Sites and Supportive Housing

Hard to Develop Sites

Sampling of Recent Projects/Work considered hard-to-develop

Cedars: Cedars is located at 745 Fox Street in the Longwood historic section of the Bronx. The project is a combination renovation and new construction of 95 units of low-income rental housing. Thirty percent of the units are reserved for grand-families, grandparents raising grandchildren, from the shelter system. The balance of the units are for senior citizens. Cedars is a fully green building, with a gold LEED rating. Cedars is a pilot NYSERDA project, including geo-thermal hearing and cooling, green roof technology, efficient systems, regenerative materials, and other green elements. Client – MiCasa HDFC/The Lantern Group and Friends in the City. The site proved difficult for several reasons:

CEDARS – The Lantern Group

Historic dilapidated site with uncooperative zoning restrictions requiring a variance

Unlevel site with waves of underground rock

Combination of new construction and historic rehap

Many funding sources Many oversight sources (historic, BSA,

funders, NYSERDA, banks)

Cedars - Before

Cedars - Before

Cedars - After

Cedars - After

Silverleaf Hall – Lantern Group

Silverleaf Hall is located at 480 East 176th Street between Washington and Bathgate Avenues in the East Tremont neighborhood of the Bronx. The project is new construction of 118 units of permanent affordable housing. Thirty percent of the units are a supportive housing set-aside for families exiting the NYC Shelter System.

Silverleaf Hall – Site Difficulties

Low density zoning required a zoning variance

Rock and site cleanup were required. The extent of rock was found during the early stages of construction

Water/drainage in the area was problematic requiring several underground wells – an added cost to the overall project.

Silverleaf Hall – Rock Excavation

Silverleaf Hall - After

Silverleaf Hall - After

Silverleaf Hall - After

Jasper Hall – Lantern Group

Jasper is located on the west side of Melrose Avenue, between East 160th and 161st Streets in the Morrisania section of the Bronx now known as Melrose Commons, a designated Urban Renewal Area of New York City. The project is new construction of 54 units of permanent supportive housing for a mix of families living in transitional housing and single young adults who are aging out of foster care. Referrals will come from the NYC Department of Homeless Services and the NYC Administration for Children’s Services. Client – Audubon HDFC/The Lantern Group

Jasper Hall – Site Difficulties

Extensive environmental clean-up was required due to the existence of petroleum on the site and the leaking of the adjacent gas station.

Required redesign during construction – an additional design cost

Required a vapor barrier NYC Unified Land Use Review Process

(ULURP) approving sponsor acquisition of city owned land and proposed architectural design finalized December 2004.

Jasper Hall - After

Huntersmoon Hall – The Lantern Group

Huntersmoon Hall is located at 2612 Broadway, between 98th and 99th Streets, in the Manhattan Valley section of Manhattan. All units are reserved for single adults living with HIV/AIDS, serious and persistent mental illness, or other special needs, as well low-income community members. After substantial renovations are made to the existing SRO building, the renewed 135 units will be filled by tenant referrals from NYC HASA, NYC DHMH, and NYC Department of Homeless Services.

Huntersmoon Hall – Site Difficulties

Occupied renovation necessitated moving tenants around constantly during the process.

Acquired from several owners/operators – conflicting goals among the parties.

Different types of construction were found throughout the building, requiring field decisions and flexibility.

Huntersmoon - After

Other examples of hard to develop sites

The YWCA of Brooklyn – ALC took over the consulting during construction. – It is critical to have a good team in place from the beginning.

Lantern Group: Vicinitas Hall – underwater stream found during construction – 20 borings were completed prior to construction, yet a water issue did not turn up.

YWCA of Schenectady – project did not go forward due to site conditions/zoning/historic nature of site.

Postgraduate Center for Mental Health – Bronx Park East – irregular site