The Albany Affordable Housing is notable for its success in providing homeownership opportunities to low income families. The two-family row houses were designed to reflect the prevailing building type in the Southend/Grosbeckville Historic District, in Albany, New York. This project also is an important component in the area's revitalization strategy. This one hundred and thirty unit development filled a long open gap in the community caused by previous demolitions.

The development fee was limited (7.5%) as were architectural and legal fees. Bank's attorneys reduced their fees for this project.

A coalition of local banks, Nortstar, DIME, Key and Pioneer provided competitive rate financing. Use of portfolio lending, allowed advantageous lending terms included underwriting criteria that applied 75% of projected rents to PITI, low down payments and reduced closing costs. These terms were especially effective in providing homeownership opportunities to those previously excluded.

The NYS Affordable Housing corporation provided a grant to the City of Albany which was lent to the project as a no repayment deferred loan in the amount of $15,000 per unit - $30,000 per building.

Contain construction and lifecycle costs:

The project incorporated a variety of creative strategies employed to achieve homeownership in a high quality environment at a low cost. The owner served as general contractor, allowing the utilization of low overhead, local contractors, and the ability to hire more local residents. Standard building products, bulk purchases and careful pricing allowed for design quality without high cost. The scale of the project led to cost effectiveness as well. The large number of units with the same plan allowed cost effective purchasing and mobilization while the facade variations support integration of the project with the community.

The two-and-half story row house is an efficient building type. Shared walls and use of the below grade space which is excavated for footings in this climate minimizes construction and heating costs. This configuration is considered desirable in this area. The climate does not sustain mold and mildew which may be a problem in another climate. The cost of maintenance and operation was considered in the selection of all materials and equipment.

Owners are assisted in containing operating maintenance costs through multiple means: Real estate taxes were phased in over a 15 year period; joint purchasing of insurance and other services held costs down; energy efficient construction and use of easily maintainable materials; and the ability of homeowners to perform their own maintenance for a small homes all reduced carrying costs. In addition, the row houses have a rental units to generate income.

Support household and neighborhood fit:

An extensive community process was undertaken including a survey of potential purchaser preferences, developing user profiles, and numerous public meetings and workshops. This process was used in order to develop a design solution which met user and community goals as well as complying with historic district requirements.

Row houses were used in the project to reflect the prevailing building type in the Southend/ Grosbeckville Historic District. The buildings are designed to reflect the area scale, proportion, materials, and form. Detailing of the project is rich and varied to fit the context. Porticos, trim, gables, brick circles and oriel windows are included. Variety in the design avoids stigmatization and has proven to be an excellent basis for supporting personalization by the owners. The success of the design has been proven by its ability to accommodate to owner enhancements.

The development is well served by private and shared amenities. All row houses have private rear yards serviced by a common controlled pedestrian way. The block features a small children's playground. The site is within short walking distance of Lincoln Park (with a pool, summer programs, fields and open space), a branch library, a well run convenience store and a community center.

Adapt to household changes:

The two family home was chosen to provide flexibility. It allows a household to move between units as their needs and budget requires. Large households can include the rental unit in their living space or maintain an in-law unit. Rear yards also provide space for future expansion.

Support physical safety and security:

The project included many elements of defensible design including kitchen windows which face the street, enclosed back yards, and individual exterior entrances. A security system is also provided. The most important element of security is the community which has been built among the residents who know each other, supervise each other's children, and have organized to secure municipal services and community improvements.