March 21, 2025

HPD announces women-led development team for new and sustainable residential building with recreation center to replace an empty lot at Stebbins Avenue and East 170th Street. 

NEW YORK – In Crotona Park East, the City will transform a long-vacant lot into The Stemma -- a new housing development designed to bring 149 high-quality and sustainable homes to The Bronx.  

The New York City Department of Housing Preservation and Development (HPD) announced today the selection of The Doe Fund Inc., Xenolith Partners, LLC, and Ametrine Group to lead the project, transforming the empty site into a vibrant residential building with a state-of-the-art recreation center operated by Asphalt Green, a nonprofit dedicated to improving access to fitness and wellness. The new center will fill a gap, expanding water safety and fitness opportunities in a borough where access has been historically limited, to ensure more New Yorkers have access to essential swimming and water safety education. 

“The Adams administration is using every tool at our disposal to tackle the housing crisis working-class families are facing — long-vacant lots that have served no community purpose present excellent opportunities to deliver truly affordable housing for hardworking New Yorkers,” said Deputy Mayor for Housing, Economic Development, and Workforce Adolfo Carrión Jr. “The Stemma is a prime example of this type of opportunity. With our rigorous community engagement, we are transforming an empty lot into 149 world-class sustainable homes and a state-of-the-art recreational center, bringing affordability as well as community services and educational opportunities to New Yorkers to ensure that New York City is the best place to raise a family.” 

“I am excited to see that best-in-class affordable housing is coming to the Crotona Park East section of the Bronx,” said Executive Director for Housing Leila Bozorg. “This project will provide 149 families and the Bronx community with housing and a state-of-the-art community center powered by geothermal energy that will be a model for more sustainable housing in the future. Congratulations to the Doe Fund, Xenolith, and Ametrine Group for proposing a project that will enrich the Bronx for generations to come.” 

“This next step will redefine an empty lot doing little to serve Crotona Park East, into something this community truly deserves — deeply affordable homes, a world-class recreational center, and a forward-thinking sustainable design worthy of The Bronx” said HPD Acting Commissioner Ahmed Tigani. “The Stemma is what innovative, community-driven investments can look like, delivering not just accessible housing but also bolstering opportunities for social resiliency, cultural diversity, and common space that spurs greater community connection. This blueprint is how we build a fairer, stronger city.” 

Community Focused Process 

HPD collected feedback from hundreds of community members on priorities for the future development. Almost 200 people responded to the site questionnaire, noting concerns with high housing costs in the city and a desire to see a community-serving use on the ground floor of the new building. The HPD team presented to the local community board and elected officials, held five tabling events around the neighborhood, and hosted an in-person community workshop near the site. In an effort to have the widest reach possible, engagement was done both in English and Spanish. 

“With the selection of the Doe Fund Inc, Xenolith Partners, LLC, and Ametrine Group as the development team, this marks a critical step in the city’s commitment to transforming vacant city-owned land into high-quality, affordable housing for New Yorkers,” said Bronx Borough President Vanessa L. Gibson. “The Stemma will provide 149 deeply affordable homes, essential community space, and sustainable design features that reflect the priorities of the Crotona Park East community. I look forward to working with our partners to bring this vision to life and continue building a more inclusive and equitable Bronx.”

The Project & Development Team 

The approximately 23,000 square-foot site is located at 1388-1400 Stebbins Avenue in Bronx Community District 3. Highlights of the project include: 

• 149 affordable apartments, income-targeted per HPD and HDC’s Extremely Low and Low-Income Affordability (ELLA) term sheet.  
• Approximately 30,000 square feet of recreational community space to be tenanted by Asphalt Green, a fitness and wellness facility operator and non-profit. The rec center will include two swimming pools, a basketball court, and fitness space. 
• Approximately 14,000 square feet of green space accessible to residents throughout the development. 

Additionally, the Stemma will benefit from the passage of the City of Yes for Housing Opportunity, allowing development of additional affordable units as-of-right.  

The project will be developed by a not-for-profit and women-led team, including:  

• The Doe Fund, a non-profit housing developer, social service provider, and job training organization.  
• Xenolith Partners, a certified WBE affordable housing development company.  
• Ametrine Group, a woman-led firm providing financial development and planning services.  
• Purpose by Design Architects, a purpose-driven M/WBE design collaborative dedicated to promoting healthy, sustainable, and inclusive spaces at all scales. 
• JV Construction, a certified WBE general contractor. 

“Xenolith Partners is thrilled to be awarded the opportunity to develop The Stemma, a transformative, sustainable, and community-centered affordable housing project in Crotona Park East,” said Principal of Xenolith Partners Andrea Kretchmer. “As a proud partner in this visionary endeavor alongside The Doe Fund and Ametrine Group, Xenolith is committed to creating a vibrant, green, and inclusive space that fosters stability and growth for its residents. A key feature of The Stemma is the expansive community facility, to be operated by Asphalt Green, which will address a critical need for accessible recreational and wellness programs in the neighborhood. Reflecting its name and connotations of forests and trees, The Stemma will be a place of depth and growth.”

“Ametrine Group is excited to bring over 30 years of expertise in housing development and community-focused programs to The Stemma in Crotona Park East,” said President of Ametrine Group Amy Larovere. “Our plan for affordable housing and multi-use space on Stebbins Avenue is rooted in the ongoing movement for a healthier Bronx. The Stemma will revitalize the community’s call for affordable living and well-being through innovative, nature-based solutions and vital programming that fosters both environmental sustainability and community wellness.”

“The Stemma represents what’s possible when housing offers not just stability but opportunity, security, and community,” said President & CEO of The Doe Fund Jennifer Mitchell. “These 149 deeply affordable homes, combined with on-site services, high-speed internet access, and nearly 30,000 square feet of recreational space, will create a sanctuary where residents can build their futures. The project expands The Doe Fund’s commitment to providing resources for New Yorkers to thrive, from our more than 1,200 high-quality affordable and supportive homes to our Ready, Willing & Able workforce development program. We are excited to continue investing in the vibrant Crotona Park East neighborhood, and we are proud to partner with Xenolith Partners, Ametrine Group, the New York City Department of Housing Preservation and Development, and the community members who helped shape this vision. Together, we are creating a greener, healthier, and more equitable Bronx.”

“The Stemma redefines sustainable urban living with a holistic approach that prioritizes environmental stewardship, community well-being, and human-centered design,” said Principal of Purpose By Design Architects Julie Chou. “This mixed-use development optimizes the site’s potential by incorporating climate-responsive design, low-carbon materials, and clean and renewable energy. Its 14,000 square feet of green roofs and landscaped terraces will reduce heat, improve air quality, and manage stormwater, while four naturally conditioned indoor gardens will provide year-round connections to nature, enhance natural ventilation, and serve as resilient spaces during emergencies. The Stemma isn’t just a place to live — it’s a space designed to nurture and heal both people and the environment.” 

“JV Construction & Consulting, LLC is honored to announce our selection for The Stemma Project, a transformative development in the Bronx,” said President of JV Construction & Consulting, LLC Jovanna Villanueva. “I am thrilled to collaborate with The Doe Fund, Xenolith Partners, Ametrine Group, PXD Architects, and HPD to bring this inspiring vision to life. This project represents more than just construction—it’s a meaningful investment in the community’s future. We are proud to contribute to this revitalization effort and are committed to delivering a sustainable, high-quality building that will serve as a cornerstone for residents and businesses alike.”  

“This comprehensive project goes beyond housing – it will also provide the neighborhood with affordable access to a range of state-of-the-art facilities centered around health, wellness and general fitness,” said CEO of Asphalt Green Jordan Brackett. “We applaud the city for their commitment to building strong and healthy communities and Xenolith Partners for championing this innovative vision for the site.” 

Building Breakdown + Amenities 

The Stemma will be made up of deeply affordable homes, with income tiers ranging from formerly homeless households to low-income households earning between 30% and 80% of Area Median Income (AMI), which translates into a family income of $41,940 to $111,840 for three people (2024 AMIs). The development will also include supportive housing units for homeless young adults or young adults at risk of homelessness through the NYC HRA 15/15 program.

The building will include: 

1. A mix of unit types, ranging from studios to three-bedroom units. 
2. Approximately 30,000 square feet of community facility space on the lower level and first floor.  
3. Open and green space throughout the building, including a vertical network of communal planted spaces; ground floor, third floor, and 11th floor terraces; and space for urban farming, outdoor exercise, and viewing platforms on the 11th floor. 
4. A ground floor social services office and 11th floor community room, an exercise room, and laundry facilities.

Sustainability and Resilience 

Designed to Passive House standards, the development will prioritize sustainability and resilience through design. In addition to including a rooftop solar array, the development team proposes to use geothermal energy for heating and cooling. Additionally, the project will use embodied carbon modeling, focusing on recycled/recyclable and local materials, to ensure that the full environmental impact of the development is understood and minimized. The development will also feature native and drought resistant landscaping and will provide rainwater harvesting. Given the site’s location in an area with a high heat vulnerability index, the development will include ceiling fans in all dwelling units and common areas, and sunshades will be provided to reduce solar radiation. This approach exemplifies the City’s ongoing commitment to building affordable, sustainable housing that supports thriving communities today and for the future.

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The New York City Department of Housing Preservation and Development (HPD) is the nation’s largest municipal housing agency, responsible for building and preserving affordable housing, partnering with communities to create housing in more equitable, diverse, and livable neighborhoods, as well as enforcing the housing and maintenance code across all five boroughs.

From responding to over 600,000 housing complaints, to financing nearly 15,000 new affordable homes, preserving more than 10,000 existing affordable homes, and connecting more than 25,000 New Yorkers with affordable housing, HPD’s work touches every corner of the city’s housing landscape.

Stay up to date by following @NYCHousing on Facebook, Twitter, and Instagram, and visit nyc.gov/hpd for more information.