nycha-design-guidelines.pdf

DESIGN

GUIDELINES

Rehabilitation of NYCHA

Residential Buildings

DESIGN

GUIDELINES

Rehabilitation of NYCHA

Residential Buildings

CONTENTS

LETTER FROM NYCHA CHAIR AND CEO SHOLA OLATOYE

AND GENERAL MANAGER MICHAEL KELLY

INTRODUCTION 6

1 SITE 8

1.1 Site Work

1.2 Site Amenities

1.3 Exterior Lighting

1.4 Parking

1.5 Waste Management

1.6 Erosion and Stormwater Control

What Lies Ahead: Green Infrastructure

2 BUILDING EXTERIORS 15

2.1 Facades

2.2 Windows

2.3 Roofs

What Lies Ahead: High-performance Building Envelopes

3 BUILDING INTERIORS 20

3.1 Entrances & Lobbies

3.2 Apartment Interiors

3.3 Water Conservation

3.4 Integrated Pest Management

3.5 Kitchen Standards

3.5 Bathroom Standards

What Lies Ahead: Water Conservation

4 MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS 27

4.1 Mechanical Systems

4.2 Electrical Systems

4.3 Plumbing Systems

What Lies Ahead: Domestic Hot Water (DHW) Systems

5 ELEVATORS 32

6 ACCESSIBILITY 33

APPENDICES

ABBREVIATIONS

ACKNOWLEDGMENTS

With the NextGeneration NYCHA 10-year strategic plan, published in May

2015, New York City Housing Authority has laid out a vision of creating safe,

clean, and connected communities. In pursuit of this vision, NYCHA seeks

to deﬁne overarching design principles; create consistent, resident-focused

design guidelines; and develop standards and speciﬁcations to promote

excellence in renovations and new construction so that the next generation

of NYCHA will be characterized by design excellence in buildings and on

campuses. In so doing, NYCHA will achieve its ultimate goal of creating a

better quality of life for residents.

Following the April 2016 publication of NextGeneration NYCHA

Sustainability Agenda, this Design Guidelines: Rehabilitation of NYCHA

Residential Buildings is the second in an anticipated series of publications

that will help design professionals both inside and outside of NYCHA to stay

current with the latest requirements for the NYCHA portfolio, and will also

introduce new materials and techniques worthy of consideration. NYCHA’s

eorts in the realm of design excellence are a work in progress. Ongoing

research and a feedback loop for projects completed will continue to add to

and modify standards for the Authority’s design, construction, and operation

of its physical environment.

This program of creating design excellence in NYCHA’s work relies on a

collaborative approach. As we move into implementation, we will seek input

from residents on the site-speciﬁc application of the Guidelines.

Additionally, consistent with the design excellence strategy set out in

NextGeneration NYCHA, the Authority has launched a peer review program

utilizing pro bono services from architecture and engineering ﬁrms, as well

as nonproﬁts engaged in design and community building. We thank our

partners for their time and commitment to NYCHA’s design excellence

agenda and look forward to continuing our productive collaboration.

Sincerely,

Shola Olatoye

Chair & CEO

Michael Kelly

General Manager

Letter from NYCHA Chair and CEO Shola Olatoye

and General Manager Michael Kelly

Chair and CEO Shola Olatoye

General Manager Michael Kelly

INTRODUCTION 6

Design Excellence Initiatives

Design Guidelines: Rehabilitation of NYCHA Residential Buildings joins updated

guidelines for new construction published in 2015 in conjunction with Next

Generation NYCHA request for proposals, as well as the design guidelines set

out in NextGeneration NYCHA Sustainability Agenda, published in April, 2016.

These eorts are the result of New York City Housing Authority’s design

excellence initiatives to support well-designed NYCHA spaces. These initiatives

and the resulting design principles focus on achieving the following overarching

outcomes:

— Integrating NYCHA with surrounding communities;

— Creating safe, accessible, and attractive housing;

— Building facilities that are high quality, durable, and easy to maintain;

and

— Attracting the best designers, architects, and engineers to work at and

with NYCHA.

In support of its Design Guidelines, NYCHA, through its Oce of Design (OoD),

is also issuing standard speciﬁcations for rehabilitation projects. In addition, in

collaboration with NYCHA’s Operations Divisions, OoD will continue to

establish guidelines to design for more eective and easier maintenance and

operations of rehabilitated spaces.

This work is an ongoing initiative. Updated guidelines and speciﬁcations are

forthcoming and will address topics such as community centers, storefronts,

and Aging in Community.

This work cannot be accomplished eectively in isolation. In 2015, the Oce of

Design launched another core project for design excellence, its Architecture

and Engineering Peer Review Program. Through this program, local

architecture and engineering ﬁrms provide pro bono peer reviews, oering

opinions and fresh perspectives on current projects to NYCHA’s sta architects

and engineers. In addition, OoD sta participate in issue-driven design

workshops conducted by third parties, on matters such as supporting aging and

multigenerational communities, to assist NYCHA designers in identifying

design solutions to better serve NYCHA’s residents.

Raising the Bar for Residential Rehabilitation Standards

The document you are now reading represents a critical next step for the design

excellence initiative, laying out design guidelines for the bulk of NYCHA’s

capital investments. These guidelines incorporate contemporary best practices

and set minimum standards and performance goals for aesthetics, cost-

eectiveness, responsiveness to resident needs, and environmental

sustainability.

INTRODUCTION

INTRODUCTION 7

In each of the four main functional areas of building rehabilitation—Site,

Building Exteriors, Building Interiors, and Mechanical Systems—the guidelines

aim to align all architects and engineers working on NYCHA buildings with

three goals:

— Support Safety, Health & Comfort of Residents;

— Improve Environmental Impacts; and

— Achieve High-Quality, Cost-Eective Design & Construction

Given the ongoing innovation in design and construction, especially in the arena

of sustainability and resiliency, these Design Guidelines identify several areas

for further research.

Purpose of this Guideline

Intended to help design professionals at NYCHA and its partner architecture

and engineering ﬁrms, these Guidelines address the scope of work for typical

rehabilitation projects.

The Guidelines are not intended to supersede any applicable regulations of any

other agency having jurisdiction. Many of these regulations are referenced in

the pages that follow. All design documents must fully comply with the latest

applicable laws, including, but not limited to those summarized in an appendix

to this document (page 38).

Further, since 2011, all City-ﬁnanced aordable housing projects have been

required to conform to the NYC Overlay to the Enterprise Green Communities

Criteria (NYC Overlay). NYCHA’s participation in this eort creates a

consistent policy for all aordable housing programs.

1 SITE 8

Enhance community

Well-designed open spaces around NYCHA residential buildings are a key to

promoting a sense of community. Rather than maintaining fenced-o lawns and

underused paved areas of the past, site improvement work can rejuvenate these

spaces with new amenities like seating areas, playgrounds, and community

gardens. Rehabilitation of existing amenities is also important for keeping

grounds in active use. NYCHA has updated design standards for amenities to

improve safety, comfort, and ease of maintenance.

Site improvement also oers unique opportunities for residents to participate

actively in the design process. To that end, designers should incorporate the

input of resident groups from the outset of a project. At project kick-os,

designers should present design proposals clearly and help residents choose

options for site amenities that are consistent with the NextGenerationNYCHA

goals of creating safe and connected NYCHA communities.

Since funds for a project for open spaces are often limited, designers are

encouraged to plan with a phased approach. Projects can be phased creatively

to attract additional funds. For example, NYCHA established the Fund for

Public Housing to ﬁnd new resources for community-driven initiatives.

Promote safety

Site improvements should address the safety of residents and their visitors.

Design of open space and landscaping can enhance or diminish both perceived

and actual safety. Designers should activate grounds strategically with elements

like site amenities, visual clearance, and site lighting.

Encourage physical activity

NYCHA designs and maintains recreation spaces for its residents of all ages. It

has recently explored ways to support urban living priorities beyond recreation,

with spaces for activities such as urban farming and adult exercise. The Oce

of Design embraces the principles outlined in the Center For Active Design’s

Active Design Guidelines: Promoting Physical Activity and Health in Design.

! Active Design Guidelines: Promoting Physical Activity and Health in Design, http://centerforactivedesign.org/

! 2015 Enterprise Green Communities Criteria: 7.14

1 SITE

1 SITE 1.1 9

Paving

NYCHA is moving away from asphalt paving for several

reasons, including reduction of the “heat island” eect.

Instead of asphalt, designers are urged to use concrete

paving for walkways, vehicular access and parking areas,

seating areas, building entrances, and gathering areas.

Only use asphalt paving for basketball courts and

playgrounds. In these cases, use safety surfacing or

surface color paint in addition.

Designers are encouraged to use light-colored,

high-albedo materials, with a minimum solar reﬂectance

of 0.3, over at least 50% of the site’s paved area.

! 2015 Enterprise Green Communities Criteria: 3.7

! Uniform Federal Accessibility Standards (UFAS)

Fences

NYCHA typically installs perimeter fences to deﬁne

pathways and protect green areas and site amenities

such as playgrounds and parking areas. However, in the

interest of creating connected and well-programmed

ground spaces, designers are encouraged to use fences

more judiciously. Where NYCHA would once have

installed a fence around a particular area, designers are

encouraged to use a dierent site design elements, such

as benches or planting. Many new fence projects will

require plans for removal of some existing fencing to

prevent unnecessary accumulation of fences.

If a new fence is to be installed, designers should

consider using heavy-duty mesh panels as an alternative

to steel-bar or chain link fencing. Otherwise, use

steel-bar fencing to deﬁne the site perimeter and

designated planted areas within the development; use

chain-link fencing only to enclose athletic areas. Using

lower fences will help create better-connected and more

visually open sites. Limit use of tall fences to chain-link

fences around athletic areas and steel louver fences

around exterior compactor areas.

Grading & Drainage

For eective control of surface water ﬂow, the pitch for

positive drainage should be between 2% and 4.9%

(except for planted areas, which should have zero pitch).

Pitched surfaces steeper than 5% slope should

follow ADA design criteria for ramps.

Plants

NYCHA rarely irrigated its grounds in the past, but

designers are now encouraged to include irrigation in

planting projects. In such cases specify plants that

require 1–2 years of irrigation after planting.

Use native plants or plants suited to the local

climate for water conservation. Designers are

encouraged to specify plants that are non-invasive,

attractive, and low-maintenance.

! 2015 Enterprise Green Communities Criteria: 3.4

1.1 Site Work

Existing green areas with low perimeter fences at Red Hook Houses

Proposal to extend and open up the edges of green areas for active use for Permanent Work at Red Hook East & West / Sandy Recovery Program

Photo: KPF, OLIN

1 SITE 1.2 10

In general, locate site amenities along accessible routes.

Seating

NYCHA prefers seating with backs and armrests to

ensure comfort and safety, particularly for elderly

residents. For most developments, benches should be

all-steel, coated in lighter colors like gray, and located

near trees, shade, and other gathering areas.

When installing concrete retaining walls, designers

should explore opportunities to use the walls to create

seating areas.

Game Tables

Game tables must be accessible to everyone. Tables and

seats may be located near playgrounds to provide

additional recreation for families and caretakers of

children. Typically game tables are precast concrete,

mounted on concrete or on a concrete-ﬁlled steel pipe

pedestal, and set in a concrete foundation. NYCHA will

approve other materials on a case by case basis.

Bicycle Racks

Install bicycle racks near entrances and pedestrian

routes, and in high-visibility areas not blocked by plants

or other amenities.

Athletic Areas

Use open plan design principles to provide maximum

visibility throughout the area.

Athletic area surfacing should be appropriate to the

activity: for basketball courts, use slip-resistant, acrylic-

colored surface on top of pavement; for baseball, use

natural or artiﬁcial turf.

Bleachers in athletic areas must be made of metal.

The underside of bleachers should be open to view.

Existing concrete seating may be refurbished but

concrete should not be used for new installations.

! Exterior lighting guidelines in 1.3 & 4.2

Playgrounds

NYCHA playgrounds should support a full range of

social, physical, and educational opportunities for

children of dierent ages and abilities, while also

oering a comfortable environment for their families

and caregivers. Typical playgrounds are designed for one

of two age groups: pre-school (2 to 5 years) and school-

age (5 to 12 years).

Locate all playgrounds along accessible routes.

Provide adequate room for circulation by the non-

ambulatory among pieces of play equipment. Include

signage in multiple languages (per local needs)

indicating age-appropriate use.

Playground Spray Shower and Water Fountains

Spray unit must be powder-coated steel. Provide

non-electric, mechanical control with water-saving

timer mounted on the unit. Shower surface must be

slip-resistant with acrylic coloring (see illustrations next

page).

Provide water fountains near athletic ﬁelds,

playgrounds, and other active areas. Plumbing must be

installed below frostline and winterized. All controls

and valves must be located in the nearest basement and

accessible only to site sta.

1.2 Site Amenities

Basketball court rehabilitation at Woodside Houses

Seating located near trees and other planting

Flood wall also serves as a public bench

Photo: Nelligan White Architects

1 SITE 1.2 11

Planters:

2 x 10 lumber for planter boxes, preferably cedar; no

treated lumber

Minimum height 20 inches for accessible planters

Gravel and topsoil

Steel cable for stabilizing planters

Filter fabric for pest control

Raised bed planters for vegetable gardens

Community Gardens

NYCHA has a long history of resident-planned and

-operated community gardens. Various NYCHA

departments support gardens by providing access to

water and space as well as facilitating connections to

community partners who provide educational and

material resources for residents.

In order that more community gardens are available

to residents, the Oce of Design recommends

guidelines illustrated above.

If an improvement to a community garden is a part

of site improvement, designers should designers should

consult the Directive 10 regulation of the NYC Oce of

Management and Budget to understand items that are

eligible for funding. The improvement of a community

garden must include a comprehensive betterment, as

deﬁned in Directive 10, and meet the $35,000 minimum

cost eligibility for each area.

Accessible Community Garden Design

Playground spray shower

Spray detail section

Location:

Away from trees and buildings to ensure sun exposure

Do not replace parking lots or sports areas

Consider areas near existing programs such as daycare

or senior center to merge maintenance and capital

improvement costs such as limbing off nearby trees.

Keep minimum 100 feet away from exterior compactors

1. Mechanical button located at 36"

inches above ground

2. Access door

3. Manually adjustable timer, set at

maximum 2 minutes

Water sourced from building

basement

Use NYCHA standard hose bib

detail with security lockbox

6-7”

14”

100’

1 SITE 12

Exterior lighting is required on pedestrian paths, near

seating, play and athletic areas, in parking lots and along

vehicular circulation paths, at building entrances, and

on building facades. See section 4.2 below for additional

details.

Parking area design is guided by several regulation

packages, including NYC DOT, NYCHA (standard

lighting and signage), UFAS, NYC Building Code, ADA/

VCA and ADAAG.

! Americans With Disabilities Act Accessibility Guidelines (ADAAG)

Chapter 6 for further guidelines on accessibility and VCA

! Exterior lighting guidelines in 1.3 & 4.2

! NYC Department of Transportation (NYC DOT) Guidelines

! NYC Building Code

NYCHA is developing a comprehensive waste

management plan to support the City’s goal of sending

zero waste to landﬁlls by 2050. The Oce of Design

supports this plan by providing standard designs for

trash and recycling receptacles and exterior compacting

areas.

! NextGenerationNYCHA Sustainability Agenda Strategy S5

Trash Receptacles

Locate powder-coated or painted steel trash receptacles

along walkways and plazas, play areas, and exterior

gathering spaces. Anchor receptacles to a concrete

footing with no cable or chain attachments.

Exterior Compactor, Recycling & Bulk Containers

Follow Department of Sanitation guidelines and provide

NYCHA standard lighting (see diagram below).

! NYC Department of Sanitation

Construction Waste

Divert at least 50% of all non-hazardous construction

waste from landﬁll. Recycle all of two of the following

materials: cardboard, wood, drywall, metals, masonry,

and asphalt. As an alternative to recycling one material,

develop and implement a comprehensive ecient

framing plan.

! 2015 Enterprise Green Communities Criteria: 6.12

1.4 Parking

1.3– 1.5

1.3 Exterior Lighting 1.5 Waste Management

6' steel bar fence gate

with 6' louver panel fence

on 2' concrete wall

Exterior compacting refuse management area

Sidewalk

Heavy duty steel bollards

Hose bibs connection to water supply

in nearest building

Double power unit connected to

Power supply in nearest building

6" reinforced concrete pavement

Drain connected to existing

stormwater pipe

Vehicular drop curb

Compactor installation slot

Light pole

15'25'

78'

20' 15'15'15'

7'3'

24'

40'

68'

3'8'-7"

3' height barrier

Space for bulk containers

Recycling sorting space

1 SITE 1.6 13

Comply with the NYC overlay for erosion and

sedimentation control, as well as selection of native or

adapted species for planting. If irrigation is used, install

ecient irrigation and water re-use. Designers are

encouraged to follow surface stormwater management

practice as outlined in the NYC overlay.

NYCHA stormwater infrastructure includes rain

gardens, subsurface inﬁltration systems, and porous

paving (see photos). NYCHA also supports right-of-way

bioswales and stormwater green streets for adjacent

DOT sites. Design must follow NYC DEP Oce of Green

Infrastructure standards.

! NYC DEP Green Infrastructure Standards and Speciﬁcations

(www.nyc.gov/dep)

! NextGenerationNYCHA Sustainability Agenda Strategy S11

Designers must also:

Protect existing infrastructure:

— Avoid interference with NYCHA safety and security

infrastructure including electrical conduits.

— Locate at least 10 feet from any building.

— Locate at least 25 feet from MTA sites.

— Rehabilitate existing curbs to guide water ﬂow to

the new infrastructure.

Communicate about maintenance:

— Meet with NYCHA’s stormwater management

partner to clarify maintenance duties.

— NYCHA sta need only remove all trash from the

area.

— Stormwater management partner must develop

educational signage and maintenance cards to

facilitate communication.

Designers are encouraged to retain, inﬁltrate,

and/or harvest the ﬁrst inch of rainfall in a 24-hour

period sitewide.

Designers are encouraged to ﬁnd appropriate

opportunities to substitute porous pavement for

impervious concrete or asphalt paving, and to use

porous materials for playground and athletic ﬁeld

surfaces, where applicable and maintainable (see images

on this and next page for more on porous pavement).

! 2015 Enterprise Green Communities Criteria: 3.2, 3.6

1.6 Erosion and Stormwater Control

Right-of-way bioswales and stormwater greenstreets are planted areas in a

sidewalk or roadbed that capture curb runoff. They are installed over a layer

of broken stone with engineered soil and topped with appropriate plants and

trees.

Subsurface inﬁltration systems are installed underneath parking lots or

other large paved surfaces. They include a bed of broken stone and a storage

system, such as storm chambers or perforated pipes.

Rain gardens are similar to bioswales but are larger and are located within a

property rather than on a public thoroughfare. Like a bioswale, they include a

stone layer, engineered soil, and planted area. The plants must be able to

tolerate both dry and wet conditions.

Porous paving can be conﬁgured to either allow water to inﬁltrate through the

paver joints or through the paving itself. As with the other systems described

above, porous paving is installed over a base of broken stone (see more next

page).

Photos: New York City Department of Environmental Protection

1 SITE 14

NYCHA’s 2500 acres of land present a uniquely large

opportunity to manage stormwater runo from

sidewalks, parking lots, and roofs by directing it to green

infrastructure systems, which typically feature soils,

stones, and vegetation. By reducing the stormwater

runo entering the City’s sewer systems, green

infrastructure can reduce combined sewer overﬂows

(CSOs) to City waterbodies. Smart management of

stormwater on NYCHA properties can increase

landscaped areas, decrease surface ponding on paved

areas, and potentially decrease surface and basement

ﬂooding by reducing the demand on site drainage.

Design standards discussed in 1.6 Erosion and

Stormwater Control (page 13) are developed from

NYCHA’s green infrastructure programs, through a

partnership with the NYC Department of

Environmental Protection (DEP). In 2010 and 2013,

NYCHA and DEP began pilot green infrastructure

installations throughout the NYCHA portfolio in areas

aected by CSOs, including Bronx River Houses, Hope

Gardens, and Seth Low Houses. Under the current,

expanded program, NYCHA and DEP are constructing

the City’s largest green infrastructure installation at

Edenwald Houses and evaluating opportunities at 32

developments in Brooklyn, Queens, and the Bronx.

These targeted green infrastructure programs will

yield new design approaches, technology, and

techniques that can then be carefully incorporated into

future site work within the annual capital plan

whenever playgrounds and sports courts are being

rebuilt, sidewalks and walkways replaced, or roads and

parking lots resurfaced.

For example, porous concrete pavement is generally

considered to be a relatively cost-competitive alternative

to large impervious concrete or asphalt surfaces

installed on NYCHA grounds. However, in adopting new

standards for porous pavement, designers must

understand and plan for maintenance of these surfaces.

Porous pavement acts like a giant ﬁlter and allows rain

to penetrate to the ground below instead of collecting at

the perimeter of the paved area and overﬂowing. Like all

ﬁlters, porous pavement can become clogged over time

and must be cleaned. This added requirement will

present a new burden to maintenance departments.

Stone pavers set in sand may provide a less

maintenance-intensive alternative to concrete

pavement, but they are far more expensive to install. In

the green infrastructure program with DEP, a

maintenance plan is in place through DEP. These

concerns for maintenance, plus porous pavement’s

relative unsuitability for vehicular trac, have been

considered strong barriers to wider use in NYCHA

developments.

Challenges of adopting the green infrastructure

design standards more widely in NYCHA site

improvement projects may be complex. As the impacts

of climate change intensify, however, wide-spread

adoption will be critical not only to safeguard

mechanical equipment in basements and ﬁrst ﬂoors, but

for the health and safety of NYCHA residents.

Green Infrastructure

What Lies Ahead: Green Infrastructure

Stone pavers and planting area installed for Edenwald Houses Green

Infrastructure Program

Broken stone base for porous paving at Edenwald Houses

2 BUILDING EXTERIORS 1515

Repair the Exterior to Address Problems on the Interior

Since more than 60% of NYCHA buildings are 50 years old or older,

rehabilitation work must focus on repairing the eects of long-term wear

and deferred maintenance. NYCHA must repair roofs, facades, and windows

to prevent water entering from the exterior. Better sealed building exteriors

will help to preserve routine rehabilitation and maintenance work in the

interior. Bringing exteriors to a state of good repair will ensure interior

improvements are not wasted.

Better Performing Building Exteriors

Higher standards for insulation, windows, and other envelope elements can

substantially lower NYCHA energy bills and operating costs.

Buildings three stories and lower must achieve a HERS (Home Energy

Rating System) index of 85 or less (in some cases the threshold rises to 100).

Taller buildings must meet the ASHRAE 90.1-2010 Appendix G standard.

Historic Preservation

Some NYCHA exterior rehabilitation work requires review and approval by

the New York State Historic Preservation Oce (SHPO). NYCHA works

closely with SHPO to identify developments where a preservation review

process is required. See appendix for the current list of these developments

(page 39).

! 2015 Enterprise Green Communities Criteria: 5.1c, 5.1d, 7.6

2 BUILDING EXTERIORS

2 BUILDING EXTERIORS 2.1 16

Most NYCHA building envelopes are masonry. Over

time the mortar and, sometimes, the bricks themselves,

have become damaged or worn, or have failed. For all

masonry rehabilitation work below, designers must ﬁrst

test a sample area of the existing wall to ensure new

masonry matches structural characteristics of the

original brick and mortar.

Pointing

Masonry walls frequently deteriorate at the mortar

joints. When this happens, loose and damaged mortar

must be thoroughly removed from the joints and

replaced. Improper pointing can compromise the

structural integrity of the masonry and undermine the

performance of the facade. New mortar must match

original mortar in compressive strength, vapor

permeability, color, texture, and tooling.

Brick Replacement

In addition to matching in structural characteristics,

new masonry must also match the original in color,

texture, and size. Create the brick and mortar reference

mock-up by cleaning an area (see photo). Ensure

replaced brick and mortar match the cleaned patch of

the wall. In many developments, subtle design details in

the original masonry were constructed with specially-

shaped or placed masonry units; these features should

be replicated as part of the rehabilitation.

Parapet Walls and Other Roof Elements

Masonry is labor intensive and requires frequent

upkeep. Masonry at the parapet walls carry added

importance, as they prevent water inﬁltration where the

roof meets the facade.

For more cost-eective and longer-lasting

rehabilitation, NYCHA has moved away from repairing

or replacing masonry parapet walls where possible and

now installs easy-to-maintain metal rails during roof

rehabs (see photo and Oce of Design sample detail).

NYCHA has worked closely with NYC DOB to

identify appropriate treatments for removal and

reduction of rooftop structures, such as long-dormant

smoke rooms and a height reduction of what used to be

incinerator stacks. These ﬂues now generally serve as

trash chutes that connect to garbage compactors.

! Department of Buildings Building Facade Safety Program / Local Law 11

2.1 Facades

Brick-matching mock up

Rehabilitated parapet walls

Sample detail for rehabilitated parapet wall

1. Cavity construction at panel to prevent water from entering and thermal

binder at spandrel beam

2. Built up insulation to meet current energy code requirements

3. Railing post connected to roof slab via a warrantable rooﬁng penetration

4. Scupper to prevent water accumulation in case of primary drain clog

Photo: Nelligan White Architects

2 BUILDING EXTERIORS 2.2 17

Window Types

The Oce of Design recommends:

— Living rooms and bedrooms: sliding and casement

windows

— Kitchens and bathrooms: casement windows

— Bathrooms where window is located at shower or

tub: double-hung windows

The color of windows, doors, and louvers located on

lower ﬂoors must match the color of the existing

lower-ﬂoor windows, doors, and louvers.

Energy Performance

NYCHA uses thermally broken aluminum frames. The

Oce of Design recommends baked enamel over an

anodized aluminum ﬁnish. Glazing must meet NYC

Energy Conservation Code and the NYC Overlay.

Low-emissivity coatings or ﬁlms must be used to

improve solar and thermal performance without

compromising the amount of visible light transmitted.

! 2015 Enterprise Green Communities Criteria: 5.1c & 5.1d

Window-Mounted Air Conditioners (ACs)

NYCHA receives numerous citations for improper

window AC installations, which causes tremendous

ﬁnancial waste and organizational ineciency. Recently,

the Oce of Design developed a pilot design for a

thermally-broken window AC partition that makes

installation and removal easy and code-compliant (see

photo above). For buildings with through-wall AC

sleeves, rehabilitation should ensure the sleeves are

airsealed.

! For further guidelines on cooling service, see 4.1

Other Regulations

Integral sash stops are required to prevent children from

falling out (see photo above). Window operating forces,

heights, and other accessibility factors must comply

with Federal, State, and City codes.

! NYC Health Code

2.2 Windows

A mock up for pilot window frame design with integrated AC partition

Detail view of integral sash

2 BUILDING EXTERIORS 2.3 18

The majority of NYCHA buildings have low-slope roofs,

many of which were originally designed as "no-slope"

coal-tar roofs. The original rooﬁng system had few roof

drains and often allowed standing water to accumulate.

The Oce of Design recommends three rooﬁng

systems for rehabilitation of existing low-slope roofs:

1. Cold ﬂuid applied reinforced rooﬁng system:

No-slope with drainage enhancers.

2. Three-ply built-up roof with SBS cap sheet: Low-

slope with tapered insulation.

3. Spray polyurethane foam with top coat.

Designers should choose from above listed systems

based on site conditions and budget. Before selecting a

rooﬁng system, analyze existing conditions, including

number of roof drains, conﬁguration of bulkhead doors,

building edge condition, energy code requirements, and

construction schedule. The roof coating must be

ENERGY STAR certiﬁed.

! 2015 Enterprise Green Communities Criteria: Chapter 6

! See NextGeneration NYCHA Sustainability Agenda Strategy S1 & S8

2.3 Roofs

Roof insulation installation

Photo Tom Sahagian

Railing installation detail

Completed roof rehabilitation.

2 BUILDING EXTERIORS 19

NYCHA’s aging building envelopes lack insulation, and

many facades suer from signiﬁcant deterioration of the

masonry mortar or even of bricks themselves. The need

to reduce heat loss through these building envelopes

will accelerate as NYC’s 80 x 50 eorts move forward.

NYCHA has been improving standards and

speciﬁcations of building envelope elements over many

years, exploring solutions in improved windows, design

strategies to eliminate air inﬁltration through ACs,

increasing R-value of roof assemblies, and in exterior

insulation.

Windows

As seen in a pilot window design discussed in 2.2

Windows (page 17), NYCHA has been improving

standards and speciﬁcations of windows. In recent

decades, this work focused on switching from single-

pane double-hung windows with thermally-unbroken

metal frames to double-glazed sliding windows with

thermally-broken aluminum frames. NYCHA continues

to experiment with improved window designs that are

user-friendly and low-maintenance, and discourage

potential Local Law 11 violations (e.g. improperly

installed window AC units).

Window frames made from structurally improved

ﬁberglass or uPVC, a more robust form of vinyl, typically

outperform aluminum frames in terms of energy and

tenant comfort. Casement and awning-type windows are

far easier to operate than sliders and double-hungs, and

better at keeping out cold drafts. The challenge for the

future is to ﬁnd a window with all these superior

characteristics that is price-competitive, structurally

acceptable for use in high-rises, resistant to solar

degradation, and easily adapted for insect screens and

child guards. NYCHA is currently reviewing several

options in this regard and is committed to improving

this most critical building envelope component.

Exterior Insulation

NYCHA is considering retroﬁtting building envelopes

with durable exterior insulation, as this can reduce heat

loss through building envelopes and future needs for

masonry rehabilitation. The potential payo of exterior

insulation cladding is high—a mere 4 inches of rigid

insulation would reduce the conductive heat load of the

wall area, excluding the windows, by approximately

80%.

But there remain complex technical and ﬁnancial

challenges to the scale of improvements needed to

preserve these buildings in a changing climate.

Beginning in 2017, NYCHA will work closely with

the New York State Energy Research and Development

Authority (NYSERDA) on RetroﬁtNY, a State initiative

to create a self-sustaining marketplace for deep-energy

retroﬁts in occupied multifamily buildings in New York.

Through RetroﬁtNY, NYSERDA will seek to develop

simpliﬁed, scalable solutions for conducting deep energy

retroﬁts that could reduce energy consumption in

multifamily buildings by 70%, as well as ﬁnancing

mechanisms and new business models to foster deep

energy retroﬁts in New York State’s aordable

multifamily building market. A truly cost-eective,

replicable solution would transform NYCHA’s envelope-

focused capital program, which constitutes 60% of

construction expenditures. If successful, RetroﬁtNY

would enable NYCHA to greatly improve envelope

performance for the same cost as our current conventional

building envelope projects.

High-performance Building Envelopes

uPVC casement windows tested and used in a supportive housing in Madison, WI

Photo: Heartland Housing

What Lies Ahead: High-performance Building Envelopes

Example of precast concrete panels with brick veneer installation.

Photo: Blue Sea Development

3 BUILDING INTERIORS 20

Improved Kitchens and Bathrooms

Decades-old standards ensured durability and compliance with HUD

regulations, but they often made NYCHA homes look institutional and

outdated. The Oce of Design has adopted new kitchen and bathroom

standards that continue to ensure durability and cost-eectiveness while

also enhancing comfort and aesthetics.

Healthy Homes

NYCHA is strongly committed to improving indoor air quality and providing

healthy and sustainable apartments free of mold, pests, and asthma-

triggering materials.

Project Planning

Interior renovations are typically planned for a large number of apartments

in a development at once, often as part of an even larger upgrade that

includes building systems nearing the ends of their useful lives. The Oce

of Design has found that the key to success in these projects is to take a

collaborative approach and engage resident associations, property

managers, and operations sta early in the design process to help identify

priorities and solutions.

3 BUILDING INTERIORS

3 BUILDING INTERIORS 213.1–3.4

3.3 Water Conservation

Entrances

Entrances should be accessible and include canopies,

security lighting, and address signage wherever possible.

Entry doors should be made of durable and vandal-

resistant materials such as stainless steel or hollow

metal, and be thermally broken. Provide key fobs as

required by NYCHA security policy.

! NYCHA Security Department Guidelines

Lobbies

Lobbies should be accessible and include a vestibule,

unless a vestibule would drastically impair sight-lines

necessary for security.

First-ﬂoor lobby materials must be appropriate for

heavy foot trac—NYCHA prefers terrazzo and quarry

tiles. Resilient ﬂooring tiles are acceptable for hallways

and upper ﬂoor lobbies.

! See Chapter 6 for further guidelines on accessibility

All NYCHA buildings must now use low- or no-volatile

organic compound (VOC) caulks, paints, primers,

coatings, and adhesives as deﬁned by SCAQMD Rules

1113 and 1168. New materials standards include

composite wood products that emit little or no

formaldehyde per the requirements of California 93120

Phase 2.

Use non-vinyl, non-carpet ﬂoor coverings

throughout a building. Identify lead hazards and abate

according to EPA and HUD guidelines.

The NYC Overlay requires durable, cleanable

surfaces in bathrooms and kitchens to help with pest

management.

! 2015 Enterprise Green Communities Criteria: 6.1, 6.2, 6.7a, 6.7b, 7.15

NYCHA has committed to support the City goal of

reducing water demand 5% by 2020. Water-conserving

standards match citywide standards for ﬁxtures in

aordable housing:

Toilets must also have a MaP rating of 1000. Designers

are encouraged to specify toilets with overﬂow

protection.

! 2015 Enterprise Green Communities Criteria: 4.1, 4.2, 4.3

! See NextGeneration NYCHA Sustainability Agenda Strategy S3 & S5

NYCHA’s operations and maintenance practices a

comprehensive pest management program. To support

this eort, design for easy inspection of all pest-prone

areas by NYCHA operation and maintenance sta. In

addition, specify the following:

— Seal all wall, ﬂoor and joint penetrations with

low-VOC caulk or other non-toxic methods

(window screens, door sweeps, metal plates).

— Install rodent- and corrosion-proof material (i.e.,

copper or stainless-steel mesh or rigid metal cloth)

for openings large than ¼ inch.

— Seal entry points under kitchen and bathroom sinks.

These items will provide the added beneﬁt of sealing air

leaks (see pages 23 and 25), and will save energy and

increase tenant comfort.

! 2015 Enterprise Green Communities Criteria: 7.10

3.1 Entrances & Lobbies

3.2 Apartment Interiors 3.4 Integrated Pest

Management (IPM)

Fixture* Flow Rate

Toilet 1.28 gpf

Showerhead 1.5 gpm

Kitchen Faucet 1.5 gpm

Lavatory Faucet 1.0 gpm or less

*All WaterSense-rated except kitchen faucet

3 BUILDING INTERIORS 22

Cabinetry

Provide 12-inch (D) x 42-inch (H) wall cabinets; the

countertop must measure 4 feet above the ﬂoor. Install

ﬂoor cabinets with a 24-inch (D) base; the top of counter

must measure 34 inches above the ﬁnished ﬂoor. For

durability, use solid hardwood face frame, 5-ply side

panels, 7-ply doors, and 170 degree (minimum) hinges.

Provide cabinet spaces for standard refrigerator and

microwave. When the kitchen size allows, provide a

pantry closet.

! HUD Minimum Property Standards

Countertops

Provide as much counter space as possible. Countertops

shall be ¾-inch exterior-grade plywood covered with

plastic laminate with integral 4-inch backsplash.

Sinks

Provide 18-gauge stainless steel, three-hole, single or

double bowl sinks. Provide single-lever faucet with

threaded inlet shanks, fastened for durability.

Appliances

All appliances must be ENERGY STAR certiﬁed (where

applicable). Provide a top-freezer refrigerator and a

30-inch-wide gas range with a non-vented range hood.

! 2015 Enterprise Green Communities Criteria: 5.4

Accessibility & Durability

NYCHA kitchens must be designed to comply with ADA

adaptability standards. The cabinets described above

must allow relatively easy removal of components below

the countertop for accessibility. Fixtures must comply

with UFAS and ADA standards, and with durability

standards set by the Severe Use requirements in the

HUD Minimum Property Standards (see illustrations

next page).

! See Chapter 6 for further guideline on accessibility and VCA

! HUD Minimum Property Standards

Ventilation

Kitchenettes (less than 80 square feet) must be provided

with natural ventilation unless in accordance with the

New York City Mechanical Code.

Install one hard-wired smoke detector CO alarm

with battery backup for each sleeping zone.

! 2015 Enterprise Green Communities Criteria : 7.1, 7.3

! See 4.1 for further discussion of ventilation

! NYC Building Code

3.5

Old kitchen design New kitchen design

Unsafe

Lack of counter space

More cabinet space

More counter space

Healthier material

Space for microwave

3.5 Kitchen Standards

3 BUILDING INTERIORS 233.5

Wall cabinet for microwave saves

counter space.

Cabinets should consist of 5-ply

side panels with solid hard wood

face frame and 7-ply wood doors.

Use minimum 170 degree hinges.

All appliances provided are

ENERGY STAR Certiﬁed

Floor and wall ﬁnish must use low-

or no-volatile organic compound

(VOC) caulks, paints, primers,

coatings, and adhesives.

ADA adaptable kitchens

1. Floor cabinets can be made ADA

compliant by removing the face

frame and doors.

2. Use ADA compliant under sink

protector.

Integrated pest management sealing

key points

Seal all wall, ﬂoor, joint penetrations, heating pipe

penetrations, etc. with low-VOC caulking or other

appropriate nontoxic sealing methods to prevent pest

entry.

1. Top and bottom plates

2. Electrical penetrations

3. Back of cabinetry

4. Plumbing penetrations in common wall

Taller wall cabinets provide more

storage.

New features:

For durability:

Sustainability standards:

For cabinets use wood products

that emit little or no formaldehyde.

Provide 4" Integral backsplash

Kitchen faucet water

conservation standard: 1.5 gpm

28"

12”

24”

42"

48"

34"

29"

40"

3 BUILDING INTERIORS 3.6 24

Floors & Walls

Floor should be tiled with a 6-inch ceramic base. Use

cement board, ﬁber cement board or the equivalent per

ASTM #D3273 for all wet wall backing.

! 2015 Enterprise Green Communities Criteria: Chapter 6, especially

6.1, 6.2, 6.7a, 6.8, 6.9, 6.10

Bathtubs

Provide standard cast-iron enamel bathtub with a push

pop-up drain stopper with overﬂow and water-saving

showerhead. Walls must be ﬁtted with a ﬁberglass tub

surround. If a tub surround is installed at a window, use

3- to 5-piece trim kit. Provide ﬁve grab bars total (see

diagram next page). Provide 20-gauge 304 polished

stainless steel curtain rod.

Bathroom Sinks

NYCHA typically used cast-iron, wall-mounted enamel

sinks in the past. While they are durable, repairing them

has been labor-intensive and costly. NYCHA now

requires ADA adaptable 20-inch (W) x 19-inch (D)

vitreous china sinks, which will help reduce long-term

maintenance cost and accessibility standards.

Toilets

Provide ﬂoor-mounted toilets a maximum of 27 inches

from the rear wall, with a 15-inch centerline from the

side wall (see diagram next page). Toilet may be rear-

discharge if a new wastepipe is provided.

Accessories

Above sink, provide a soap dish and toothbrush holder

and a 28-inch (H) x 18-inch (W) surface-mounted

medicine cabinet with mirror and LED light ﬁxture.

Provide GFI outlet. Provide toilet paper holder and

towel rod.

Accessibility & Durability

NYCHA bathrooms must be designed with accessibility

in mind. Because the size of NYCHA bathrooms poses a

challenge to meet all ADA requirements, designers are

encouraged to include accessibility features as guided by

VCA. Specify ﬁxtures that comply with UFAS and ADA

standards (key ﬁxture installation guidelines are

illustrated on the next page).

! Chapter 6 for further guidelines on accessibility and VCA

3.6 Bathroom Standards

Larger cabinet

More grab bars

Contemporary sink design

Old bathroom design New bathroom design

3 BUILDING INTERIORS 3.6 25

Bigger medicine cabinets with

wall-mounted LED Light

Water conservation standard:

Toilet 1.28 gpf

Lavatory faucet: 1.0 gpm or less

Shower head: 1.5 gpm

Increased number of grab bars

for safety

Vitreous china sinks reduce

long-term maintenance cost.

Better walls and ﬂoor materials

protect against water damage

and mold.

Solid tub and wall surrounds

and larger base tiles are more

durable and help better prevent

water damage.

New features:

Sustainability standards:

34”

40”

17”

27”

18”

ADA compliant bathrooms:

1. Use ADA compliant pedestal sink.

Note installation height of sink and

medicine cabinet.

2. 18” centerline installation for

toilets

Integrated pest management sealing

key points:

Seal all wall, ﬂoor, and joint penetrations with low-VOC

caulking or other appropriate nontoxic sealing methods

to prevent pest entry.

1. Plumbing penetrations

2. Top and bottom plates

3. Bathtub drain penetrations

4'10"

36”

20”

19”

15”

27”

17”

28”

18”

3 BUILDING INTERIORS 26Water Conservation

Water conservation translates into direct utility savings

for NYCHA and conserves New York City’s precious

natural resource. According to NYC Department of

Environmental Protection (DEP), residents of NYCHA

developments consume 38 million gallons of water daily,

accounting for 4% of the City’s overall water

consumption. Despite steady progress in adopting

water-conserving ﬁxtures, data from metered NYCHA

developments show that NYCHA consumption is some

30% higher than the citywide multifamily average. The

reasons for this higher consumption are not known with

certainty, but likely contributors are higher than

reported occupancy, undetected system-wide leaks, and

unmetered non-residential consumption. Better water

consumption management lessens the burden on

NYCHA’s operating budget and facilitates the demand

reductions necessary to successfully complete

infrastructure repairs on the Delaware Aqueduct (see

NYC's Water for the Future initiative. www.nyc.gov/

waterforthefuture).

To this end, NYCHA must ﬁrst better understand the

patterns of water consumption and identify

conservation opportunities. NYCHA has partnered with

DEP to conduct a consumption baseline study to

understand the end-uses of NYCHA’s water. The project

is supported by a Cleaner Greener Communities Grant

by NYSERDA, and will begin in July 2017. The study will

install ﬁxture-level monitors and supply-riser

submeters.

In addition to matching NYCHA’s water

conservation ﬁxture standards to the citywide

requirements for water conserving ﬁxtures in aordable

housing (described in 3.4 Water Conservation, page 21),

moving to ultra-high eciency toilets may be necessary

to balance higher than average occupancies in NYCHA

apartments. In parallel with the consumption baseline

study, NYCHA is testing ultra-high eciency toilets at

South Jamaica Houses, where 0.8 gpf single-ﬂush toilets

will replace 3 gpf toilets.

What Lies Ahead: Water Conservation

Wireless water leak detection meter installed on the ultra-high efﬁciency

toilets to monitor and collect water usage data.

Photo: H2O Degree

Old Standard

New NYCHA

Water Conservation

Standard

1.6

gpf

2.2

gpm

1.5

gpm

1.5

gpm

0.5

gpm

1.28

gpf

Toilet

Showerhead

Bathroom Faucet

4 MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS 27

4 MECHANICAL, ELECTRICAL

& PLUMBING SYSTEMS

The Keys to Resident Comfort and Operational Efﬁciency

The repair and replacement of mechanical, electrical, and plumbing (MEP)

equipment and systems constitutes one of NYCHA’s biggest challenges.

A typical NYCHA development employs a large central steam plant to

provide space heat and domestic hot water. These systems are relatively

inecient and are dicult to control.

NYCHA has installed and monitored alternative heating systems in pilot

projects. In some cases such systems might apply to a rehabilitation project,

because the energy savings can be substantial. The initial capital cost of

conversion from a central steam system to another system is usually the

main obstacle to implementation.

Because NYCHA is moving to become a center of innovation in all areas of

sustainable residential building systems, these pilot projects will increase in

scope and frequency in the near future. NYCHA is researching new

plumbing and electrical materials, new heating and control technologies,

and new ways to prevent ﬂooding and other storm damage. As NYCHA

learns more about these and other innovations they will be incorporated

into later versions of these Guidelines.

4 MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS 4.1 28

Mechanical rehabilitation work updates heating,

domestic hot water (DHW), and cooling and ventilation

systems.

Heating & Hot Water

In some cases it may be cost-eective to convert the

central steam system to distributed condensing boilers

and hydronic convectors.

NYCHA recently began to install instantaneous

steam-to-DHW systems, but more ecient systems are

available. Thus, where cost-eective, convert steam-to-

DHW converters in each building to a gas-ﬁred

condensing boiler and storage tank.

At developments where the existing heating system

is hydronic, any new system should have the following

features:

— Low water content boiler with sealed combustion

air intake and ﬂue

— VFDs on heating hot water (HHW) pumps

— Hydraulic coupler on HHW pipe system

— Indirect-ﬁred DHW with storage

— Outdoor reset boiler control

— Fuel oil tanks

NYCHA discourages the use of mixing valves for DHW,

but if one is necessary for a particular project it should

be motorized and electronically-controlled.

New heating and cooling equipment must be sized

using ACCA Manuals J and S or ASHRAE handbooks.

New DHW systems shall be sized on the basis of

ASHRAE guidelines and/or metered data from the

system to be replaced.

Design and install heating and DHW systems so that, in

case of emergency, their operation will not be grossly

aected. Locate heat and DHW equipment above ﬂood

elevation.

! NextGeneration NYCHA Sustainability Agenda Strategy S4

! 2015 Enterprise Green Communities Criteria: 5.8a

! NYSED Fuel Tank Projects Project Management Process

! What Lies Ahead: Condensing Domestic Hot Water (DHW) Systems

Cooling

Cooling is provided by resident-owned window AC

units. If a building’s windows are to be rehabbed,

include the NYCHA-recommended partition (as noted

in 2.2) and provide conveniently-located dedicated wall

outlets, per the NYC Electrical Code.

Ventilation

Properly-sized and -balanced exhaust fans remove

moisture-laden air, lowering the potential for mold

growth and odor accumulation.

In-apartment ventilation must meet ASHRAE 62.2

standards. Existing belt-driven rooftop fans should be

replaced whenever possible with fans that use direct-

drive motors (ECM motors for 300 to 2,000 cfm) and

variable-speed control. Fan replacement should be

concurrent with a clean-seal-and-balance scope of work

on the ductwork, using techniques for sealing

(aerosolized mastic, spot-spray mastic) ducts and

balancing at each register (Constant Airﬂow Regulators,

customized oriﬁce plate) appropriate to the original

construction materials. Whenever possible, modernizing

ventilation should include converting the exhaust

ventilation system to continuous whole-building

operation, with airﬂow rate calculated per the ASHRAE

62.2 standard. Where such conversion is impractical,

intermittent ventilation must be linked to occupancy

(e.g. light switch) and provide no less than 50 CFM or

per ASHRAE 62.2.

! 2015 Enterprise Green Communities Criteria : 7.1

4.1 Mechanical Systems

Typi cal l ow wa ter con tent b oile r Constant Airﬂow Regulators (CAR) automatically regulate airﬂows,

compensating for changes in duct pressure caused by stack effect, building

pressure, distance from fan, etc.

4 MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS 4.2 29

A typical NYCHA electrical system rehabilitation

includes updates of outlets, switch conﬁgurations,

lighting, ﬁre alarms, and security systems.

Design and install electrical systems so that, in case of

emergency, their operation will not be grossly aected.

Locate switchgear and main disconnect above ﬂood

elevation.

Designers are encouraged to provide emergency

power via an islandable photovoltaic system or a

permanent generator.

! 2015 Enterprise Green Communities Criteria : 5.8a, 5.8b

Exterior Lighting

Exterior lighting design should encourage street life and

integrate NYCHA grounds with the surrounding

community. Designers should limit the use of wall packs

ﬁxtures on residential buildings. Light ﬁxtures should

be as energy ecient as possible, promote ease of

maintenance, and reduce light pollution. NYCHA’s new

standards require LED lamps because of their energy

eciency and reduced maintenance cost (see table and

photo next page).

EGC requirements:

— Minimum 40 lumens per watt

— Recessed light ﬁxtures must be Insulation Contact

Air-Tight (ICAT) models with ENERGY STAR LED.

— Exterior lights ﬁxtures must be ENERGY STAR

LED, Dark-sky-friendly, and must include motion

sensor, integrated photovoltaic cell, photosensor,

and astronomic time clock control.

— Common-area lights must be LED and must include

occupancy sensor or bi-level control

! See also Section 1.3

! 2015 Enterprise Green Communities Criteria: 5.5

Security

NYCHA strategically installs CCTV cameras in public

areas to provide security. So-called NYPD “VIPER”

sites may require additional cameras to be installed

during a rehab project. In addition, NYCHA’s Layered

Access Control Program can provide further security

for storefronts and building entry doors for tenant

security. Components of the Layered Access Control

Program include electronic access with key tags (or

“key fobs”), a direct call intercom system, and new

door locks.

Apartments

Submetering of apartments will likely be necessary to

achieve NYCHA’s electricity-reduction goals (and the

City’s 80 x 50 goals). NYCHA now installs submeters as

part of substantial electrical system upgrades. As

NYCHA invests in energy conservation improvements, it

is moving towards platforms in which submetering will

not ﬁnancially burden residents.

! 2015 Enterprise Green Communities Criteria: 5.6

Fire Alarm & Safety

Provide ﬁre alarm system as required by NYC Building

code. All carbon monoxide and smoke detectors must

be hard-wired with battery back-up.

4.2 Electrical Systems

Before exterior lighting improvement

New exterior lighting helps connect NYCHA grounds with the surrounding

community.

4 MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS 30

It is of the utmost importance for safety and eciency

that designers survey and carefully analyze existing

conditions and all available as-built drawings.

A Subsurface Utility Engineering Study of Quality

Levels D through A may be required to map relevant

existing sub-grade infrastructure when underground

lines are to be replaced.

Domestic Water

Hot water lines must be insulated to comply with the

NYC Energy Code. Domestic water line chases must be

adequately protected to drain or otherwise capture

condensation from cold water lines.

Gas

Within dwelling units, gas piping must have threaded

connections and run outside of chases. When run within

concealed, inaccessible spaces, it should not have

ﬁttings, unions, bushings, compression couplings, or

swing joints. When installed in public corridors, the

piping shall comply with Fuel Gas Code and NYC

Building Code.

4.3

4.3 Plumbing Systems

Location Fixture Mount Light level*

Seating, play areas, and walkways Pedestrian post light 12-ft pole 1 fc

Parking, vehicular circulation, and

maintenace areas

Cobra head 18-ft poil & foundation with 4-ft to

6-ft extension arm

2 fc

Flood light 20-ft pole with either 4-ft to 6-ft ex-

tension arm or quadrubple to single

ﬁxture on top of pole

2 fc

Sports courts Cobra head 18-ft pole & foundation with 4-ft to

6-ft extension arm

10 fc from dusk to 10 pm then dim

to 1 fc

Building facades, entrances, and

means of egress

Wall pack with exposed conduit — 4 fc at 10 ft from entrance door

*Minimum footcandle (fc) requirement at sidewalk level

"Dark-sky friendly" pedestrian post light

Exterior lighting standards

4 MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS 31

Ninety-two% of NYCHA apartments are heated with

steam, produced in boiler plants that are virtually

identical (except in their fuel) to the plant installed at

the time of original construction. This early 20th-

century technology requires more energy to provide

comfortable temperatures and is much more dicult to

control than modern systems. At the same time, the

traditional NYCHA Domestic Hot Water (DHW)

generator consists of steam-to-DHW heat exchangers

located in each building, fed by the central steam

plant—a highly inecient strategy, especially in the

summer. While wholesale replacements of existing

systems would require much more capital than NYCHA

can access, there are many incremental improvements

that NYCHA has already begun to make to improve the

eciency and reliability of these antiquated systems. As

discussed in 4.1 Mechanical Systems, Heating and Hot

Water (page 28), NYCHA must strategically plan for

long-term adoption of new technologies as they mature.

Pilot projects and studies over many years at

NYCHA and beyond have found that modernizing

heating distribution control systems improves

performance dramatically. A typical NYCHA building

uses 50% more energy per square foot for heating than

the typical non-NYCHA New York City 2-pipe steam

building. Installing a single control upgrade—indoor

temperature feedback controls—eliminates that

performance disparity. In existing steam buildings,

simply replacing a boiler (or boiler plant) with like

technology yields no energy performance

improvements. Whether through indoor temperature

feedback controls for zone valves in campus heating

systems or through thermostatic radiator valves (TRVs),

eliminating overheating while ﬁxing heating

distribution failures lies at the center of NYCHA’s

strategy to improve heating system performance.

Since 2006, NYCHA has switched many DHW systems

to more ecient and reliable instantaneous hot-water

heaters; however, the inherent disadvantages of the

central plant, the steam itself, and the conversion losses

remain.

Whereas the overall eciency of the existing

approach is in the range of 40% to 60%, a system based

on low-water-content gas-ﬁred condensing boilers can

be as high as 90% to 95%. Where possible (e.g. in the

Oce of Recovery and Resilience and in the Energy

Performance Contracting program), NYCHA is

exploring conversion to stand-alone high-eciency

DHW boilers and co-generation systems, with the goal

of dramatically improving the eciency of DHW

generation, especially in the summer months.

Looking ahead to 2050, NYCHA must begin to

anticipate moving away from steam heat – it is simply

too inecient to achieve 80 x 50 goals. In the short

term, this means testing the “leap-frog” technologies

indicated by the technical studies conducted by the City,

such as air source heat pumps. In the medium term, it

may mean changing the boiler replacement protocol to

account for a 10–20 year investment horizon rather than

the 30–40 years used in the past by choosing to repair

and upgrade heating plants selectively rather than

performing comprehensive “wall-to-wall” replacements.

Because comprehensive replacements cost more,

revisiting the strategy for plant replacements will allow

more plants to be addressed. Reducing the scope and

cost of plant replacement will also make room to invest

in heating distribution repairs and modernization,

which are much more cost-ecient ways to reduce

energy use.

Heat and Hot Water Systems

What Lies Ahead: Heat and Hot Water Systems

Condensing gas boilers are much more energy efﬁcient than their steam and

hydronic counterparts. Installation at Hope Gardens.

Instantaneous hot water heater at Carver Houses

5 ELEVATORS 32

NYCHA buildings are served by more than 3,300 elevators.

Typical Rehabilitation Scope of Work — New Components

— Permanent-magnet A.C. gearless traction hoist machines and motors

— Cab enclosures including door operators and door zone locks

— Safety devices for unintended car movement and ascending car

overspeed protection

— Controllers, selectors, Variable Voltage Variable Frequency

Alternating Current (V.V.V.F. A.C.) motor drives, regeneration units,

and remote elevator monitoring systems

— Car and hall signal ﬁxtures—ADA-compliant car operating panel,

hall button ﬁxtures, digital position indicators in the car and at main

ﬂoor, in-car traveling lanterns, emergency communication device,

and phase I & II ﬁreﬁghter’s service

— LED lighting ﬁxtures in the cab, pit, top and bottom of car, and LED

bulbs/boards in the car and hall signal ﬁxtures

Elevator Machine Room Ventilation

Current standards require an intake louver and a thermostatically-

controlled exhaust fan with gravity damper sized for 45 air changes per

hour.

Accessibility & Safety

NYCHA follows the ADA accessibility requirements. Where elevator doors

are the manual swing type, convert them to the automatic side slide type.

When existing elevator shaft cannot be enlarged, and is too narrow for ADA

compliant cab and door size, accessibility requirements are guided by

Voluntary Compliance Agreement (VCA).

5 ELEVATORS

6 ACCESSIBILITY 33

NYCHA recognizes the challenges of improving accessibility where the

majority of buildings and grounds were designed and built long before

accessibility was a consideration, much less a legal requirement. Some

apartments are easier to modify than others, however, and NYCHA has now

identiﬁed them.

To ensure compliance with the accessibility requirements of Section 504 of

the Rehabilitation Act of 1973, NYCHA entered into a Voluntary Compliance

Agreement (VCA) with HUD.

NYCHA aims to modify 5% of its apartments to meet accessibility

requirements. UFAS governs accessibility modiﬁcations. Most NYCHA

apartment conversions will entail:

— Widening of interior doorways

— Fully-accessible bathrooms and kitchens (except where the structure

or dimensions of some bathrooms prevent conversion to full

accessibility)

— Adjustments such as lowering light switches, raising outlets and

installing audio-visual smoke and CO alarms

— Accessible routes to the converted apartments

The plan is also to modify, at selected sites, common areas and grounds such

as sports and play areas, to provide barrier-free routes and accessible site

amenities.

! Uniform Federal Accessibility Standards (UFAS)

! Voluntary Compliance Agreement (VCA) with the U.S. Department of Housing and Urban Development

(HUD) 2015 Enterprise Green Communities Criteria: 7.11b

6 ACCESSIBILITY

APPENDICES 34

Enterprise Green Communities

Criteria

This is a brief summary of the 2015 Enterprise Green

Communities Criteria (EGC) and Enterprise Green

Communities Criteria NYC Overlay (NYC Overlay)

items referenced in this document. It is for quick

reference only and is not a substitute for reading the

complete documents.

! Download EGC and NYC Overlay at

www.enterprisecommunity.org/green

Designers must follow all mandatory EGC requirements

that apply to a given rehab project and are encouraged

to follow "recommended" items as well.

The project architects, construction managers, and

general contractor should attend Green Communities

Healthy Homes training, a free two-hour, inter-

disciplinary seminar that focuses on topics like

Integrated Pest Management and Active Design. These

training sessions are conducted by the New York City

Department of Health and Mental Hygiene (DOHMH).

For NYCHA employees, a customized training program

may be available, conducted by NYCHA with DOHMH’s

support.

Deﬁnitions:

Substantial rehabilitation: A project that includes the

replacement and/or improvement of at least two major

systems of a building, including its envelope. Major

building systems include roof structures, wall or ﬂoor

structures, foundations, plumbing, heating and air

conditioning, and electrical systems. The building

envelope is deﬁned as the air barrier and thermal barrier

separating exterior from interior space.

Moderate rehabilitation: A project that does not fully

expose the structure and envelope of the building and/or

does not include replacement or improvement of two or

more major systems of the building, yet is still able to

comply with the energy performance requirements of

either Criterion 5.1c or 5.1d.

M=Mandatory

R=Recommended

3. Site Improvements

3.2 Erosion and Sedimentation Control

(Except for inﬁll sites with buildable area smaller

than one acre) - M

Implement EPA’s Best Management Practices for

Construction Site Stormwater Runo Control, or local

requirements, whichever is more stringent.

3.4 Landscaping - M

If providing new plantings, all should be native or

adapted to the region, appropriate to the site’s soil and

microclimate, and not an invasive species. Reseed or

xeriscape all disturbed areas. See “Resources” in the

EGC for databases of native and adapted plants.

3.6 Surface Stormwater Management - R

Retain, inﬁltrate and/or harvest the ﬁrst 1.0 inch of rain

that falls, or as calculated for a 24-hour period of a

one-year storm event, so that no stormwater is

discharged to drains/inlets. For both options,

permanently label all storm drains and inlets.

3.7 Reducing Heat-Island Effect: Paving - R

Use light-colored, high-albedo materials and/or an

open-grid pavement, with a minimum solar reﬂectance

of 0.3, over at least 50% of the site’s hardscaped area.

4. Water Conservation

4.1 Water-Conserving Fixtures and 4.2 Advanced

Water Conservation - M

Install water-conserving ﬁxtures in all units and any

common facilities (see table on page 21 of this

document). For all dwelling units in buildings three

stories or fewer, the static service pressure must not

exceed 60 psi.

4.3 Leaks and Water Metering - M

Conduct pressure-loss tests and visual inspections to

determine if there are any leaks; ﬁx any leaks found; and

meter or submeter each dwelling unit with a technology

capable of tracking water use. Separately meter outdoor

water consumption. See NYC Overlay for detailed

requirements.

5. Energy Efﬁciency

5.1c Building Performance Standard (low-rise multi-

family) - M

For each dwelling unit, achieve a HERS Index score of

85 or less. Exception: Substantial rehabs of buildings

with walls made only of brick/masonry that are three

APPENDICES

APPENDICES 35

stories or fewer and built before 1980, as well as

moderate rehabs of buildings that are three stories or

fewer and built before 1980, are permitted instead to

achieve a HERS Index score of 100 or less for each

dwelling unit.

NYC Overlay:

Note that the NYSERDA Low Rise Residential New

Construction program is available for gut rehabilitations

and would satisfy the requirements of this criterion;

associated incentives may be available. For more

information, see www.nyserda.ny.gov/All-Programs/

Programs/Low-Rise-Residential. Certiﬁcation to any of

the programs referenced in Criterion 5.2 (including

Passive House Institute US) also satisfy this

requirement.

5.3 Sizing of Heating and Cooling Equipment - M

Size and select heating and cooling equipment in

accordance with the Air Conditioning Contractors of

America (ACCA) Manuals J and S or ASHRAE

handbooks. Since tenants provide their own air

conditioner, designers are recommended to provide

room by room cooling loads to guide tenants equipment

purchase.

5.4 ENERGY STAR Appliances - M

If providing appliances, install ENERGY STAR clothes

washers, dishwashers, and refrigerators.

If appliances will not be installed or replaced, specify

that, at the time of installation or replacement, ENERGY

STAR models must be used.

5.5 Lighting - M

Follow the guidance for high ecacy lighting controls

and other characteristics for all permanently installed

lighting ﬁxtures in project dwelling units, common

spaces and exterior.

5.6 Electricity Meter - M for Substantial Rehab, R for

Moderate Rehab

Install individual electric meters or submeters for all

dwelling units.

5.8a Resilient Energy Systems: Floodprooﬁng - R

Provide ﬂoodprooﬁng, including perimeter

ﬂoodprooﬁng (barriers/shields), of lower ﬂoors. Design

and install building systems so that the operation of

those systems will not be grossly aected in case of a

ﬂood.

5.8b Resilient Energy Systems: Islandable Power - R

Provide emergency power through an islandable

photovoltaic (PV) system or an ecient and portable

generator that will oer limited electricity for critical

circuits during power outages per one of the three

options listed. (Projects may earn points through

Criterion 5.7b or 5.8b, but not both.)

6. Materials

6.1 Low / No VOC Paints, Coatings and Primers - M

All interior paints and primers must have VOC levels, in

grams per liter, less than or equal to the thresholds

established by South Coast Air Quality Management

District (SCAQMD) Rule 1113.

6.2 Low / No VOC Adhesives and Sealants - M

All adhesives and sealants (including caulks) must have

VOC levels, in grams per liter, less than or equal to the

thresholds established by SCAQMD Rule 1168.

6.7a Environmentally Preferable Flooring - M

Do not install carpets in building entryways, laundry

rooms, bathrooms, kitchens/kitchenettes, utility rooms

or any rooms built on foundation slabs. Where installed,

all carpet products must meet the Carpet and Rug

Institute’s Green Label or Green Label Plus certiﬁcation

for carpet, pad and carpet adhesives. Any hard surface

ﬂooring must be either ceramic tile or solid unﬁnished

hardwood, or meet the Scientiﬁc Certiﬁcation System’s

FloorScore program criteria (including pre-ﬁnished

hardwood ﬂooring).

6.7b Environmentally Preferable Flooring: Through-

out Building - R

Use non-vinyl, non-carpet ﬂoor coverings throughout

each building in the project.

6.8 Mold Prevention: Surfaces - M

Use materials that have durable, cleanable surfaces

throughout bathrooms, kitchens and laundry rooms.

Materials installed in these rooms should not be prone

to deterioration due to moisture intrusion nor should

they encourage the growth of mold.

6.9 Mold Prevention: Tub and Shower Enclosures - M

Use moisture-resistant backing materials such as cement

board, ﬁber cement board or equivalent per ASTM

#D3273 behind tub/shower enclosures. Projects using a

one-piece ﬁberglass tub/shower enclosure are exempt

from this requirement.

APPENDICES 36

6.10 Asthmagen-Free materials - R

Do not install products that contain ingredients that are

known to cause or trigger asthma. Key products to avoid

are:

— Insulation: Do not use spray polyurethane foam

(SPF) or formaldehyde-containing ﬁberglass

batts.

— Flooring: Do not use ﬂexible vinyl (PVC) roll or

sheet ﬂooring or carpet-backed with vinyl with

phthalates. Do not use ﬂuid applied ﬁnish ﬂoors.

— Wall coverings: Do not use wallpaper made from

vinyl (PVC) with phthalates or site-applied

high-performance coatings that are epoxy or

polyurethane based.

— Composite wood: Use only Ultra Low Emiiting

Formaldehyde products for cabinetry, subﬂooring

and other interior composite wood uses.

6.11 Reduced Heat-Island Effect: Rooﬁng - M

Use an ENERGY STAR–certiﬁed rooﬁng product for

100% of the roof area OR install a “green” (vegetated)

roof for at least 50% of the roof area and ENERGY

STAR–certiﬁed rooﬁng product for the remainder of the

roof area.

6.12 Construction Waste Management - M

Commit to following a waste management plan that

reduces non-hazardous construction and demolition

waste through recycling, salvaging or diversion

strategies through one of three options (see the full

Criteria for details). Achieve optional points by going

above and beyond the requirement.

7. Healthy Living Environment

7.1 Ventilation - M

For each dwelling unit, in full accordance with ASHRAE

62.2-2010, install a local mechanical exhaust system in

each bathroom and a local mechanical exhaust system in

each kitchen. For each multifamily building of four

stories and more, in full accordance with ASHRAE

62.1-2010, install a mechanical ventilation system for all

hallways and common spaces.

For all project types, in addition to the above

requirements:

— All systems and associated ductwork must be

installed per manufacturer’s recommendations.

— All individual bathroom fans must be ENERGY

STAR labeled, wired to turn on with the light

switch, and equipped with a humidistat sensor,

timer or other control (e.g., occupancy sensor, delay

o switch, ventilation controller).

— If using central ventilation systems with rooftop

fans, each rooftop fan must be direct-drive and

variable-speed with speed controller mounted near

the fan. Fans with design CFM 300-2000 must also

have an ECM motor.

NYC Overlay:

Constant Airﬂow Regulators are recommended. All

substantial rehab projects with existing central exhaust

ventilation systems are required to specify duct cleaning

and sealing, airﬂow balancing, and right-sizing roof-top

fans. All moderate rehab projects with existing central

exhaust ventilation systems are required to calculate the

cost/beneﬁt of cleaning, sealing, balancing, and fan

right-sizing. We strongly recommend that project teams

incorporate performance-based ventilation

speciﬁcations in their construction documents.

Additional reference for ventilation retroﬁt: https://

buildingscience.com/documents/bareports/ba-1209-

multifamily-ventilation-retroﬁt-strategies/view

7.3 Combustion Equipment - M

For new construction and rehab projects, specify

power-vented or direct vent equipment when installing

any new combustion appliance for space or water

heating that will be located within the conditioned

space.

In substantial and moderate rehabs, if there is any

combustion equipment located within the conditioned

space for space or water heating that is not power-

vented or direct vented and that is not scheduled for

replacement, conduct initial combustion safety testing

per RESNET or BPI guidelines. Install one hard-wired

carbon monoxide (CO) alarm with battery backup

function for each sleeping zone, placed per National Fire

Protection Association (NFPA) 720.

7.6 Water Drainage - M

Provide drainage of water away from walls, windows

and roofs (see the full Criteria for the list of techniques).

7.10 Integrated Pest Management - M

Seal all wall, ﬂoor, and joint penetrations with low-VOC

caulking or other appropriate nontoxic sealing methods

to prevent pest entry.

7.11b Beyond ADA: Universal Design - R

Design a minimum of 10% of the dwelling units (one, at

minimum) in accordance with ICC / ANSI A117.1, Type

A, Fully Accessible guidelines. Design the remainder of

the ground-ﬂoor units and elevator-reachable

units with accessible unit entrances designed to

accommodate people who use a wheelchair.

APPENDICES 37

7.14 Interior and Outdoor Activity Spaces for

Children and Adults - R

Provide an on-site dedicated recreation space with

exercise or play opportunities for adults and/or children

that is open and accessible to all residents.

7.15 Reduce Lead Hazards in Pre-1978 Buildings- M

for Substantial Rehab

Conduct lead risk assessment or inspection to identify

lead hazards, then control for these per EPA or state/

local laws and requirements.

7.16 Smoke-Free Building - R

Implement and enforce a no-smoking policy in all

common and individual living areas, and within a

25-foot perimeter around the exterior of all residential

projects.

NYC Overlay:

It is strongly recommended that all projects consider

implementing a smoke-free building policy. For

guidance, please see “Resources” in the full 2015

Criteria, which includes the New York City Department

of Health’s Smoke-Free Housing Resources.

APPENDICES 38

Agency Regulation

NYC Department of Buildings (DOB) Building Code

Fuel Gas Code

Mechanical Code

Electrical Code

Energy Code

Local Law 11

NYC Department of Sanitation (DSNY) Rules and Regulation (exterior compactor area)

NYC Department of Transportation (DOT) Standard details of construction (parking)

NYC Department of Health and Mental Hygiene (DOHMH) Health Code

NYC Department of City Planning (DCP) Zoning Resolution

New York City Department of Environmental Protection (DEP) Asbestos Control Program Asbestos Rules and Regulations

NYC Oce of Management and Budget Directive 10 - Charges to the Capital Projects Fund

NYCHA NYC Overlay to the Enterprise Green Communities Criteria

New York State Multiple Dwelling Law

NYSED Fuel Tank Projects Project Management Process

State Historic Preservation Oce (SHPO) New York State Historic

Preservation Act

United States Department of Housing and Urban Development (HUD) Section 504 of Rehabilitation Act of 1973

Uniform Federal Accessibility Standards (UFAS)

Americans with Disabilities Act Accessibility Guidelines (ADAAG)

Minimum Property Standards (HUD Severe Use Speciﬁcations)

Others American Society for Testing and Materials (Playgrounds)

Applicable Regulations Summary All design documents must fully comply with the latest

versions of applicable laws, including, but not limited to

those summarized below:

APPENDICES 39

Developments with SHPO

Review Process Requirement

National Register

Eligible

Entire Complex

National Register

Eligible

National Register

listed

Brooklyn Albany I and II •

Bayview Houses

•

Boulevard Houses

•

Brownsville Houses

•

Ingersoll Houses

•

Marcus Garvey Group A

•

Marlboro Houses

•

Pennsylvania Ave-Wortman Ave

•

Red Hook Houses

•

Whitman Houses

•

Williamsburg Houses

•

Bronx Boston Road Plaza •

Bronx River Houses

•

Clason Point Gardens

•

Davidson Houses

•

Eastchester Gardens

•

Gun Hill Houses

•

Sedgwick Houses

•

Twin Parks West (Sites I and II)

•

Manhattan Amsterdam Houses •

Baruch Houses

•

Carver Houses

•

Douglas Rehabs (241 West 101st St, 229 and 251 West

103rd St, 244 West 104th St)

•

East River Houses

•

First Houses

•

Harlem River Houses

•

Jacob Riis I and II

•

King Towers

•

Randolph Houses

•

Smith Houses

•

Taft Rehabs

•

Vladeck Houses and Vladeck II

•

Wise Rehab (54 West 94th St)

•

W.S.U.R.A. Brownstones (47 West 89th St, 15 and 38 West

90th St, 22 and 64 West 91st St)

Queens Forest Hills Co-Op •

Queensbridge

•

South Jamaica I

•

Staten Island Berry Houses •

Some NYCHA exterior rehabilitation work that require

review and approval by the New York State Historic

Preservation Oce (SHPO). NYCHA works closely with

SHPO to identify developments where preservation

review process is required. Below is the current list of

these developments. (November 2016)

ABBREVIATIONS 40

ACCA Association of Chartered Certiﬁed Accountants

ADA Americans with Disabilities Act

ADAAG Americans with Disabilities Act Accessibility Guidelines

AFCI Arc Fault Circuit Interrupter

ASHRAE American Society of Heating, Refrigerating and Air-Conditioning Engineers

CPSC US Consumer Product Safety Commission

DFCI Dual Function Circuit Interrupter

DHW Domestic Hot Water

EGC Enterprise Green Communities Criteria

EPA US Environmental Protection Agency

EPC Energy Performance Contract

FGC Fuel Gas Code

HERS Home Energy Rating System

HUD US Department of Housing and Urban Development

MEP Mechanical, Electrical & Plumbing

NYC DEP NYC Department of Environmental Protection

NYC DOB NYC Department of Buildings

NYC OVERLAY NYC Overlay to the Enterprise Green Communities Criteria

SCAQMD South Coast Air Quality Management District

SHPO NY State Historic Preservation Oce

UFAS Uniform Federal Accessibility Standards

VCA Voluntary Compliance Agreement

VOC Volatile Organic Compound

ABBREVIATIONS

ACKNOWLEDGMENTS 41

ACKNOWLEDGMENTS

Editors

Bruce Eisenberg

Tom Sahagian

Jae Shin

Contributors

NYCHA Capital Projects

Deborah Goddard, Executive Vice President

J. Steven Lovci, AIA Senior Advisor to EVP

NYCHA Ofﬁce of Design

Scott Groom, AIA, Director

Bruce Eisenberg, AIA, LEED AP, Deputy Director

Rudolf David, P.E., LEED AP BD+C, Deputy Director

Sueyan Lee Kim, RA, Managing Architect

Oliver Osterwind, P.E., Managing Structural Engineer

Daniel Michaels, Manager, Elevator Projects

Simone Bridgeforth, Architectural Designer

Raymond Carrasquillo, Section 504 Coordinator

Enrique Castro, Construction Project Manager

Yidian Liu, Design Excellence Intern (Syracuse Univ.)

Keith Marshall, RLA, Landscape Architect

Mmdoh Megale, P.E., Mechanical Engineer

Jerey Ornstein, LEED AP BD+C, Assc. Proj Manager

Maya Perelman, Design Engineer, Plumbing (former)

Mary E Rusz, AIA, Senior Architect & Urban Designer

Jae Shin, Enterprise Rose Architectural Fellow

George Soukas, RLA, Landscape Architect

NYCHA Energy & Sustainability

Bomee Jung, Vice President

Shibu Mammen, Director

Daphne Boret-Camguilhem, Senior Advisor

Lee Trotman, Program Manager, Green Infrastructure

Edwin Mendez, Analyst

Enterprise Community Partners

Michelle Mulcahy, Program Director, NY Chief of Sta

Krista Egger, Director of Initiatives

AIA NY Design for Aging Committee

Christine Hunter, AIA, Principal, Magnusson

Architecture and Planning, (Committee Co-Chair)

Nathan Jerry Maltz, AIA

Brian Pape, AIA

Damyanti Radheshwar, D. Radheshwar Architect

Gail Ressler, NCIDQ, Gail Ressler Interior Design

AIA NY Chapter Housing Committee

Peter Baﬁtis, AIA, RKTB Architects (Committee

Co-Chair)

Mark Ginsberg, FAIA, Partner Curtis + Ginsberg

James McCullar, FAIA, James McCullar Architecture

William Stein, FAIA, Principal, Dattner ArchitectsAIA

Special thanks to

Karina Totah, Senior Advisor to the Chair and VP for

Strategic Initiatives

Fund for Public Housing

Rasmia Kirmani-Frye, President

Valerie Rosenberg, Senior Manager, Policy and Planning

Design Excellence Collaborators

Andrew Bernheimer, Parsons the New School for Design

Lee Boyes, RA, NYC Department for the Aging

Domingo Gonzalez, Principal, Domingo Gonzalez Assoc.

David Leven, Parsons the New School for Design

James Lewis, Assoc Director, Heartland Housing/ERAF

Bruce Nelligan, AIA, LEED AP, Principal, NWA

Jerri Smith, LEED AP, Director, KPF

Claire Weisz, FAIA, Principal, WXY

Stephen Whitehouse, Principal, Starr Whitehouse

NYCHA Ofﬁce of Communication

Dana Longstreet, LSW, Deputy Director

Thomas Ngo, MPA, Digital Communications Manager

Crystal Walker, Deputy Press Secretary

NYCHA Ofﬁce of Recovery and Resiliency

Michele Moore, Director

Jessica Mauricio, Coordinator

NYCHA Ofﬁce of Public and Private Partnership

Andrea Mata, Senior Manager, Community Health Initiatives

NYCHA Design Guidelines Review and Workshop

Participants

Francisco Acevedo, Oce of Design

Javier Almodovar, Deputy Director, Operations

Adalberto Aquino, Deputy Director, Energy & Sustainability

Joshua Barnett, RA, Oce of Design

Sangjoon Bae, RA, Oce of Design

Victor Brenner, Deputy Director, Construction

42ACKNOWLEDGMENTS

Duravko Cebalo, RA, Oce of Design

Frank Celentano, Operations

Matthew Charney, Deputy Director, Real Estate

David Chew, Senior Deputy Director, Procurement

Michael Clandorf, Deputy Director, City Capital

Brian Clarke, Senior Vice President, Operations

Ronny Correa, Director, Quality Assurance

Gregory Cristadoro, Maintenance

Christopher D'Alimonte, Project Manager, Construction

Matt Dixon, Deputy Program Director, Construction

John Economos, Supervisor Painter, Maintenance

Angelena Edwards, Deputy Director, Construction

Alex Eskander, Oce of Design

Eliecer Guerrero, Oce of Design

Gary Guillaume, Deputy Director, Local Law 11

Michael Iezza, Deputy Director, Operations

Marvin Jean-Jacques, Project Manager, Resident Eng.

Hardair Jimenez, Project Manager, Local Law 11

Akinyemi Johnson, Project Manager, Construction

Sheila Kaufman, Senior Advisor, Operations

Tarek Khalil, Deputy Director, Construction

Robert Knapp, Director, Operations

Paul Lombardi, Project Manager, City Capital

Terry Mack-Hunter, Project Manager, Construction

Robert Mertz, RA, Oce of Design

Richard Miller, Project Manager, City Capital

Daniel Osgood, Supervisor Plumber, Maintenance

William Perkins, Project Manager, City Capital

Kumardat Persaud, Supervisor Electrician, Maintenance

Francis Redhead, Energy & Sustainability

Shireen Riazi Kermani, Senior Advisor to General Manager

Martin Richichi, Supervisor Plumber, Maintenance

Lisa Roberts, AICP, Senior Advisor, Construction

Basem Salama, Oce of Design

Lee Solomon, AIA, Deputy Director, Capital Planning

Raymond Stefanowicz, VP, Capital Planning and Design

Sabrina Steverson, Procurements

Farhan Syed, Vice President, Construction

Vincent Testaccio, Supervisor Carpenter, Maintenance

Denise Torres, Tech Resource Advisor, Maintenance

Daniel Townsend, Analyst, External Aairs

Marcia, Turner, Oce of Design

Mukesh Vyas, Deputy Director, Construction

Kristine Wolf, RA, Oce of Design

Patricia Zander, Director, Construction

Additional thanks to

Rick Bell, FAIA, Executive Director NYC DDC

Adria Crutchﬁeld, Senior Advisor to EVP for Capital

Projects, NYCHA (former)

Karen Kubey, housing consultant

Deborah Nagin, Director of Healthy Homes, DOHMH

Amy Sananman, Exec Dir, Mayor's Action Plan, MOCJ

Ludin Santa, Oce of Design

Sabrina Wallington, Oce of Design

Oce of Design Interns: Carme Azor, Wing Tak Kong

& Wing Tang,

Valerie Amore, EDF Climate Corps Fellow, Energy &

Sustainability

Chloe Arnow, Enterprise Community Partners

Elizabeth Ginsberg, Enterprise Community Partners

Zunilda Llano, CSA Group

Stephanie Greenwood, Damon Rich, and Sam Stark for

additional reviews and editorial advice

Enterprise Rose Architectural Fellowship

Special thanks to the Fund for Public Housing,

Deutsche Bank, and Enterprise Community Partners

for their support and partnership in NYCHA’s Design

Excellence Initiative, and to Morgan Stanley and

Citi Foundation for their support of Enterprise’s

Public Housing work, including the Enterprise Rose

Architectural Fellowship.