Jonathan Rose Companies
 
107-145 West 135th Street Green Affordable Housing Preservation
Harlem, New York

In December 2008, Rose Smart Growth Investment Fund acquired 198 units of affordable housing and approximately 4,500 square feet of ground floor retail at 107-145 West 135th Street in New York’s Harlem neighborhood.  The property consists of 10 neighboring six-story elevator buildings.  It was refinanced in December 2009 to provide funding for property renovations.

The property is located directly across the street from the historic Harlem YMCA and in close proximity to the New York Public Library’s Schomburg Center for Research in Black Culture, Harlem Hospital and a MTA 2/3 Subway station.

The Fund rehabilitated the property with a green capital investment program to create an apartment community that is more energy efficient and healthier for residents while preserving much needed affordable housing for the community.  Renovations were completed with tenants in-place.

The scope of the multi-million dollar capital improvement program consisted of unit renovations and base building improvements focused on improving energy efficiency, enhancing tenants’ quality of life, and improving indoor air quality.  The project was the first in the nation to benefit from the U.S. Department of Housing and Urban Development (HUD)’s Green Retrofit Program using federal stimulus funds.  Additional renovation funding was provided by the New York City Department of Housing Preservation and Development (HPD).  The Fund utilized Enterprise’s Green Communities Criteria and is pursuing a LEED rating for the property.

In mid-2009, the Fund worked with HUD to obtain a 15-year contract renewal to preserve the affordability of the project long-term.

 

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Fund Role
100% owner

Project Profile
Preservation and greening of 100% affordable section 8 housing.


Total Project Size / Budget
159,000 square feet of residential

4,500 square feet of retail / $49.9 million


Financing Sources
NYC HDC tax-exempt  bonds

NYC Dept. of Housing Preservation and Development second mortgage

HUD Green Retrofit Program loan

Low Income Housing Tax Credits syndicated through Enterprise Community Partners

 

Completion
2010


Selected Awards
Novogradac Journal of Tax Credits Developments of Distinction Award, Innovative HUD Financing, Honorable Mention, 2011


The Following Green Features Are Planned As Part Of The Property Renovation Work:

Weatherization / Gas Efficiency Features

Upgrade of the current boilers which are only operating at 60-65% efficiency.

  • Installation of thermostatic radiator valves in each apartment to give tenants some temperature control for their units.
  • Replacing older gas pilot ranges with electric ignition gas ranges.
  • Installation of additional blow-in roof insulation.
  • Replacing all older single pane windows with more efficient double paned models.
  • Replacing single pane entry doors with vestibule system with insulated glass.
  • Weather sealing at all exterior doors.
  • Addition of door sweeps at all apartment entry doors.

Electrical Efficiency Features
  • Installation of a 25kw rooftop solar array anticipated to generate approximately 10-15% of the electricity needed for the common area building load.
  • Installation of ceiling fans in apartment living rooms to reduce dependence on unit air conditioning.
  • Replacing all remaining non-energy star refrigerators.
  • Replacing old range hoods with new energy star range hoods with integrated CFL lighting.
  • Use of efficient LED lighting at elevators and entry halls.
  • Installation of new energy star bathroom ventilation fans at ground floor 1BR units.
  • Installation of new bi-level CFL lighting w/ motion sensor at all stair landings.
  • Replacing remaining incandescent cellar lights with CFL lights on motion sensors.

Other Green Features
  • Addition of a new recycling deposit system.
  • Installation of water saver saving devices including: low flow showerheads, faucet aerators, and low flow toilets.
  • Utilization of low VOC paints and finishes throughout (sealants, paints, adhesives, finishes, etc).
  • Installation of lobby floor tile and unit countertops with high recycled content.
  • Use of formaldehyde free / low VOC cabinetry.
  • Replacing areas of damaged vinyl apartment flooring with linoleum.