Transformation of Vacant Land in Crotona Park East into 149 Affordable Homes Begins

Image Courtesy of HPD

HPD announces women-led development team for new and sustainable residential building with recreation center to replace an empty lot at Stebbins Avenue and East 170th Street. 

In Crotona Park East, the City will transform a long-vacant lot into The Stemma — a new housing development designed to bring 149 high-quality and sustainable homes to The Bronx.  

The New York City Department of Housing Preservation and Development (HPD) announced the selection of The Doe Fund Inc., Xenolith Partners, LLC, and Ametrine Group to lead the project, transforming the empty site into a vibrant residential building with a state-of-the-art recreation center operated by Asphalt Green, a nonprofit dedicated to improving access to fitness and wellness. The new center will fill a gap, expanding water safety and fitness opportunities in a borough where access has been historically limited, to ensure more New Yorkers have access to essential swimming and water safety education. 

Community Focused Process 

HPD collected feedback from hundreds of community members on priorities for the future development. Almost 200 people responded to the site questionnaire, noting concerns with high housing costs in the city and a desire to see a community-serving use on the ground floor of the new building. The HPD team presented to the local community board and elected officials, held five tabling events around the neighborhood, and hosted an in-person community workshop near the site. In an effort to have the widest reach possible, engagement was done both in English and Spanish. 

The Project & Development Team 

The approximately 23,000 square-foot site is located at 1388-1400 Stebbins Avenue in Bronx Community District 3. Highlights of the project include: 

• 149 affordable apartments, income-targeted per HPD and HDC’s Extremely Low and Low-Income Affordability (ELLA) term sheet.  
• Approximately 30,000 square feet of recreational community space to be tenanted by Asphalt Green, a fitness and wellness facility operator and non-profit. The rec center will include two swimming pools, a basketball court, and fitness space. 
• Approximately 14,000 square feet of green space accessible to residents throughout the development. 

Additionally, the Stemma will benefit from the passage of the City of Yes for Housing Opportunity, allowing development of additional affordable units as-of-right.  

The project will be developed by a not-for-profit and women-led team, including:  

• The Doe Fund, a non-profit housing developer, social service provider, and job training organization.  
• Xenolith Partners, a certified WBE affordable housing development company.  
• Ametrine Group, a woman-led firm providing financial development and planning services.  
• Purpose by Design Architects, a purpose-driven M/WBE design collaborative dedicated to promoting healthy, sustainable, and inclusive spaces at all scales. 
• JV Construction, a certified WBE general contractor. 

Building Breakdown + Amenities 

The Stemma will be made up of deeply affordable homes, with income tiers ranging from formerly homeless households to low-income households earning between 30% and 80% of Area Median Income (AMI), which translates into a family income of $41,940 to $111,840 for three people (2024 AMIs). The development will also include supportive housing units for homeless young adults or young adults at risk of homelessness through the NYC HRA 15/15 program.

The building will include: 

1. A mix of unit types, ranging from studios to three-bedroom units. 
2. Approximately 30,000 square feet of community facility space on the lower level and first floor.  
3. Open and green space throughout the building, including a vertical network of communal planted spaces; ground floor, third floor, and 11th floor terraces; and space for urban farming, outdoor exercise, and viewing platforms on the 11th floor. 
4. A ground floor social services office and 11th floor community room, an exercise room, and laundry facilities.

Sustainability and Resilience 

Designed to Passive House standards, the development will prioritize sustainability and resilience through design. In addition to including a rooftop solar array, the development team proposes to use geothermal energy for heating and cooling. Additionally, the project will use embodied carbon modeling, focusing on recycled/recyclable and local materials, to ensure that the full environmental impact of the development is understood and minimized. The development will also feature native and drought resistant landscaping and will provide rainwater harvesting. Given the site’s location in an area with a high heat vulnerability index, the development will include ceiling fans in all dwelling units and common areas, and sunshades will be provided to reduce solar radiation. This approach exemplifies the City’s ongoing commitment to building affordable, sustainable housing that supports thriving communities today and for the future.

The New York City Department of Housing Preservation and Development (HPD)is the nation’s largest municipal housing agency, responsible for building and preserving affordable housing, partnering with communities to create housing in more equitable, diverse, and livable neighborhoods, as well as enforcing the housing and maintenance code across all five boroughs.

From responding to over 600,000 housing complaints, to financing nearly 15,000 new affordable homes, preserving more than 10,000 existing affordable homes, and connecting more than 25,000 New Yorkers with affordable housing, HPD’s work touches every corner of the city’s housing landscape.

Stay up to date by following @NYCHousing on Facebook, Twitter, and Instagram, and visit nyc.gov/hpd for more information.