Project Goal

The primary goal of the Evergreen East redevelopment was to preserve and modernize one of New York state’s most significant affordable housing communities while ensuring uninterrupted housing stability for nearly 1,200 residents. Formerly known as the Pines of Perinton, Evergreen East is a 508-unit, now fully affordable apartment community on a 43-acre campus in Fairport, N.Y. It was originally developed between 1972 and 1976 through the New York State Urban Development Corporation and designed by architectural firm Gwathmey Siegel and master planner and landscape architect Peter Roland; the district is listed on both the National and New York State Registers of Historic Places. Completed in October 2025, the multiyear, occupied rehabilitation preserved and extended affordability to all 508 homes while modernizing aging systems, restoring historic features and extending long-term affordability protections for at least 40 additional years. Evergreen East maintained continuous occupancy through a phased construction approach and concluded with 98.23% occupancy and 100% LIHTC compliance by year end. Success was measured through resident satisfaction and retention, increased housing stability, improved building performance, and the successful integration of a new community building and new services and amenities.

Financing

The redevelopment relied on a complex, layered preservation financing structure, including New York State Homes and Community Renewal’s Mitchell-Lama Preservation Program subsidy, federal and New York State Low-Income Housing Tax Credits, federal and New York State Historic Tax Credits, tax-exempt bond financing through the New York State Housing Finance Agency, and Project-Based Rental Assistance through the Rental Assistance Demonstration program for 117 units. Additional support was provided through New York State Energy Research and Development Authority energy incentives and a local payment-in-lieu-of-taxes agreement. This structure enabled significant reinvestment across the campus while minimizing reliance on scarce subsidy sources and extending affordability for decades, and required careful coordination across multiple agencies, regulatory frameworks and approval timelines. Midway through construction, Evergreen East also faced a 2022 fire that destroyed 19 units; rather than isolating the event, the development team fully integrated the reconstruction into the broader rehabilitation, rebuilding the affected homes with high-performance, energy-efficient systems while maintaining architectural consistency with the historic campus, allowing the community to remain on track.

Additional Development Challenges

Executing one of the region’s largest occupied major rehabilitations presented substantial design, logistical, technical and operational challenges. Evergreen East is comprised of approximately 395,000 square feet across five two-story, interconnected residential buildings, requiring a carefully sequenced, block-by-block construction strategy. Environmental work, demolition and system replacements were conducted one block at a time, with residents and belongings relocated to other available units on site, allowing residents to remain on the property for the duration of the rehabilitation. Historic preservation requirements added another layer of complexity, limiting material and design flexibility; all exterior upgrades, including new windows, façade improvements and reconstructed fire-damaged units, were completed in coordination with state and federal preservation standards.

Design Features

While maintaining the modernist character of the original campus, defined by open space, pedestrian circulation and landscaped courtyards, the redevelopment introduced comprehensive system and interior upgrades. All apartments received modernized kitchens, new cabinetry and countertops, Energy Star appliances, improved lighting and durable finishes. Sitewide improvements included full roof replacement, upgraded foundations, curbing and stucco repairs, new underground electrical infrastructure, improved lighting, refreshed landscaping and enhanced outdoor amenities. Sustainability was embedded throughout the project: reconstructed units feature all-electric systems, cold-climate air-source heat pumps, energy recovery ventilation, triple-pane windows, continuous insulation and enhanced air sealing, achieving an average energy use intensity of 28.7, approximately a 72% improvement over baseline conditions, while reducing operating costs and improving indoor air quality. Accessibility improvements included the creation of 26 Americans with Disabilities Act-compliant units and enhanced site circulation, accessible routes and upgraded shared amenities.

Management’s Role in Success

WinnResidential’s management role was central to the success of Evergreen East, given the scale of the property and the extent of work in each unit. The phased, on-site relocation approach required timing precision of more than 90 one-way unit transfers and 235 new move-ins. The team managed transfers, recertifications, and housing authority and city inspections, along with lease-up, all while maintaining stable operations. The Connected Communities team worked with a new and active tenant association, local service provider stakeholders and residents to ensure all parties remained informed during the three-year construction period. The team also opened a new community building with a gym, computer lab and recreation room, turning a long-shuttered building into a hub of resident engagement and programming that now hosts a range of daily activities with a growing network of partners and service providers. The property maintenance team took on additional duties related to the rehabilitation, including managing access at 1,090 exterior doors, turning transition units between resident stays, installing more than 700 louvered air-conditioning covers, and assisting with a paving project covering 350,300 square feet of access roads and 809 parking spaces, while adopting new work order technology and navigating environmental and health and safety protocols. During construction, management served as a consistent point of contact for residents, coordinating unit transfers, communicating schedules and addressing concerns in real time.

Ongoing Management Challenges

Managing a 508-unit, fully affordable community with new historic, environmental, and health and safety protocols requires balancing adaptation and growth with fiscal discipline, occupancy and high-quality service standards. Balancing tight operating margins, tax credit compliance, new environmental requirements and a heavy routine maintenance load present daily challenges. Evergreen East addresses these through proactive asset management, preventive maintenance planning, staff training designed to protect long-term building performance, and the adoption of new technologies. The phased rehabilitation strategy reduced future capital needs, while energy-efficient systems have lowered utility costs and improved operational resilience. The property also emphasizes communication and partnership, working closely with residents, local organizations and municipal stakeholders.

Resident Programs and Services

In June 2024, a formerly privately used building opened as a reimagined community building and quickly became the heart of the campus. Staffed by full-time, on-site resident services coordinators, the facility hosts multiple programs each week, monthly town meetings, tenant association activities and partner-led services. Through the Connected Communities Foundation, residents have access to education support, youth enrichment, workforce preparation, financial literacy, and health and wellness programming. Partnerships with organizations such as Learning Links of Fairport provide weekly tutoring during the school year, summer educational activities and annual back-to-school events. In the fourth quarter of 2025 alone, Evergreen East delivered 239 resident services reaching 116 households, including 19 community events with 235 participants. Participation in credit-building initiatives resulted in 65% of participants improving their credit scores, with an average increase of 28 points. These services, combined with community events, a new community garden, recreation programs and leadership development through the Evergreen Pines Tenant Association, reinforce housing stability and community cohesion.

Community Integration

Through a complex, resident-centered rehabilitation, Evergreen East preserved a rare and nationally significant affordable housing community while delivering modernized homes, improved sustainability and expanded resident services without displacement. The redevelopment stands as a national model for large-scale affordable housing preservation.

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