The existing Hartley Houses is a public housing development comprised of 240 dwelling units in five six-story buildings on seven acres. The current addresses for the buildings are 51,80, and 81 Winthrop Avenue as well as 60 and 70 Horton Avenue. The “super block campus” design has served to isolate the residents from the larger community, and for over 15 years, the site has become the chief locus of crime in the City of New Rochelle. Winthrop Avenue is currently a “closed street” and is used primarily as parking for 124 vehicles.
Description of Proposed Redevelopment
The proposed project consists of the removal of the existing five public housing towers and the replacement with primarily three-story townhouse style structures spread across the existing site and neighboring parcels. The demolition, new construction of 228 dwelling units and 257 parking spaces will be executed in three ‘phases as more clearly described below. The tenant relocation will be executed in two phases. The proposed project is located in the Lincoln Avenue Urban Renewal Area in a PUD-AH zoned district.
The Phase I Project will consist of the new construction of 131 units to replace a portion of the current Robert Hartley Houses (“Hartley Houses”) project in New Rochelle, NY owned by the New Rochelle Municipal Housing Authority (“NRMHA”). Of the 131 rental units, 50 will be housed in a stand alone building and 81 in 3-story townhouse style cluster buildings. The project will contain 14 studios, 36 one bedroom units and 81 two bedroom units. 133 permanent parking spaces and 101 temporary parking spaces will be constructed in order to be compliant under the parking code. The plan is to build the units on vacant land currently owned by the NRMHA as well as owned by the City of New Rochelle (“The City”) which will be conveyed to the NRMHA and then move eligible tenants from the current Hartley Houses apartments into the new units. Upon the completion of Phase I, the demolition of 80 Winthrop Street will be performed. The NRMHA currently owns 9 and 11 Brook Street (Block 1401, existing tax lots 27 and 28). The NRMHA will purchase from the City 13 and 17 Brook Street (Block 1401, existing tax lots 29, 31, and 32). The above referenced properties will be merged and used for temporary parking until phase II has commenced. Phase I will be built on a to-be-formed new tax lot made up of Block 1405, parts of existing tax lots 1,18, and 21.This phase will also consist of the redevelopment of Winthrop Ave. which will be conveyed to the City of New Rochelle at the completion of phase III. Approximately 413 feet of a private street will also be constructed during this phase to accommodate parking and access to the public streets. Subsequent phases will then be built on the land where the Hartley Houses now stand as tenants move into the new units and the current buildings are demolished. A comprehensive phasing plan is attached herewith.
The Phase II Project will consist of the new construction of 67 rental units to continue to replace the existing apartments in Hartley Houses. All of the units will be housed in 2-story townhouse style cluster buildings consisting of 18 – 3 bedroom apartments and 49 2-bedroom apartments. All of the new units will be constructed on property owned by the NRMHA. An additional 77 Permanent parking spaces will be constructed as well as 13 temporary spaces remaining. Phase II will be built on a 2 new to-be-formed tax lots which exist currently as block 1413, parts of lot 1. In order to begin the construction of these units, the three existing Hartley Houses buildings with the addresses 81 Winthrop, 70 Horton, and 60 Horton will be demolished. Approximately 842 feet of new private street will be constructed during this phase in order to accommodate parking and access to public streets.
The Phase III Project as proposed will be entirely located on NRMHA property and consist of the new construction of fifteen 2 family homes that will be fee-simple ownership. Each dwelling unit will be a 3 bedroom unit. At the. completion of this phase, 47 permanent parking spaces \,vill be constructed and no temporary parking will exist.
Phase III will be built on 15 to-be-formed new tax lots which exist currently as block 1413, part of lot 1. Also, at the completion of this phase, the last Hartley Houses building will be demolished. This building address is 51 Winthrop. At the completion of demolition the property on which the building is currently located will be developed as a 32,000 square foot park and be conveyed to the City for use as a public park.
Ownership Structure of the Rental Building in the New Development
Horton Winthrop Housing Development Fund Corporation (“HDFC”) I and II (affiliates of the New Rochelle Municipal Housing Authority) will hold legal title to the phase I and phase II projects. The beneficial owners will be Horton Winthrop I and II. The HDFC’s will be the co-general partners with the managing general partners, to-be-formed entities which will controlled by the developer, MacQuesten Development, LLC during the Operating Guarantee Period. The tax credit investor will be the Investment limited partner.