Modular Construction Brings Affordable Senior Housing to Yonkers, New York

Modular Construction Brings Affordable Senior Housing to Yonkers, New York

The developers of La Mora Senior Apartments used modular construction techniques to bring 60 units of affordable senior housing to Yonkers, New York. Photo credit: Andrew Rugge/Perkins Eastman

In Westchester County, New York, the city of Yonkers faces a pronounced need for affordable housing. The Westchester County Housing Needs Assessment, released in 2019, identified the need for 11,703 new affordable housing units to meet projected demand. Data from the 2023 American Community Survey indicated that 42 percent of renters in Yonkers spent at least 35 percent of their annual income on housing costs. The shortage of affordable housing is especially pronounced for the city’s roughly 32,027 residents aged 65 and older (accounting for approximately 16.4 percent of the population), many of whom live on fixed incomes and face waitlists for affordable housing programs. Moreover, residents aged 85 and older were the fastest-growing population cohort in Westchester County from 2000 to 2017, further demonstrating the pressing need for senior housing.

La Mora Senior Apartments opened in July 2024 to help address the city’s shortage of affordable senior housing. The project was codeveloped by the Municipal Housing Authority for the City of Yonkers (MHACY) and Mulford Corporation, a nonprofit organization founded by MHACY. The developers used innovative construction techniques to provide energy- and cost-efficient affordable housing for seniors.

Innovative Construction Methods

La Mora Senior Apartments was developed on a vacant city-owned parcel in south Yonkers that once had been the site of Longfellow Junior High School. MHACY and Mulford Corporation issued a request for proposals for architects in February 2019, leading to the selection of the Perkins Eastman architectural firm. “It was really [about] providing quality, affordable housing for seniors in Yonkers and to give them an opportunity to age in place and stay within the community,” said Stuart Lachs, principal at Perkins Eastman.

All units are restricted to seniors earning up to 60 percent of the area median income and feature a fully equipped kitchen, luxury vinyl plank flooring, and laundry hookups. Photo credit: Andrew Rugge/Perkins Eastman

Construction on the project began in 2022. The bulk of the construction, including framing and finishing, took place at a factory in Pennsylvania. The developers shipped modules in the form of preassembled boxes to the site and stacked them onto the foundation. La Mora is one of the first modular housing developments to be constructed to Passive House sustainability standards. The combination of Passive House standards and modular construction techniques resulted in some unique benefits and challenges. For example, the developers needed to determine how to seal the joints between the boxes to make them sufficiently airtight to meet Passive House sustainability standards. Other issues arose from the COVID-19 pandemic, including procurement challenges and concerns about air infiltration. Despite these challenges, the project was successfully completed. “We were able to really craft what we think is a beautiful [and] functional building using [modular] techniques,” said Lachs.

About the Development

The resulting development consists of 60 units of affordable senior housing, including 57 one-bedroom and 3 two-bedroom apartments, all reserved for people aged 62 and older earning up to 60 percent of the area median income. Each unit is at least 620 square feet and includes its own heating, ventilation, and air conditioning (HVAC) system; luxury vinyl plank flooring; stone countertops; fully equipped kitchen; and individual laundry hookups. The building features several community spaces, a fitness center, and a landscaped courtyard. Residents also have access to a range of supportive services through the Yonkers Office for the Aging, including case management, home-delivered meals, and assistance with health services and transportation. The development is located within a mile of public parks, a grocery store, and several bus lines.

La Mora features several community spaces, a fitness center, a landscaped courtyard, and a range of resident support services for seniors as well as convenient access to parks and transit. Photo credit: Andrew Rugge/Perkins Eastman

The building features low-flow plumbing fixtures, a heat pump hot water tank, dual-pane windows, energy-efficient HVAC, ENERGY STAR^® appliances, LED lighting, and enhanced air filtration. The building also has backup generators to maintain service during power outages and an emergency response system for adverse weather events, which can be particularly dangerous for seniors. Thanks to these features, La Mora’s carbon emissions are lower than those of a standard multifamily residential building. The project is certified by the ENERGY STAR^® Multifamily New Construction program and the Passive House Institute.

Financing

Financing for the $44 million project included $17.7 million in equity from 9 percent low-income housing tax credits issued by New York State Homes and Community Renewal (NYS HCR). NYS HCR also provided a $7.9 million first mortgage and an additional $9.1 million subsidy. The project also received $240,000 from New York State Energy Research and Development Authority’s New Construction – Housing Program. The city of Yonkers provided $650,000 in HOME Investment Partnerships Program funds, Westchester County funded $3.4 million from the Housing Implementation Fund, and MHACY provided a $2.6 million loan.

Meeting Local Needs

The opening of La Mora Senior Apartments represents a long-term commitment to meeting senior housing needs. The developers used modular construction techniques to reduce costs and the project’s carbon footprint while providing a much-needed contribution to Yonkers’ affordable housing supply for seniors.