• Schenectady, NY
• 300 units
• Completed 2021 - 2023
• WRT (Wallace Roberts & Todd) and Harris A. Sanders Architects

Northside Village is a comprehensive redevelopment of the former Yates Village public housing site in the Goose Hill/Northside neighborhood of Schenectady, New York. Duvernay + Brooks partnered with the Schenectady Municipal Housing Authority and Pennrose on this multi-phase transformation of a 300-unit aging development.

The redevelopment combines substantial rehabilitation and new construction to create a modern, mixed-income community while maximizing cost effectiveness by preserving as much of the existing buildings and infrastructure as possible while still creating a transformative development. The development includes extensive site redesign, including new active and passive landscaped courtyards and open space and street realignment, and green design features.

Phase I – 89 new and substantially rehabilitated townhouse and garden apartments, including selective demolition to break up the existing long, U-shaped buildings to create a more walkable community and implement the new site design. Completed in 2021.

• Includes LIHTC, Section 8 PBV, and SLIHC units for households with incomes between 60% and 80% AMI.
• 20% of units reserved for residents with disabilities
• 12,000-square-foot community center with Boys & Girls Club and Head Start early childhood learning center operated by SCAP, and a food pantry operated by Bethesda House.

Phase II – 211 units (primarily new construction). All units are project-based Section 8. Completed in 2023.

Both phases received HUD Section 18 approval. Relocation of the fully occupied 300-unit public housing site was a significant challenge in Schenectady. To accommodate relocation while reducing the development timeline, HUD and HFA agreed to financing the second phase as a single HFA tax-exempt bond transaction with relocation undertaken in three separate subphases

The first phase’s development budget was $29.7 million The project was financed by NYS HCR 9% LIHTC and HCR HTF and CIF subsidy, was completed in March 2021, and converted to permanent financing in 2022. Chase Bank was the construction lender, and Hunt Capital was the LITHC equity investor. The second phase’s development budget was $88 million, financed by NYS HFA tax-exempt bonds and 4% LIHTC, and PHP subsidy. The Project also received a $1.7 million FHLB AHP award. The second phase was completed in 2023 and converted to permanent financing in 2024. Citizens Bank served as bond credit enhancer and CREA the LIHTC equity syndicator.

A comprehensive community & resident engagement program was essential to the redevelopment, which required relocating 300 families from the site (residents had a right to return to the new development). Numerous planning meetings with residents were held, as well as consultation with individual families throughout the relocation process and during construction. Numerous meetings were also held with the neighboring community and elected officials. The neighborhood association and elected officials provided support letters for the successful Phase 1 9% application to NYS HCR.

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