ABBINGTON AT GALLERIA MALL II - Centerville, GA GICH Letter of Support Application
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ABBINGTON AT GALLERIA MALL II
Centerville, GA
GICH Letter of Support Application
RE: DCA 9% LIHTC 2021
REA VENTURES GROUP, LLC
2964 Peachtree Road NW Suite 200,
Atlanta GA 30305
Contact: Matt Monroe, 404-250-4093 ext 709
mattmonroe@reaventures.com
April 16, 2021
Abbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
(1) Summary of Requests
Rea Ventures Group intends to submit a 2021 9% tax credit application for the second phase of the
project at Galleria Mall (Abbington at Galleria Mall II). In order to successfully complete our LIHTC
application due on May 21, 2021, Rea Ventures has requested the following confirmation letters from the
City of Centerville:
a. Zoning Confirmation
b. Utility Confirmation for Water
c. Utility Confirmation for Sewer
d. Letter of support from the GICH program
(2) Developer Background and Prior GICH Coordination
Since 2008, Rea Ventures Group has been highly successful in the tax credit program in Georgia and
several other states (NC, SC, AL, FL, TX) totaling 2983 LIHTC units. Please see Appendix A for the
full list of LITHC developments in Georgia and elsewhere. Please see Appendix B for a list of references
for past communities we have worked in.
Rea Ventures Group has been the recipient of several GICH support letters on prior developments. These
include Abbington at Galleria Mall I in Centerville (2020 LIHTC award), Elm Street Apartments in
Rockmart (2020 LIHTC award), Altoview Terrace in Rome (2018 LIHTC award), Oliver Place in Perry
(2014 LIHTC award), Edenfield Place rehabilitation in Millen (2011 LIHTC award), Woodvale
rehabilitation in Cordele (2011 LIHTC award), and Fern Point in Toccoa (2010 LIHTC award). Altoview
Terrace (Rome) would be our most recent GICH partnership and Oliver Place (Perry) and Woodvale
(Cordele) would be the two GICH community examples located closest to Centerville.
The principals of Rea Ventures have over 50 years of combined development experience. In that time,
they have developed over 4,608 units of multi-family housing (including 550 senior units); 134 single-
family homes and 5,699 beds of students housing throughout the Southeast. Currently under development
are two market rate residential redevelopment projects. One at Santa Rosa Mall in Mary Esther, FL
(Renaissance Santa Rosa) and a second redevelopment in partnership with the City of Greensboro, NC
(South Elm Street).
(3) Discussion of Proposed Project Timeline
a. The project timeline for Abbington at Galleria Mall II is summarized as follows:
• Phase 1 of the property should be permitted and under construction by June 2021
• May 21, 2021- Application for Phase 2 submitted to DCA for 9% LIHTC consideration
• November/December 2021 – anticipated award announcement for Phase 2 from DCA.
• January – July 2022- complete design and permitting for Phase 2
• August 2022 – close on tax credit investment partnership and begin construction on
Phase 2 – 80 units)
• October-December 2023 – complete construction (14-month construction period)
• October-December 2023 – begin lease-up
• February-April 2024 – lease-up complete (assuming 15 units leased/month)
Abbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
b. We believe that our plans for Galleria II (following the same design typology as phase 1) will fully
comply with the current zoning and designs standards within the ordinance. We do not anticipate any
further zoning or variance requests. However, we will continue to work collaboratively with the City of
Centerville staff while making design decision on phase 2, specifically as it relates to future road
alignments anticipated for the completion of the Centerville town square along Houston Lake Rd.
c. Within phase 1 of the development’s design we were able to achieve all zoning regulations and
applicable codes. As confirmed in our prior zoning confirmation letter from May 15, 2020 (Appendix C),
we are appropriately zoned for our intended use as C-2 (general commercial) which does allow R-3
Multifamily residential. We are currently completing permitting on phase 1 of the property but to date
have designed the property to achieve all R-3 standards related to parking, setbacks, height regulations,
density allocations and maximum lot coverage. This has been accomplished without rezoning or variance
requests. It is our full expectation that phase 2 will also achieve these standards. Furthermore, we have
committed to work collaboratively with the City of Centerville to ensure our façade treatments are
appropriate and pedestrian and landscape features will achieve the vision of the future town center.
This will be a Vb construction type with R-2 occupancy classification and will be protected through a full
fire sprinkler protection design (NFPA 13R). As with all new construction projects we will achieve the
International building code 2020 ed with Ga State amendments (2020) and current Georgia required
electrical, plumbing, mechanical, energy and fire and life safety codes. In addition, we shall achieve all
DCA architectural requirements, federal fair housing standards, federal ADA standards and all applicable
local codes.
In addition to state building codes, we will be going above and beyond in the energy code category by
committing to the EarthCraft green building standard. We have over a decade of success constructing
green building properties which enhance the tenants experience through energy and water efficiency,
improved indoor air quality design and low VOC product selection, and high efficiency heating/air.
(Appendix D)
(4) Abbington at Galleria Mall II Project Concept
Abbington at Galleria Mall II will provide an additional 80 rental apartments for families constructed
adjacent to the Houston County Galleria Mall. All units would be rented at below-market rents so that
families would not spend more than 30% of their income on rent (freeing up more disposable income for
other expenditures). The development will use income averaging to achieve an overall area median
income (AMI) affordability of 58% AMI or less, with rents targeted at 70% AMI, 60% AMI, and 50%
AMI. As a family development, seniors may also reside at the property even though most residents can be
expected to be working families. The development unit mix will comprise thirty-two (32) 1 bedroom/1
bathroom; thirty-two (32) 2 bedroom/2 bathroom; and sixteen (16) 3 bedroom/2 bathroom units in two
new construction buildings (three-story garden style walk ups).
The community center and common spaces will be incorporated into the apartment buildings designed to
mimic commercial store fronts to blend with the surrounding commercial land uses. The apartment
building will achieve the EarthCraft green building standard and be furnished with EnergyStar
appliances, washer/dryer hookups, low flow plumbing fixtures and high efficiency lighting and HVAC.
Site amenities will include a community garden, fitness center, educational services center, playground,Abbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
business/computer center, and laundry facility. Security cameras would also be installed at key common
area locations. The property landscaping would be fully irrigated. Abbington at Galleria Mall II would
be professionally managed by Boyd Management and have on-site office and maintenance staff.
Rea Ventures intends to work closely with Centerville and the owners of Houston County Galleria Mall
to optimize the final design of the development. We will continue to work with the City so our final
design aligns with all required landscape, hardscape, and frontage requirements as outlined in the City’s
code and as desired to compliment the future village green concept. Landscape design will be coordinated
with Phase 1 and the City of Centerville’s overall design vision for the village green.
Renderings of the proposed phase 2 concept along with a site plan showing the connection between
phases can be found in Appendix E. In addition, we have included our site plan as an overlay with the
future Houston Lake Rd. concept designs. We hope this shows the extent to which our development has
accounted for future road alignments and pedestrian connections to Galleria Mall.
(5) Abbington at Galleria Mall Impact Statement
Abbington at Galleria Mall has been specifically designed to integrate with the City of Centerville’s
Town Center Master Plan and the design team has incorporated design feedback from the City into the
phase 1 plan. The key component of this plan includes Center Park with future road realignments to
create a village green along Houston Lake Rd., immediately adjacent to our multifamily site. The
development plans for Abbington at Galleria Mall have been designed to account for these pending
redevelopment efforts and will help facilitate pedestrian access to the new park and other municipal
facilities.
Abbington at Galleria Mall seeks to enhance both the physical and economic development within the
Centerville Town Center corridor. Physically, the property would connect the vacant northeast quadrant
of Houston County Galleria Mall with the adjacent City Center Park. Due to a full understanding of
grades after further survey and engineering studies and plotting these against the plans for a future road
alignment of Houston Lake Rd., the vehicle access was not feasible for completion with phase 1 of our
property. Essentially, any connection that would have worked now would have been unusable and
required demolition to accommodate the future road re-alignment. However, understanding the location
of the future road realignment we have made significant strides to adjust our development footprint to
accommodate the future alignment, without losing units or minimizing greenspaces for residents. In
addition, we have committed to making a pedestrian connection to Houston Lake Rd. This pedestrian
connection to the intersection of Gunn Rd/ Church St., will be completed with Phase 1 construction of our
development. In the second phase of our development, we will further enhance and extend greenspace
features that connect through the first phase and provide full access to the mall entrance. We hope the
greenspace concept further enhances the Galleria Mall connection to the Centerville Town Green project.
In addition to the design objects above, Abbington at Galleria Mall will achieve multiple goals defined in
the Houston County Joint Comprehensive plan. Below is a summary of how the project can advance the
plans goals:
(1) Increase affordable housing opportunities: Quality and Affordable Housing (p.12)
The utilization of tax credits will ensure a mix of affordable housing options in both phases helping
achieve the affordability goals stated in the Joint Comprehensive plan. Once complete the Abbington will
provide fully affordable, modern and energy efficient apartment homes with additional amenities forAbbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
residents. The market analysis shows a high demand in the area for housing opportunities for low to
moderate income individuals and our strategy will help provide these opportunities for working families
and seniors. All units would be rented at below-market rents so that families would not spend more than
30% of their income on rent. The development will use income averaging to achieve an overall area
median income (AMI) affordability of 58% AMI or less, with rents targeted at 70% AMI, 60% AMI, and
50% AMI.
(2) Enhance development along a gateway corridor of Watson Blvd: Intown Corridors (p. 26)
Galleria Mall is along the identified Gateway corridor of Watson Boulevard. While our portion of the
property is behind the mall, transforming the underutilized acreage will enhance the goal of further
development along such corridors. We hope this brings more residents into an area with an abundance of
commercial and retail options while also transforming a section of underutilized mall property into a
vibrant new community along the gateway corridor.
(3) Activate greyfields for redevelopment and promote walkability: Emerging Town Center, (p. 32-33)
Upon completion of both phases, Abbington at Galleria Mall will include the redevelopment of 5.8 acres
of underutilized greyfields land. Currently, this area of the mall property includes undeveloped outparcels
and areas of parking that have been underused for a decade. We find the greyfields redevelopment pattern
to be beneficial to many interested parties as we are replacing the unused acreage with a vibrant and
modern new apartment community. Walkability will be enhanced by the village green concept connecting
through both phases of Abbington leading to the pedestrian connection to Houston Lake Rd. These
additional greenspace and pedestrian features will enhance the malls property and lead to more
walkability, connecting the mall to Centerville’s emerging town center plans. We believe this will
enhance the area as a new town center destination for Centerville and Houston County residents.Abbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
Appendix A
LIHTC DevelopmentsTax Credit State Award Date Proj. # Property Name Total Units AL 06/2017 2017012 Abbington Summit Pointe 52 GA 08/29/18 2018-504 Abbington Reserve 238 GA 11/2017 2017-047 Abbington at Linwood 61 GA 11/2017 2017-048 Abbington Manor 92 GA 10/2016 2016-060 Abbington Perimeter 72 GA 02/03/16 2015-066 Abbington at Haw Creek 48 GA 11/2014 2014-023 Oliver Place 100 GA 10/2014 2013-046 Abbington Trail Apartments 60 GA 01/2013 12-035 Goshen Crossing II Apartments 60 GA 01/2013 12-036 Abbington Woods 56 GA 01/2012 11-024 Woodvale III Apartments 46 GA 01/2012 11-025 Edenfield Place Apartments 48 GA 02/2011 10-068 Fern Point Apartments 48 GA 02/2011 10-070 Goshen Crossing Apartments 60 GA 02/2010 09-055 Shoal Creek Manor Apartments 66 GA 11/2008 08-033 Woodvale I Apartments 40 GA 11/2008 08-025 Woodvale II Apartments 46 GA 11/2008 08-031 Willow Apartments 31 GA 11/2008 08-032 Pine Terrace Apartments 48 GA 11/2014 14-510 Fairfield I Apartments 18 GA 11/2014 14-513 Heritage Manor Apartments 32 GA 11/2014 14-524 Wildwood Apartments 50 GA 11/2014 14-507 Brier Creek Apartments 28 GA 11/2014 14-516 Lafayette Gardens Apartments 20 GA 11/2014 14-517 Meadow Wood Apartments 24 GA 11/2014 14-509 Crestview Manor Apartments 25 GA 11/2014 14-518 Pepperton Villas 29 GA 11/2014 14-508 Cox Creek 25 GA 11/2014 14-519 Pigeon Bluff Apartments 18 GA 11/2014 14-512 Forest Ridge Apartments 24 GA 11/2014 14-522 Tanyard Branch Apartments II 25 GA 11/2014 14-511 Forest Pointe Apartments 25 GA 11/2014 14-520 Pigeon Creek Apartments 42 GA 11/2014 14-523 Warm Springs Apartments 22 GA 11/2014 14-515 Hidden Creek Apartments 49
GA 11/2014 14-525 Woodland Terrace Apartments 30
GA 11/2014 14-521 Pinebrook Apartments 52
GA 11/2014 14-514 Heritage Oaks Apartments 50
GA 10/1992 92-010 Tanyard Branch Apartments I 24
NC 08/2015 APP15-0172 Abbington Crossing 80
NC 08/2014 APP14-0161 Abbington Gardens Apartments 96
NC 08/2014 APP14-0160 Abbington Grove Apartments 48
NC 08/2013 APP13-0161 Abbington Oaks Apartments 72
TX 07/2017 17058 Abbington Ranch 48
TX 07/2015 15071 Abbington Hill 56
TX 07/2015 15061 Abbington Vista 48
TX 02/2016 15159 Abbington Commons 48
TX 07/2014 14269 Abbington Glen 72
TX 07/2014 14271 Abbington Walk Apartments 56
TX 07/2014 14266 Abbington Junction Apartments 56
TX 07/2013 13115 Abbington Meadows Apartments 64
TX 09/2012 11165 Playa del Pueblo 96
2724
GA 92-2012 Oak Forest Apartments (sold 2012) 41
FL 2009-203C Woodridge Apts(sold 2018) 24
FL 89-025 Country Haven Apts (sold 2018) 43
FL 1993-034 Oak Terrace Apts (sold 2018) 18
FL 2004-513 Andrews Place II Apts (sold 2020) 120
FL 2003-511 Andrews Place Apts (sold 2020) 200
TOTAL 446
3170
Total Units Total LIHTC Units
AL 52 52
FL 405 405
GA 1873 1790
NC 296 296
TX 544 440
3170 2983Abbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
Appendix B
Project References
Abbington Manor (Acworth GA): Christine Dobbs, cdobbs@acworth.org ;
Director Community Development, City of Acworth, 4415 Senator Russell
Avenue Acworth, GA 30101; 770.974.3112
Altoview Terrace (Rome, GA): Hannah Phillips, hphillips@nwgha.com ;
Development Coordinator, Northwest Georgia Housing Authority; 326 West 9th
Street, Rome, GA 30165; 706-368-5726
Abbington at Linwood (LaFayette, GA): David Hamilton,
dhamilton@lafga.org ; City Manager, City of LaFayette, 207 South Duke Street
LaFayette, GA 30728; (706) 639-1501Abbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
Appendix C
Zoning ConfirmationAbbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
Appendix D
EarthCraft Green Building4/7/2021 EarthCraft Multifamily - Earth Craft
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https://earthcraft.org/programs/earthcraft-multifamily/ 4/4Abbington at Galleria Mall Phase 2
GICH Letter of Support Application
DCA 9% LIHTC 2021
Appendix E
Concept Site PlansABBINGTON GALLERIA MALL
ABBINGTON CENTERVILLE - CONCEPTUAL RENDERING
CENTERVILLE, GA 5-6-2020
MARTIN RILEY ASSOCIATES - ARCHITECTS, P.C.You can also read
