Score CDE Project Fresh Pullman Chicago

Our Team

The activities of SCORE are managed and directed by a two-board structure: a Governing Board and an Advisory Board. Day-to-day operations at SCORE are managed by McCaffery.

A privately owned, full-service commercial real estate company, McCaffery has been in the business of investing, developing, leasing and managing real estate for 30 years. McCaffery provides a full range of real estate services in alignment with its founding mission to transform urban neighborhoods in ways that inspire community, create opportunities, and foster the ideals of smart growth.

Governing Board

Dan McCaffery (Chair) –
Dan McCaffery is responsible for leading the vision, strategic direction, new business creation and enhancement of all aspects of the firm. With over 30 years of experience in the real estate industry, Mr. McCaffery has raised and deployed over $3 billion into urban real estate projects with approximately $1.1 billion going into DBCs. Mr. McCaffery is Chair of the Governing Board and sits on the Loan Committee as Vice Chair.

Ed Woodbury –
Ed Woodbury is the President of McCaffery. He is responsible for leading the firm’s executive management team and executing on the established vision and strategic direction. Mr. Woodbury has 30 years of experience in the real estate industry and he has successfully developed $1.7 billion of urban mixed-use projects. Over the last five years Mr. Woodbury has deployed over $499 million into urban communities including $198 million into DBCs. Mr. Woodbury serves as a SCORE Governing Board member, sits on the Loan Committee, and serves as the Community Outreach Officer for Lake County.

Danielle Gurgone –
Danielle Gurgone, Director of SCORE, manages the day-to-day operations of the New Market Tax Credit (NMTC) program. Mrs. Gurgone has been with McCaffery since 2019 and serves as the Director of Investments for the company. In addition to SCORE, she oversees underwriting, valuation and performance analysis for McCaffery investments and handles associated debt and equity placement.

Advisory Board

Peter Giles – Vice President, Cinnaire
Peter currently serves as an Assistant Vice President in the Tax Credit Investing Group and New Markets Tax Credit Manager. Peter is responsible for deploying Cinnaire’s allocation of New Markets Tax Credits (NMTCs) as well as oversight of the asset management and ongoing compliance monitoring of NMTC deals for Cinnaire and other unrelated Community Development Entities. Peter is also involved with several of Cinnaire’s community development lending activities. Cinnaire’s footprint includes both Indiana and Illinois. For more information about Cinnaire, please visit:

Brian Hollenback (Chair) – President, Renaissance Rock Island
Brian Hollenback is the President of Central States Development Partners (CSP), a national CDE with a focus that specifically includes Illinois and Indiana in its footprint. He is also the President and CEO of Economic Growth Corporation (GROWTH), an umbrella organization for three inter-connected organizations, all of which are focused on the revitalization of Rock Island, an area that is a part of the distressed Quad Cities border communities. For more information about Renaissance Rock Island please visit:

Karen Lauerman – President & CEO of the Lake County IN Economic Alliance (LCEA)
Karen Lauerman is the President and CEO of LCEA, which was created in 2014 by Crossroads Regional Chamber of Commerce, Lakeshore Chamber of Commerce, Indiana Economic Development Corporation and The Northwest Indiana Forum to strengthen the economic base and quality of life in communities by supporting the growth of business and attracting new quality investment that results in greater employment opportunities. Ms. Lauerman previously served as Northwest Indiana Forum Director of Marketing and Communications. Her experience specializes in organizational operations, community partnership, media relations, fund development, and business attraction and retention. For more information, please visit

Shelly Tucciarelli – Managing Member, Turtle Clan Development Services
Ms. Tucciarelli is a qualifying LIC Representative serving as an Advisory Board member for Enterprise Finance CDE, which serves Illinois in its footprint. She is currently the Managing Member of Turtle Clan Development Services. Shelly worked for more than 20 years at the Illinois Housing Development Authority as the Neighborhood Stabilization Program Project Coordinator. She has a longstanding commitment to assist in the revitalization of low-income communities. Her work requires substantial knowledge and networking with funding providers such as equity investors, lenders and soft-money providers (block-grants, philanthropic funds and state funding resources). Ms. Tucciarelli holds a MBA from DePaul University. For more information, visit

Derek Conley – Economic Development Director, City of Joliet
Mr. Conley is the Economic Development Director for the City of Joliet. In this role, Mr. Conley works with existing businesses on retention and expansion, as well as recruiting new employers and retail outlets to make Joliet a top consideration in terms of relocating. Derek has experience in site selection, municipal incentive negotiations and agreements, downtown development, business retention, business attraction, and economic development marketing. He also serves as a liaison to several local community organizations. Mr. Conley holds a B.A. from the Southern Illinois University and a Masters in Community and Economic Development from Illinois State University, where he received the Paul D. Coverdell Fellowship to attend the Stevenson Center Graduate Program. Prior to graduate school, Mr. Conley served as a Peace Corps Volunteer in Costa Rica where he worked at Community Economic Development Facilitator assisting small businesses and participating in several community projects. Learn more at

Anne-Marie Taylor – Indianapolis Neighborhood Resource Center
Ms. Taylor has served as the Executive Director of INRC since June of 2004. INRC provides training, support and a variety of programs to help grassroots neighborhood organizations and neighborhood residents address issues that affect the quality of life within their neighborhoods. In this position Ms. Taylor manages the operations of INRC to meet all strategic and operational goals while also working to strengthen the capacity of the organization through ensuring mobilization of its internal and external resources. Prior to joining INRC, Ms. Taylor was the Executive Director of the Community Alliance of the Far Eastside, Inc., a neighborhood-based organization founded by the residents on the Far Eastside of Indianapolis. Ms. Taylor has more than 22 years of experience working with community-led development and holds a B.A. and Masters of Public Affairs with a concentration in Nonprofit Management from Indiana University. Visit for more information.