The renovation of West Village Apartments, formerly Whitney Neighborhood Apartments, in Buffalo, N.Y., was undertaken to extend the affordability period for 135 income-restricted apartment homes that were at risk of transitioning to market-rate housing, which would have displaced low-income residents, exacerbating the housing crisis in the region.
WinnDevelopment acquired the properties in December 2021, just before the end of their prior deed restrictions and physical useful life. A new Section 8 Housing Assistance Payments Contract was put in place to keep the units income-restricted for 40 years. All 135 units are now set aside for households at or below 80% annual median income, and the property utilizes income averaging to ensure a mix of incomes within the community.
The project also created the property’s first Americans with Disabilities Act-compliant units by modifying 10 units to serve residents with physical, audio and/or visual disabilities. Additionally, 21 units were designated as veteran’s preference units with supportive services available through an on-site office staffed by Soldier On Inc., a private nonprofit committed to ending veteran homelessness.
West Village successfully utilized a combination of federal and state low-income and historic tax credits, alongside funding from various local agencies, to ensure long-term affordability and preservation of the community. Key contributors included New York State Homes and Community Renewal, New York State Historic Preservation Office, U.S. National Park Service and New York Housing Finance Agency, which provide tax-exempt bonds and subsidies. Additionally, the City of Buffalo and Erie County offered support through the Affordable Housing PILOT real estate tax program.
The redevelopment of West Village brought significant upgrades to the physical infrastructure of the apartments, including the installation of new roofs, the conversion of a maintenance building into affordable housing and the modernization of kitchens and bathrooms with Energy Star appliances. Additionally, the rehabilitation included significant improvements to security and safety systems, including over 100 surveillance cameras, new fencing and access controls. Life/safety systems, along with the establishment of a resident services office and a club room, foster a sense of community and support among residents.
The scattered-site nature of West Village makes it challenging to create a centralized community feel. To address this, the management team operates an on-site office, fostering communication and proactively resolving issues.
Historically, the community did not provide any supportive services to residents. As part of resident and community engagement, WinnCompanies staff heard the need for an on-site community space with programming for veterans, families and children. As a result, a community space for all residents was created, as well as a supportive services office within the management office footprint. This allowed Soldier On staff to provide critical supportive services to the veterans on-site, including case management, peer support, transportation services, and comprehensive life skills and needed assessments.