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:: Calvin Gladney
:: Mariela Alfonzo
:: Wayne Curtis
:: Peter Garver
:: Christopher Gross
:: Brett Meringoff
:: Rachael Preston
:: Jon Stover


Calvin Gladney, LEED® AP :: cgladney@mosaicurban.com
Calvin Gladney, Managing Partner of Mosaic, is a public-private partnership strategist, real estate developer, and trusted advisor to organizations seeking to sustainably transform urban communities.

Over the past three years, Mr. Gladney has served as a development advisor to projects with projected development costs of over $1B and totaling more than 5M square feet of planned development. He currently serves as a development advisor to Oakland, California's Mayor and economic development team on urban revitalization issues facing the city. Mr. Gladney has also served in the same role with Mayor Dave Bing of the City of Detroit and his economic development team. Mr. Gladney has worked on urban redevelopment and Transit-Oriented Development projects in emerging neighborhoods in Baltimore, MD; the District of Columbia; Prince George's County, MD; Oakland, CA and San Francisco, CA.

In addition to his development advisory work, Mr. Gladney and Mosaic are currently working with Donatelli Development to develop a new two-story restaurant in two blighted storefronts, and a new mixed-use, mixed-income apartment building in the Petworth neighborhood of the District of Columbia.

Mr. Gladney is also an accomplished public speaker on urban redevelopment, public private partnerships and entrepreneurship. He has given speeches, presentations and moderated panels on these issues around the country. Mr. Gladney is an adjunct professor at Georgetown University's Masters in Real Estate Program where he co-teaches a class on real estate entrepreneurship.

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Prior to founding Mosaic, Mr. Gladney served as Vice President of the Anacostia Waterfront Corp. (AWC), a District of Columbia quasi-public real estate corporation where he assisted the CEO with the management of the Corporation and was the project manager for a $1B mixed-use redevelopment of 67 acres of City land.

Mr. Gladney also previously served as the General Counsel and Transactions Manager at BRIDGE Housing Corporation, a private developer in San Francisco, CA. At BRIDGE Mr. Gladney was the lead business person in the investment of $60M of CalPERS equity in multiple real estate development deals. He also provided strategic advice on the development or management of more than 2700 apartments throughout California. Prior to his tenure at BRIDGE, Mr. Gladney was the first Senior Development Director and Counsel at the National Capital Revitalization Corporation (NCRC), a quasi-public D.C. real estate corporation. At NCRC Mr. Gladney managed the acquisition of NCRC's $1B government real estate portfolio and helped select private developers for over $250M of residential and retail development projects.

Mr. Gladney graduated cum laude from Harvard Law School, received his B.S. from Cornell University and is a LEED Accredited Professional. He is a member of Urban Land Institute's national Public/Private Partnership Council (Blue Flight) and a member of the Executive Committee of ULI's Washington, D.C. District Council.


Mariela Alfonzo, Ph.D. :: malfonzo@mosaicurban.com
Mariela Alfonzo, Ph.D., Senior Consultant to Mosaic, is a dynamic urban design researcher, consultant, writer and professor who is an expert on the triple bottom line of urban design. Aiming to reinvigorate urban and urbanizing communities, Dr. Alfonzo works with planning and real estate industry professionals to enhance the social and economic value of development. Bridging the worlds of academia and practice, she translates research findings regarding the built environment’s impact on behavior into sustainable planning, design, and development solutions. She focuses on issues related to walkability, social interaction, sense of community, and consumption behavior within the context of retail, mixed-use, and neighborhood revitalization.

Dr. Alfonzo has worked with a variety of public and private sector clients at the local, regional, and national level, including the Southern California Association of Governments (SCAG), the Office of Housing and Urban Development (HUD), Cole Capital (a Phoenix-based retail real estate investment trust), and Regnum Properties (a local Houston developer). Her consulting services include developing retail and economic redevelopment strategies; conducting site plan analysis, SWOT analysis and community visioning; and creating design programs and guidelines, conceptual site plans, and place-making frameworks. Further, she conducts demographic, historical, spatial, and market analysis for economic development agencies, developers, and retail REITs, with the goal of producing empirically-based planning, development and investment guidance.

Dr. Alfonzo holds a Ph.D. and a Masters in Urban Regional Planning from the University of California-Irvine, and a Bachelor of Arts from the University of Miami, where she minored in Architecture.


Wayne Curtis :: wcurtis@mosaicurban.com
Wayne Curtis, Senior Consultant to Mosaic, is founder and managing partner of Curtis Concepts, an advisory services firm providing executive-level expertise in economic development, strategy and policy, and government relations. Mr. Curtis has extensive experience structuring complex debt and equity financing structures, particularly on behalf of governmental agencies and banking institutions. Mr. Curtis has over 25 years of experience in the financial services and real estate industries before founding Curtis Concepts, Mr. Curtis was with Fannie Mae, where he managed the relationship-banking team, ensuring production of revenue levels and profitability. He led the team in investment product sales and delivery of customer relationship management techniques and collaborated with clients to assess individual financial situations and develop strategic financial planning solutions. He also oversaw securities transactions, negotiations for transactions and funds transfers. Mr. Curtis created and structured Fannie Mae's Public Housing "Community Express" Product which resulted in their obtaining a 90% market share of capital grant securitizations for this client base. He created with the City of Chicago a unique Tax Increment Financing transaction that engaged the MacArthur Foundation as part of the credit structure, resulting in lower construction financing costs for the borrower and credit support to sell the bonds in the market place at competitive rates. In 2000, Mr. Curtis created the acquisition, development and construction group to participate on loans with developers, for profit and nonprofit, and lenders to spread the risk and generate more housing product in the market. The first year generated over $150 million in transactions.

Prior to his work with Fannie Mae, Mr. Curtis worked with the Chemical Bank/Manufacturers Hanover where he served as key team member in the brokerage services of fiduciary, investment management, and provided investment banking services to new and existing city and state clientele. He established and maintained strong relationships with fixed income investment clients to continually drive revenue growth, and successfully created a short term borrowing program for Allegheny County, PA, which resulted in less than 1% financing for an over $30 million transaction, which was the first of its kind at the time.  

Mr. Curtis earned a Master of Science in Economic Development from Columbia University Graduate School of Architecture and Planning and a Bachelor of Administration, with honors, from Harvard University. He is currently pursuing his PhD in Leadership and Change at Antioch University.


Peter Garver, LEED® AP :: pgarver@mosaicurban.com
Peter Garver, Senior Consultant to Mosaic, is the founder and president of Garver Development Group (formerly Sustainable Development Partnerships) and is involved with all phases in the planning and development of sustainable real estate projects. This includes both development for GDG's account and consulting services with other developers and owners to strategically position their product or companies to be green.  

As Vice President of Development for Corporate Office Properties Trust (COPT), a New York Stock Exchange company that had little awareness of sustainability, Peter oversaw the development group and led the effort to position COPT as a green developer of national prominence. In his five years at the real estate investment trust, Peter transformed COPT into a company that counts green development as fundamental to its culture and core business model. Under Peter's leadership COPT achieved:

• Three LEED Gold Buildings
• Three LEED Silver Buildings
• 24 additional LEED Registered buildings
• Winner of the NAIOP 2005 National Green Development Award
• Winner of the USGBC- Baltimore 2005, 2006 & 2007 Green Leadership Awards
• Nine LEED Accredited Professionals on staff

Peter has broad experience in development management. His products have included mixed use, Class “A” office, adaptive re-use, multi- family and senior housing. Peter is a licensed architect, and spent twelve years practicing architecture prior to his work as a developer. Peter earned a Masters of Architecture degree from the University of Virginia, a Bachelor of Science from the University of Wisconsin and is a LEED Accredited Professional. Peter is active in the following organizations:

NAIOP: national Green Task Force, Private Development Forum

ULI: national Small Scale Development Council; Baltimore District Council Executive Committee; co-chair of Regionalism Committee

Mt. Washington Improvement Association, chair of Land Use & Zoning Committee, former President


Christopher M. Gross :: cgross@mosaicurban.com
Christopher M. Gross, Consultant to Mosaic, leverages his background in development feasibility analysis, urban planning and market analysis to bring a common sense approach to projects nationwide. Mr. Gross also has significant experience in economic development, historic preservation issues, and spatial analysis and data management using geographic information system software. Mr. Gross has produced market studies, redevelopment plans and economic development plans for a variety of public sector clients. He has also led a number of development feasibility studies for private developers in different cities. Mr. Gross approaches every consulting project with a fresh set of methodologies specifically tailored to the particulars of the development project and the unique needs of the client. Prior to working with Mosaic, Mr. Gross worked as an independent consultant and as a Senior Associate with Basile Baumann Prost Cole and Associates, Inc.

Mr. Gross has a Master of Regional Planning degree (with a specialization in real estate development) from the University of North Carolina at Chapel Hill. He graduated summa cum laude with a Bachelor of Arts in Geography and Planning from West Chester University of Pennsylvania.


Brett Meringoff :: bmeringoff@mosaicurban.com
Brett Meringoff, Consultant to Mosaic, provides consulting services across affordable housing and all types of conventional multifamily housing. His most recent work includes securing a long-term renewal of HUD subsidies to support senior affordable housing at Samuel Kelsey Apartments in Washington, DC. Mr. Meringoff also served as a development advisor and project manager for the acquisition and rehabilitation of a 106-unit mixed-income senior housing project called the Venango House in Philadelphia, PA.

Prior to his consulting work, Mr. Meringoff was the Director of Development for Coalco International, a global real estate development and investment company. During his time there, Coalco developed more than 800,000 square feet of multifamily properties and operated approximately 700,000 square feet of office, industrial, retail and student-housing properties throughout New York City and the surrounding metropolitan region.

Mr. Meringoff began his career with Related Capital Company responsible for providing capital solutions to affordable housing developers throughout the U.S. As a Vice President in the tax credit equity group, he was directly responsible for equity investments in LIHTC properties, in addition to the structuring and underwriting of several tax shelter funds. Mr. Meringoff was directly involved in nearly $1 billion of equity investments in more than 120 properties.

Mr. Meringoff serves on the Young Leaders Education Committee of the Urban Land Institute, is a member of the Washington D.C. Real Estate Group and is on the Executive Committee of the University of Pennsylvania Mid-Atlantic Regional Advisory Board (MARAB). He received a Bachelor of Arts degree from the University of Pennsylvania.


Rachael Preston :: rpreston@mosaicurban.com
Rachael Preston, Project Manager at Mosaic, leverages a multi-disciplinary approach to urban real estate and economic development challenges to identify feasible implementation recommendations for transformative projects. Ms Preston is a pro-active project manager with real estate experience in multiple sectors including education, residential, transit-oriented and mixed-use development. She identifies creative solutions for clients by applying her skills in entitlement, operations, finance, and community engagement.

Ms. Preston has over six years of project management experience, including significant mixed-use and redevelopment projects in Washington, DC and engineering projects for the Federal Aviation Administration. She has served in a project management capacity on Mosaic contracts totally over $400,000. Most recently, Ms. Preston assisted in managing Mosaic's efforts on behalf of the Washington Convention and Sports Authority, Forest City Science and Technology in Baltimore, and DC's Office of the Deputy Mayor for Planning and Economic Development.

Prior to her work at Mosaic, Ms. Preston served as a Development Manager for Metropolitan Development, an apartment developer and owner in the Washington, DC metropolitan area. At Metropolitan, Ms. Preston was the lead for the redevelopment of Kelsey Gardens, an $85M redevelopment of a blighted apartment complex in the Shaw neighborhood of Washington, DC. Ms. Preston oversaw the planned unit development entitlement process and successfully re-zoned the site with the support of diverse community representatives and stakeholders.

As a Summer Development Associate at the Anacostia Waterfront Corporation (AWC), Ms. Preston worked on pro-forma financial analyses of development projects in a multi-block area surrounding the Washington Nationals new baseball stadium, known as the Ball Park District. She also analyzed the cost of AWC's economic development goals including affordable housing, workforce development, and green building for purposes of underwriting of all projects in the AWC pipeline.

Prior to her work at AWC and attending business school, Ms. Preston held the position of a Program Analyst at Blackhawk Management Corporation, working as a program management consultant for the Federal Aviation Administration.

Ms. Preston holds a Masters of Business Administration from the Ross School of Business at the University of Michigan, and a Bachelor of Arts in Economics from Smith College. She is an active member of the DCBIA Leaders in Development and serves on the Membership Services Committee for DC Commercial Real Estate Women (CREW).


Jon Stover :: jstover@mosaicurban.com
Jon Stover, Project Coordinator at Mosaic, is an expert in market analysis, development feasibility and community facilitation. In 2009 Mr. Stover formed Jon Stover & Associates (SJ&A) and began work as an independent real estate and planning consultant focusing on the areas "where the public, private, and institutional sectors converge." Much of his work has centered on helping a mix of stakeholders work collaboratively to respond to real estate and planning challenges. Under JS&A, Mr. Stover created marketing materials for a transit-oriented development for a quasi-public affordable housing developer in Lakewood, CO; conducted a market study for a developer planning to convert a historic bank in downtown Albany to apartment and restaurant uses; and completed an analysis of the suitability of additional restaurant development along the Barracks Row Main Street commercial corridor in Washington, DC. In addition, he has developed and written six instructional cases for the Institute for Urban Research at the University of Pennsylvania, which will be published in 2012 as part of a text book by Penn Press. These cases explore the complex development of major urban institutional buildings, as well as the political, financial, and operational relationships between public, private, and nonprofit organizations.

Prior to founding JS&A, Mr. Stover worked as an associate at RCLCO, a leading real estate consulting company, in both the Los Angeles, CA and the Washington, DC offices. During his tenure at RCLCO, he completed over 50 projects for all land use types for a wide variety of private sector, institutional, and public sector entities, including developers, home builders, design firms, financial institutions, universities, public agencies and governmental bodies. Projects included market and development feasibility; pro forma analysis; fiscal and economic impact; consumer research; product segmentation; positioning and pricing; and development concept and design.

Mr. Stover has a BS in City Planning from Cornell University, a Masters of City Planning from the School of Design at the University of Pennsylvania, and a joint Certificate in Real Estate Design and Development with the Wharton School of Business at the University of Pennsylvania.

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