:
I am pleased to provide a letter of recommendation for Mr. David Gallo and the Georgica Green
Ventures,LLC(GGV)team.
Bank of America has worked with GGV on multi-family housing developments located in Brooklyn and
the City of New Rochelle in New York State.
Bank of America has provided over$200 million in construction financing and/or equity investments to
create over 500 units of affordable housing in New York.
Our office has reviewed GGV's financial statements. We remain eager to do business with the GGV
team given their expertise,professionalism and high business integrity.
On behalf of Bank of America, I wish to offer my full support to Mr. David Gallo and the GGV team.
If you have any questions,please feel free to contact me.
Thank you,
Sincerely,
Erin Galligan
Bank of America,N.A.
�w 46
Support Letters
August 22, 2022
Matthew Schatz
Vice President—Senior Relationship Manager
TD Bank
One Vanderbilt, 14''Floor
New York, NY 10017
To Whom It May Concern:
I am pleased to provide a letter of recommendation for Mr. David Gallo and the Georgica Green
Ventures,LLC (GGV)team.
I have had the pleasure of working with the GGV team for over 10 years. TD Bank has worked
with GGV on multi-family housing developments located in Watertown, City of Glen Cove,East
Hampton, Southampton, and Riverhead New York. Each transaction had its own nuance and
complication and the GGV team is adept at dealing with issues as they arise while maintaining
excellent communication and transparency.
TD Bank has committed over$80 million in construction loans and/or letter of credits to
facilitate the creation of 324 units of affordable housing in New York State for GGV and would
certainly welcome the opportunity to do more with the organization.
Our office has frequently reviewed GGV's financial statements and can attest to their good
financial standing and high business integrity.
On behalf of TD Bank, I wish to offer my full support to Mr. David Gallo and the GGV team.
' If you have any questions,please feel free to contact me at 845-536-7429 or at
matthew.schatz@td.com.
f,Thank you,
Matthew Schatz
GGV 47
Support Letters
RAYMOND JAWSm
August 11, 2022
To Whom It May Concern:
I am pleased to provide a letter of recommendation for Mr. David Gallo and the
Georgica Green Ventures, LLC (GGV) team.
Raymond James has worked with GGV to create multi-family housing
developments located across New York State. Most recently, we provided the
equity investment for Three Mile Harbor, a 50-unit affordable housing
development located in the Town of East Hampton.
Raymond James and GGV have had several successful partnerships and committed
capital for over 400 muti-family apartments. GGV has proven to be a reliable firm
with integrity and a strong financial standing. On behalf of Raymond James, I
wish to offer my full support to Mr. David Gallo and the GGV team.
' If you have any questions, please feel free to contact me.
Thank you,
Darryl Seave
iTY Y
Managing Director Northeast Region
Raymond James Tax Credit Funds, Inc.
GGV 48
Support Letters
CE D
G'rea�i�r� �ppo�twr�t/cs Jo,- Ila?? l oes
! August 12"', 2022
Lisa Meyer Fertal
Executive Director
East End Disability Associates, Inc.
107 Roanoke Ave.
Riverhead, NY 11901
To Whom It May Concern:
It is with great enthusiasm and support that East End Disability Associates (EEDA)
endorses Georgica Green Ventures, LLC (GGV).
GGV has been a great partner to the EEDA team and has helped us to further our
goal to provide housing and services to those with intellectual and developmental
disabilities in Riverview Lofts.
We have found Mr. Gallo and the GGV team to be highly skilled professionals
who have delivered an exceptional building to the residents of Riverhead and
Suffolk County. We can attest to their professionalism and their care delivering the
highest quality housing.
EEDA fully supports GGV's efforts in developing similar projects and looks
forward to future partnerships.
Thank you,
V
GG 49
I
OUR PARTNERS
BANKS / LENDERS MUNICIPALITIES NOT—FOR—PROFIT
BANK OF AMERICA TOWN OF SOUTHAMPTON PARTNERS
MERRILL LYNCH Jay Schneiderman NORTH HEMPSTEAD HOUSING
! Erin Galligan Supervisor AUTHORITY
Senior Vice President 631-283-6055
646-743-0442 Sean T.Rainey
Executive Director
TOWN OF EAST HAMPTON 516-627-6433
TD BANK Peter Van Scoyoc
Matthew Schatz Supervisor
Vice President,Commercial Real Estate 631-324-4140 SOUTHAMPTON HOUSING AUTHORITY
212-651-2717 Curtis Highsmith,Jr.
TOWN OF RIVERHEAD Executive Director
Yvette Aguiar 631-488-4220
JPMORGAN CHASE Supervisor
Jane Silverman 631-727-3200
Executive Director, EAST HAMPTON HOUSING AUTHORITY
Community Development Banking Catherine Casey
212-270-2939 NASSAU COUNTY Executive Director
Kevin Crean 631-329-7427
Director,Office of Community
CAPITAL ONE Development
Desiree Francis 516-572-1916 FREEPORT HOUSING AUTHORITY
Head of Community Finance John n
Capital One ExecutLiveive Director
SUFFOLK COUNTY 516-623-2508
Sarah Lansdale
REGIONS Commissioner of Planning
Mary Dorn O'Connor 631-853-5191 NEW DESTINY HOUSING CORP.
516-869-7478 Nicole Branca
Executive Director
646-472-0262
SYNDICATORS NDICATORS CONCERN FOR INDEPENDENT LIVING
Ralph Fasano
RAYMOND JAMES FOR—PROFIT Executive Director
Darryl Seavy PARTNERS 631-750-2201
_ VP&Managing Director
727-567-1000 RXR REALTY
Darryl.Seavy@raymondjames.com Joanne Miniri RISEBORO
Chief Operating Officer Scott Short
BOSTON FINANCIAL 212-715-6118 Chief Executive Officer
Robert Charest 718-821-0254
Senior Vice President
617-488-3530 GLENWOOD MANAGEMENT
rob.charest@bfim.com Carole Pittelman EAST END DISABILITY ASSOC.
212-535-0500 Lisa Meyer Fertal
CREA Chief Executive Officer
Neala Martin 631-369-7345
Senior Vice President,Acq. ISTAR
317-634-4797 Gabriel Randall
j nmartin@creallc.com SVP,Land&Development
212-405-4559
ii
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GGV 50