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Developing Glenmore Manor Apartments

A Mix of Affordable & Permanent Supportive Housing for Low-Income Single Adults, Families, Individuals with Special Needs and Seniors, 62 years of age or older.

Aerial view

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Preconstruction Activities

Context massing looking North
Context massing looking North

AAPCI set out to develop Glenmore Manor Apartments in response to the shortage of affordable housing in New York City. We began with the identification of a suitable location in the community, prepared a feasibility study, responded to NYC HPD’s Brownsville Plan RFP, and were able to accomplish the following:

Glenmore Manor is located in the up and coming, yet underserved community of Brownsville, Brooklyn.

Context massing looking south
Context massing looking south

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Capital Financing

We developed a partnership with Brisa Builders Corporation, a Certified Minority and Women Owned Business Enterprise and SKA Marin. We retained the services of various professionals including the architectural firms of DBB Architecture and Heritage Architecture, both Certified Minority-Owned Business Enterprises; Brooklyn Legal Services Corporation A., one of the few legal services programs in the country to develop a sustained, neighborhood-based Community and Economic Development (CED) Program through which it has represented over 100 community-based organizations (CBOs) and community development corporations (CDCs) in low-income neighborhoods. The project would benefit from our collective development, building management and social service delivery experience.

Through the collaborative effort of our development team, we accomplished the following:

  • Applied for and secured a $625,000 operating grant, in March 2016 from the NYC Department of Health and Mental Hygiene (DOHMH) to provide supportive services to senior residents of the project.
  • Received conditional site control of a 40,000 square feet vacant city-owned lot from the NYC Department of Housing, Preservation and Development (HPD).
  • Raised $500,000 in pre-development financing through grants and donations from the offices of our locally-elected public officials.
  • Awarded a $125,000 soft cost development grant over a 3-year period by the Home Depot Foundation.
  • Applied for and was awarded a $1M development loan/grant by the Federal Home Loan Bank (FHLB) in 2016 to cover partial project construction costs.
  • Applied for and was awarded a $6.8M development loan/grant by the NYS Homeless Housing and Assistance Corporation (HHAC) in 2016 to cover partial project construction costs.
  • Applied for and received a $9M construction loan/grant from NYC HPD’s Senior Affordable Rental Apartments (SARA) Program in 2016.
  • Leveraged $45.6M in Low-Income Tax-Credit construction loans from multiple funding sources, including JPMorgan Chase, and syndicated by private Equity Investors – the NYS Division of Housing and Community Renewal (DHCR) and JP Morgan Chase in 2016.
  • Applied for and received a 3-year Single Room Occupancy (SRO) Support Service Program grant from the NYS OTDA’s Homeless Housing and Assistance Corporation to provide supportive services to the special needs tenants in 2017.
  • Received approval in 2017 from the NYC Unified Land Use Review Process (ULURP) for the acquisition of the city-owned land and proposed architectural design.
  • Secured 100 Project-based Section 8 rental assistance vouchers for 15 years from the NYC Housing Authority (NYCHA) in 2019 to assist tenants with payments of rent.
  • Applied for and secured a long-term operating grant from the NYC Department for the Aging (DFTA) to provide services to tenants of the project.
  • Received approval in 2016 from the NYC Unified Land Use Review Process (ULURP) for the acquisition of the city-owned land and proposed architectural design.
  • Brisa Builders Corporation is the project’s General Contractor. Construction ground-breaking began in 2018. Building Construction completion anticipated in 2019.

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Total Residential Units: 233 Independent Living apartments
Land Acquisition Grant: NYC Department of Housing Preservation and Development (HPD)
Pre-construction Financing: Corporation for Supportive Housing (CSH)
Capital Financing:
Construction Grants/ Loans
NYC Dept. of Housing Preservation and Development (HPD) – Supportive Housing Loan Program (SHLP)
NYS Office of Temporary and Disability Corporation (HHAC)
Federal Home Loan Bank of New York (FHLB),
JP Morgan Chase.

AAPCI’s Housing Development / Program Development Consultants: Project Urbanista
Richard Comerford
Richard Yao
Project Architects: THINK! Architecture and Design
AAPCI’s Legal Consultants: Brooklyn Legal Services Corp. A
For-Profit Co-Development Partners: Brisa Builders Corp.
Lemle & Wolff Companies
Year Construction Completed: 2023
Program Operations Funding: NYC Department of Social Services (HRA | DHS)

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Operating and Social Service Subsidies:

Number of Jobs Created: 25 full-time positions

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Staffing Pattern

Architect's rendering. Glenmore Manor. Ground Floor plan
Architect’s rendering. Glenmore Manor. Ground Floor plan

All onsite social support services will be provided by an interdisciplinary team of English and bilingual staff and through linkage agreements with other off-site senior service providers. On- and off-site social support services will include:

  • Health and mental health services
  • Independent living skills services
  • Cultural and recreational program services
  • Vocational, volunteer and senior employment services
  • Public assistance advocacy
  • Information and referral services
  • Transportation services
  • Intergenerational programs

Support service staff will help with apartment repairs and maintenance which is critical in one’s ability to remain in the community and out of an institutional facility. As one ages in place, the home serves an increasingly important function: as a location for the delivery of services and a stabilizing and familiar part of the older person’s life.

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Project Design

West elevation - Mother Gaston Boulevard
West elevation – Mother Gaston Boulevard
South elevation - Glenmore Avenue
South elevation – Glenmore Avenue
East elevation - Christopher Avenue
East elevation – Christopher Avenue
View of residential entry on Christopher Avenue
View of residential entry on Christopher Avenue
View of residential entry on Christopher Avenue
View of residential entry on Christopher Avenue
Architect’s rendering of Glenmore Manor. View of residential entry on Christopher Avenue
Architect’s rendering of Glenmore Manor. View of residential entry on Christopher Avenue

The primary goal of the design, undertaken by the architectural firm of DBB Architecture, was to bring value to the neighborhood while giving dignity to the lives of the tenants that the building was developed to house. AAPCI envisions a service-enriched, permanent rental housing program on the site.

The 40,000 square feet vacant lot is designed to accommodate up to 170 independent living apartments comprised of a mix of:

  • 18 studio apartments (offering up to 414 square feet of living space including a living/dinning room/kitchen area with a refrigerator and gas range, sleeping area and a full bath).
  • 106 one-bedroom apartments (offering up to 575 square feet of living space including a living/dinning room, full kitchen with refrigerator and gas range, bedroom and a full bath).
  • One two-bedroom apartment for a live-in Building Superintendent (offering up to 730 square feet of living space including a living/dining room, full kitchen with refrigerator and gas range, bedroom and a full bath).

Each apartment is designed to have its own full bath, full kitchen with refrigerator and gas range stove, and includes an open living/dinning room space, and bedroom.

Other spaces in the residence will include:

  • Commercial kitchen / Pantry
  • Communal dining room
  • Food Pantry
  • Resident storage room
  • Library / Reading room
  • Secure resident vestibule
  • Hydrotherapy swimming pool
  • Staff offices
  • Roof top garden / and tenants’ lounge
  • Secure outdoor space
  • Community center
  • Senior health and wellness center
  • Infirmary / Medical center
  • Senior Technology Center
  • Senior Employment Center
  • Secure gated community

The residence is designed to provide a host of other amenities, including community space, public areas for performances, and space for other structured Educational / Cultural activities.

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A Green Community

Aerial view of Ground Floor and Rooftop Garden showing solar panels for energy efficiency
Aerial view of Ground Floor and Rooftop Garden showing solar panels for energy efficiency

The project will feature energy saving appliances in its design. AAPCI plans to use sustainable materials to create the most environmentally friendly senior residence possible. Glenmore Manor will incorporate “green” features and energy saving appliances in the design such as:

  • EnergyStar-rated appliances and light fixtures
  • Using non-toxic and recycled appliances and light fixtures
  • A green roof with rainwater harvesting system to be used to irrigate a community garden
  • Permeable paving
  • Natural day lighting
  • Solar panels and Solar-water heaters to generate energy and reduce energy costs
  • Highly efficient energy-saving light fixtures
  • Water-conserving appliances
  • Water conservation landscape design. The landscape will emphasize aesthetics, safety, low maintenance, and long-term cost efficiency. This will provide a healthy and economical environment for building tenants

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Community Effort

AAPCI maintains an organizational commitment to utilize and patronize local, minority, and women-owned businesses, contractors and subcontractors, suppliers, and especially local construction labor. Of the more than 400 construction workers who worked to bring Glenmore Manor Senior Residence to fruition, over 85% were minorities and approximately 80% were from the local community. Approximately 28% of the subcontracts (percentage of total contract value) went to minority and/or women-owned firms. Over 93% of the contract value was subcontracted to local (NYC) based firms. The general contractor, Brisa Builders Corporation, is a Certified Minority and Women-Owned Business Enterprise, based in Brooklyn.

The development of Glenmore Manor accomplished the following:

  • upgraded the landscape of the community,
  • eliminated several contiguous blighted lots which were previously used as a refuse and dumping ground,
  • provided permanent housing with on-site support services for formerly homeless seniors and Vets,
  • created employment opportunities for community residents.

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Senior Hotline Phone Numbers:

  • Are you a senior, 65 years of age or older?
  • Do you know a senior who needs counseling, senior housing placement, home care services, transportation services, senior employment services, or who still wishes to work and/or volunteer in their community?

If you answered YES to any of the above questions, you may do the following:

In New York State call
The NYS Department for the Aging: 1-800-342-9871

In New York City call:
The NYC Department for the Aging: 1-212-442-1000

If you know a senior who needs emergency help, you may dial 311 for assistance.
You may also call the following:

In New York City ONLY, contact:
Elderly Crime Victim’s Program
NYC Dept. for the Aging
Monday – Friday 9:00am – 5:00pm
212-442-3103

Safe Horizon
You can call Safe Horizon’s hotlines 24 hours a day, 7 days a week. The calls are free, and counselors are able to help you no matter what language you speak. Counselors provide crisis counseling, safety planning, assistance with finding shelter, referrals to Safe Horizon programs or other organizations, advocacy with the police, and other crucial services.

Safe Horizon’s Domestic Violence Hotline:
1-800-621-HOPE (4673)

Safe Horizon’s Elderly Abuse Project:
1-212-316-2100

Protective Services For Adults:
1-212-630-1853

To report adult abuse, call (New York State ONLY):
1-800-342-3009 (Press Option 6)

NYC Human Resources Administration/Department of Social Services
Info-Line: (877) 472-8411
Outside NYC: (718) 557-1399

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