HPD Design Guidelines for New Construction

HPD DESIGN HPD DESIGN

GUIDELINESGUIDELINES

forfor

NEW CONSTRUCTIONNEW CONSTRUCTION

Version 2.01

The New York City Department of Housing Preservation and Development (HPD) does not guarantee,

warrant, or make representations that the information in this document is complete, accurate, or

current. HPD assumes no responsibility for the application of the material or information contained

herein nor for any error, omissions, or other discrepancies. Nothing in the document is intended to

create nor does it create any enforceable rights, remedies, entitlements, or obligations. HPD reserves

the right to change or suspend any or all parts of this document without notice. The designer of

record is responsible to ensure a project is designed in a manner to comply with the applicable

laws, regulations, codes, and design standards including, but not limited to, those related to non-

discrimination.

The illustrations included within the

HPD Design Guidelines for New Construction

are intended merely

to assist in navigating the various requirements and design standards; to aid staff during the plan

review for projects participating in HPD programs and activities; and to add clarity and transparency to

designers responding to HPD’s Design Review comments. This document is not meant to offer a design

template, but rather to document and illustrate some of the design controls and potential outcomes.

Disclaimer

This document is issued by the New York City Department of Housing Preservation and Development

(HPD), also referred to in this document as “the Agency” and was developed within the HPD Office

of Development’s Division of Building and Land Development Services (BLDS). This document, the

HPD Design Guidelines for New Construction

(“the

Guidelines”

) supersedes both the

HPD Design

Guidelines for New Construction and Senior Housing

issued May 2016 and the

HPD Design Guidelines

for Supportive Housing

issued February 2012.

This update not only consolidates previous guidelines, it also describes HPD BLDS procedures, reflects

HPD Program requirements, and clarifies elements of the prior guidelines. Unlike previous guidelines,

this document is an incremental update designed to keep current with practice and external requirements.

This update to the

HPD Design Guidelines for New Construction

is the product of internal evaluations

and community feedback and would not have been possible without the help of numerous individuals

and organizations. In particular, HPD would like to thank the New York State Association for Affordable

Housing (NYSAFAH), the Supportive Housing Network of New York (SHNNY), Kinetic Communities

Consulting, Taitem Engineering, Steven Winter Associates, Ettinger Engineering, the Citizens Housing

and Planning Council (CHPC), the New York City Housing Development Corporation (HDC), the

American Institute of Architects (AIA) New York Chapter, and our key sister city agencies including

the Mayor’s Office of Climate and Environmental Justice (MOCEJ) and the Office of Management

and Budget’s Climate Programs and Policy Team (OMB) for their contributions to this document and

previous versions upon which it is based. Any errors or omissions are the sole responsibility of HPD.

Preface

Special ThanksSpecial Thanks

SECTION 1 / Introduction 4

SECTION 2 / Intention of the Design Guidelines 4

SECTION 3 / BLDS Design Consultation & Review 6

SECTION 1 / Core Sustainability Standards 11

SECTION 2 / Resiliency 12

SECTION 3 / Heating, Ventilation, and Air Conditioning 16

SECTION 4 / Energy Efficiency and Envelope 23

SECTION 5 / Health and Wellness 25

SECTION 6 / Accessibility and Age-Friendly Design 27

SECTION 7 / Broadband 29

SECTION 8 / Building Operations 31

SECTION 9 / Commercial & Retail Spaces 31

SECTION 1 / Site Planning 33

SECTION 2 / Building Exterior 33

SECTION 3 / Outdoor Spaces 34

SECTION 4 / Building Planning 35

SECTION 5 / Apartment Planning 39

SECTION 1 / Homeownership 62

SECTION 2 / 1-3 Family Homes 62

SECTION 3 / Supportive Housing 63

SECTION 4 / Senior Housing 64

SECTION 5 / Inclusionary Housing Program Requirements 66

SECTION 6 / Inclusionary Housing Design Requirements 67

Appendix 1 / HPD BLDS New Construction Design Consultation 72

Submission Checklist

Appendix 2 / HPD BLDS New Construction Design Review 74

Submission Checklist

Table of ContentsTable of Contents

GENERAL GENERAL

REQUIREMENTSREQUIREMENTS

INTRODUCTIONINTRODUCTIONDESIGN DESIGN

REQUIREMENTSREQUIREMENTS

CHAPTER 3CHAPTER 3CHAPTER 4CHAPTER 4CHAPTER 5CHAPTER 5 CHAPTER 2CHAPTER 2 CHAPTER 1CHAPTER 1

PROGRAM PROGRAM

REQUIREMENTSREQUIREMENTS

APPENDICESAPPENDICES

The New York City Department of Housing Preservation and Development (HPD) Office of

Development’s Division of Building and Land Development Services (BLDS) has issued

the

HPD Design Guidelines for New Construction

for HPD-assisted multifamily new

construction, supportive, and senior housing projects, and they may also be used to guide

the design of 1-3 family homes. Projects participating in the Inclusionary Housing incentive

programs (either MIH or VIH) that are not subsidized through any HPD Loan Programs shall

not be subject to the

Guidelines

, but are subject to HPD review of zoning and accessibility

requirements. Projects receiving 421-a tax credits only are not subject to HPD Design

Review. Design Review to ensure compliance with the requirements of the

Guidelines

is a

prerequisite to loan closing for any new construction projects developed under applicable

HPD loan programs.

HPD seeks to support projects that meet several core principles. Projects should: have a

strong relation to the neighborhood (urban design and building planning), meet the needs

of households and individuals (apartment planning and accessible design), promote greater

equitability and health outcomes, encourage active design, utilize sustainable or renewable

products and promote energy efficiency, and select sustainable features that can potentially

reduce operating costs.

The

HPD Design Guidelines for New Construction

establishes the design criteria by which

BLDS and others in HPD will evaluate proposed developments upon application to HPD for

financial assistance. The Guidelines represent an effort to meet housing demand, respond

to market changes, and contain costs, and are intended to apply to HPD-assisted housing

developments across a variety of conditions.

The Guidelines are a policy document intended to establish a minimum design standard that

may exceed what would otherwise be required. Pertinent laws, rules, regulations, and codes

take precedence over the Guidelines in event of a conflict. Furthermore, HPD recognizes

that the Guidelines cannot address all development scenarios. When unique or special

circumstances, extraordinary market conditions, or special community characteristics

necessitate deviation from any aspect of the Guidelines, the development team must consult

with the applicable loan program and notify BLDS, in writing, in advance of the first design

submission. Submissions must identify known areas of non-compliance and explain project

constraints and the rationale behind design decisions.

SECTION 1 / SECTION 1 / INTRODUCTIONINTRODUCTION

SECTION 2 / SECTION 2 / INTENTION OF THE DESIGN GUIDELINESINTENTION OF THE DESIGN GUIDELINES

The following chapters address a specific set of goals or standards that HPD has established

as a baseline for projects to meet. These are referred to as Requirements. Each section

also contains “Reach” criteria which all development teams are encouraged to meet, as they

represent best practices and set a precedent for future baseline standards. Note that certain

Requirements may be waived by HPD if they are demonstrated to be infeasible.

2.1 Requirement vs. Reach At a minimum, all projects must comply with the

requirements for their project type or Program. However, projects are encouraged to

explore the feasibility of the “Reach” goals, as they set a precedent for future Requirements:

Requirements are mandatory for all projects. In some cases, there are different

requirements for different Programs or unique populations.

Reach criteria are optional but represent best practices for the specific criteria area.

These criteria may become mandatory in the future. Projects may choose individual

Reach criteria or follow a Reach Third-Party Certification, which covers many criteria.

2.2 Design Waivers Certain deviations from the baseline requirements will be considered

via a Design Waiver Request if necessary to avoid costly structural changes or tenant

hardship or if they result in a superior design solution. Evaluations of waiver requests will

include the determinations of the appropriateness of the proposed alternative(s). Waiver

requests will be reviewed on a case-by-case basis and determinations will be based on the

degree of:

technical infeasibility

financial infeasibility - including cost-effectiveness, availability of incentives,

impacts on operating costs, or if criteria would cause project to be reclassified (e.g.

a Mod Rehab to a Sub Rehab where project cannot support the additional costs)

impact on the residents, including whether it would result in higher tenant-borne

utility costs or would require tenant relocation during construction that is not

otherwise required

inability of the system to comply with HPD’s Electric Heating Policies

All waiver requests must be submitted via the Design Waiver Request Form for review and

determination by HPD prior to Design Consultation.

Every time you see an

orange bubble, it will

signify that a Design

Waiver is available!

Design Waivers

must be approved by

HPD prior to Design

Consultation.

All drawings and documents submitted to BLDS by the development team must be submitted

digitally through eBLDS, which is the system for storing, coordinating, and transferring

these documents. eBLDS is a suite of tools comprising an internal user interface, database

(Sharepoint), email (Outlook), and third-party file transfer system. Internal digital reviews

are conducted using Bluebeam Revu software. An eBLDS ‘gatekeeper’ within BLDS monitors

the system and submissions.

All project intakes for BLDS Design Consultation and BLDS Design Review are initiated

through HPD Program. The eBLDS system automatically sends messages when the project

status changes; statuses include ‘Awaiting Electronic Submission’, ‘Pending Review’, ‘In

Review’, ‘Awaiting Resubmission’, and ‘Design Acceptance’, among others. The system

correspondence outlines next steps for the development team, including submission

requirements.

The first phase of design review for all HPD-funded projects is the Design Consultation,

a virtual meeting between HPD Program, BLDS, and members of the development team

(including but not limited to the architect, owner, and sponsor). Projects submitting for

Design Consultation should have sufficiently resolved designs (well into the design

development phase) that have been coordinated among trades (architectural, MEP,

structural, etc.) as necessary. In advance of submission, the development team must also

coordinate the Dwelling Unit count and distribution with HPD Program to ensure compliance

with Term Sheets. The Design Consultation will not be scheduled until all materials have

been received by HPD and the project moved to ‘Pending’ status. Upon receiving a complete

design submission, BLDS will begin to review the submitted materials and schedule a date

for the Design Consultation with the development team through the HPD Program project

manager. HPD will send an invitation to the virtual meeting.

At the Design Consultation, HPD will present its findings on matters relating to the design

and planning of the proposed development; including compliance with the HPD Design

Guidelines for New Construction, HPD sustainability and resiliency goals, opportunities for

cost containment, and program requirements. Design Consultations also provide guidance

to the development team regarding applicable laws, rules, codes, and regulations, including

the New York City Building Code, New York City Zoning Resolution, New York City Housing

Maintenance Code, New York State Multiple Dwelling Law, the Fair Housing Act, Section

504 of the Rehabilitation Act of 1973, and the Americans with Disabilities Act. The Design

Consultation is both an initial design review and an opportunity for the various entities

involved in an affordable housing development project to ensure that the priorities of the

project align with the goals of all involved.

BLDS will issue a Summary of comments outlining topics for coordination between the

development team and HPD Program and specifying necessary revisions to achieve Design

Acceptance.

SECTION 3 / SECTION 3 / BLDS DESIGN CONSULTATION & REVIEWBLDS DESIGN CONSULTATION & REVIEW

eBLDSeBLDS

DESIGN CONSULTATIONDESIGN CONSULTATION

Projects participating

in an Inclusionary

Housing program but

not otherwise funded

or assisted by HPD

are not required to

participate in the

Design Consultation

process

After the Design Consultation, the project will be identified for one of three review tracks:

Full Design Review, Targeted Design Review, or Expedited Design Review.

FULL DESIGN REVIEW

Projects identified for Full Design Review will receive a new project intake through eBLDS

for BLDS Design Review. After receipt of a complete design review package, BLDS will

review the material and provide comments similar in scope and form to the feedback from

a Design Consultation. Once the review is completed, it will be returned to the development

team through eBLDS, and must then be resubmitted for BLDS Design Review until it receives

a Design Acceptance.

Projects selected for Full Design Review are expected to achieve ‘Design Acceptance’ by

the third review. If a project exceeds three rounds, BLDS and/or HPD Program may call a

meeting to resolve outstanding issues. In some cases, such meetings may occur earlier in

the process to resolve persistent or complex issues in a project identified during the Design

Review process.

TARGETED DESIGN REVIEW

At the discretion of HPD/BLDS, a Targeted Design Review track may be available for projects

whose design teams include a specialized accessibility consultant. In a Targeted Review,

BLDS will provide comments relating to compliance with the HPD Design Guidelines for New

Construction, but BLDS will not provide additional feedback related to accessibility after

the Design Consultation. In such cases, the development team will be expected to comply

with the comments outlined in the Design Consultation Memo, and the development team

retains responsibility to ensure that the buildings’ design and construction comply with all

laws, rules, regulations, and codes mandated by city, state, and federal authorities having

jurisdiction. Projects selected for a Targeted Design Review will remain eligible for a Full

Design Review upon request by the development team.

EXPEDITED DESIGN REVIEW

Upon completion of Design Consultation, some projects may be selected for an Expedited

Design Review if the required design changes are sufficiently minimal. The project team will

receive a deadline to resubmit with the required changes, and the project will receive Design

Acceptance if the development team complied with the comments outlined in the Design

Consultation Memo in a timely manner. Projects selected for an Expedited Design Review

will remain eligible for a Full Design Review upon request by the development team.

Threshold: In order to be considered for Expedited Design Review, a project must meet the

following criteria:

a. Only projects on privately-owned sites will be eligible for Expedited Design Review.

b. Only projects whose architects have received BLDS Design Acceptance for a New

Construction project in the previous three years will be eligible for Expedited Design Review.

DESIGN REVIEWDESIGN REVIEW

all projects, including

those only participating

in an Inclusionary

Housing program,

must submit a record

set for review

ENVIRONMENTAL REVIEWENVIRONMENTAL REVIEW DESIGN REVIEWDESIGN REVIEWTIMELINETIMELINE

Competitive: Projects meeting certain criteria will be more likely to qualify for Expedited

Design Review, including projects that:

a. conform to term sheet requirements for unit mix

b. have an Accessibility Consultant as part of the design team

c. have a developer who has closed on an HPD New Construction project in the previous

five years

Any projects whose unit designs change substantially after receiving HPB BLDS Design

Acceptance (and before project closing) must initiate and submit a design submission

for a BLDS PAA Review, clearly indicating the scope of changes visually and verbally, and

describing the reasons for the changes. Full submission requirements are outlined in the

BLDS PAA Submission Checklist.

Environmental Review is a policy-mandated process that requires governmental agencies

undertaking discretionary actions and approvals (such as construction financing, ULURP

approvals, or Article XI tax exemptions from City Council) to consider the impacts to the

environment that those actions may have, and to disclose those impacts to the public. Most

projects HPD finances involve discretionary actions, the notable exceptions being projects

solely funded through 421-a or Inclusionary Housing-only projects. BLDS Environmental

Planning Unit manages the review process for most HPD-funded projects, securing

compliance with a wide array of local, state, and federal environmental regulations.

BLDS Environmental Review process has to integrate many different regulatory frameworks,

so the level and complexity of Environmental Review can vary dramatically based on the

specific nature of the project being financed.

A list of submission requirements will be sent to the development team from the automated

system after the project has been initiated. Submissions must include all materials from the

checklist, submitted in a PDF not to exceed 50 megabytes (MB). Incomplete submissions will

be returned without review and must be resubmitted.

Design Consultation submissions should be received by HPD approximately 9 months ahead

of the project’s anticipated closing (plus or minus 2 months). Design submissions for design

review should be submitted after the Design Consultation and not before all comments from

the Design Consultation have been satisfactorily addressed.

SUBMISSION SUBMISSION

REQUIREMENTESREQUIREMENTES

POSTPOST

ACCEPTANCE ACCEPTANCE

AMENDMENT (PAA) AMENDMENT (PAA)

REVIEWREVIEW

BLDS REVIEW TIMELINEBLDS REVIEW TIMELINE

Submission Milestones Prior to Closing

* These bars represent the range of time during which a review may be submitted and a

review conducted. Project review is not intended to fill the entire range from beginning to end.

Projects receiving Expedited Review will submit an amended set after Design Consultation,

but will not participate in further rounds of Design Review.

** Note that if Environmental Assessment reveals adverse findings, the Environmental Review

process will require 1 year minimum to complete.

Notes:

1. The goal is to achieve BLDS Design Acceptance at least one month ahead of anticipated closing.

2. BLDS recommends submission to DOB after Design Consultation comments have been

issued and addressed. However, the development team remains responsible for securing DOB

approval independent of the HPD process.

DESIGN CONSULTATION * DESIGN CONSULTATION *

DESIGN REVIEW *DESIGN REVIEW *

ENVIRONMENTAL REVIEW ** ENVIRONMENTAL REVIEW **

CLOSINGCLOSING

12 MONTHS

9 MONTHS

6 MONTHS

3 MONTHS

1010

CHAPTER 2

GENERALGENERAL

REQUIREMENTSREQUIREMENTS

1111

In Mayor Adams’ Housing our Neighbors: A Blueprint for Housing and Homelessness, HPD

committed to fast-tracking equitable decarbonization and releasing Design Guidelines

that will ensure these goals can be met across our portfolio. HPD was also one of 35 city

agencies and offices to help develop PlaNYC: Getting Sustainability Done, New York City’s

long-term strategic climate plan that highlights efforts the city is taking to protect New

Yorkers from climate threats, improve quality of life, and build the green economy. The

Guidelines ensure that HPD’s new construction meets these ambitious goals and are poised

to meet future requirements, including Local Law 154 of 2021, which mandates all electric

new construction.

1.1 1.1 PERFORMANCE STANDARDSPERFORMANCE STANDARDS

a. All projects must certify with the current version of the NYC Overlay of Enterprise Green

Communities (EGC) or LEED v4 Gold or above.

b. Design building to meet Local Law 97’s 2050 GHG emissions limits in 2050, assuming

a 100% clean electric grid. Note that fossil-fuel usage from emergency backup power

generation should be excluded from calculation*

a. Certify project to one of the following high performance building standards:

Enterprise Green Communities Plus, or

PHIUS or PHI. Note that all PHIUS/PHI projects must also certify with Enterprise

Green Communities or LEED Gold or above. Note that PHIUS certification requires

compliance with Energy Star and DOE Zero Energy Ready Home (ZERH).

1.2 1.2 ELECTRIFICATIONELECTRIFICATION

a. All projects must utilize high-performance all-electric heating/cooling and domestic hot

water equipment meeting the performance standards outlined in this document.

b. All appliances such as dryers and cooktops, ovens or ranges must meet the

performance standards outlined in this document.

a. Building is all-electric and designed to reduce electricity use by meeting one of the

reach certifications (EGC Plus, PHIUS or PHI). Note that use of on-site emergency back-

up power generation with fossil fuel is acceptable; high-efficiency fossil fuel generators

are permitted. Generators may only be used in no load tests/exercise and for emergency

purposes when the electric grid power fails.

b. Utilize induction cooking in lieu of electric resistance cooktops.

SECTION 1 /SECTION 1 / CORE SUSTAINABILITY STANDARDS CORE SUSTAINABILITY STANDARDS

CHAPTER 2

REQUIREMENTSREQUIREMENTSREQUIREMENTSREQUIREMENTS REACHREACHREACHREACH

System-based waivers

may be available at

the sole discretion

of HPD if project can

demonstrate that

electrification of a

system or an appliance

is technically or

financially infeasible

and building cannot

meet 2050 GHG

emissions limits as a

result.

System-based waivers

may be available at

the sole discretion

of HPD if project can

demonstrate that

electrification of a

system or an appliance

is technically or

financially infeasible.

If waived, system

should be designed

to be “Electric Ready”

per the guidance in

Appendix B to the

extent that the utility

can provide service.

The Inflation Reduction

Act (IRA) provides

up to $1,000/ DU for

projects that certify

with ENERGY STAR

and up to $2,500

per dwelling unit for

projects that certify

w/ DOE’s Zero Energy

Ready Homes program

(ZERH). All projects are

strongly encouraged to

seek these incentives.

ENERGY STAR is

required by EGC, and

ZERH is one path to

achieve Enterprise

Green Communities

Plus certification.

Note that high-

efficiency fossil

fuel generators are

permitted as of right.

1212

PlaNYC committed NYC to protect New Yorkers from higher temperatures, extreme rainfall

and coastal flooding, including implementing a multi-layered strategy for flood resiliency

and maximizing access to indoor cooling. HPD’s Design Guidelines support these efforts to

protect residents in affordable housing and will also ensure buildings are poised to meet

Local Law 41 of 2021, which will require that City-financed housing aligns with NYC’s Climate

Resiliency Design Guidelines.

As required by State law, New York City is a Participating Community in the National Flood

Insurance Program (NFIP), as administered by the Federal Emergency Management Agency

(FEMA). In New York City, the Department of Buildings is the flood plain administrator

and regulates building design and construction in accordance with the NFIP and FEMA

requirements. Appendix G of the New York City Building Code sets forth the comprehensive

regulations for flood plain management including the technical standards for compliance.

In addition, HPD-assisted projects that are defined as “flood-prone” below must meet the

requirements in Sections 2.1 and 2.2, and comply with all other baseline requirements as

applicable. The following sites are considered “flood-prone” for the purposes of the Guidelines:

Sites defined as being within the Special Flood Hazard Area, comprised of the 2007

effective Flood Insurance Rate Map (FIRM) and 2015 Preliminary Flood Insurance

Rate Map (PFIRM), whichever is more restrictive (includes both the 1% and 0.2%

annual chance floodplain).

Sites located within the 2080s 1% annual chance coastal floodplain per NYC’s Flood

Hazard Mapper.

Sites (or parts of sites) that are shown as adjacent to flooded areas in the extreme

stormwater flooding (100-year storm with 2080s SLR) scenario in the NYC

Stormwater Flood Map (see Section 2.2 Stormwater Management).

2.1 2.1 FLOODFLOOD

RESISTANT CONSTRUCTIONRESISTANT CONSTRUCTION

Sites defined as being within the Special Flood Hazard Area and/or the 2080s 1% annual

chance coastal floodplain per NYC’s Flood Hazard Mapper must meet the following

requirements.

a. Elevate all residential units, critical mechanical, electrical and life safety equipment and

controls, services critical to building function, and at least one point of egress for each

required egress pathway above the 2080s SLR-adjusted Design Flood Elevation (SLR-

adjusted DFE), as established by the New York City Climate Resiliency Design Guidelines

(CRDG) in Chapter II, Section C. Sea Level Rise.

b. Dry Flood-proof critical equipment that cannot be elevated, ensuring that the top of

permanent flood barriers are above 2080s SLR-adjusted DFE levels. Design foundation,

basement and ground floor structural elements for anticipated flood load.

SECTION 2 /SECTION 2 / RESILIENCY RESILIENCY

NYC’s Flood Hazard

Mapper utilizes

the high-end 90th

percentile projections

prepared by the

New York City Panel

on Climate Change

(NPCC) to identify

future projected

1% annual chance

floodplains.

REQUIREMENTSREQUIREMENTS

1313

c. Use flood-resistant construction materials for all construction below the DFE that is

susceptible to flooding. More information can be found here.

d. Install backwater valves with containment tanks and ejector pumps in the lowest level

of the building, and wire system to backup power system or emergency panel.

e. Provide permanent signage in buildings and flood disclosure information on tenant

leases notifying tenants of potential flood risk, including whether the unit is located

wholly or partially in a Federal Emergency Management Agency-designated 100-

year and 500-year floodplains, per FEMA Flood Insurance Rate Maps, and providing

resources to residents about emergency preparedness, encouraging them to subscribe

to NotifyNYC and to seek a National Flood Insurance Program renters’ flood insurance

policy to cover personal property and contents damaged by a flood.

f. Limit paved surfaces to where they are required for programmatic site elements in

favor of vegetated surfaces and/or vegetated stormwater retention systems (e.g., bio-

swales, green roofs, stormwater planters, grass filter strips). Where paved surfaces are

required, use open-grid or permeable systems to the maximum extent possible.

g. Procure flood insurance.

a. Provide additional flood mitigation features on the site, including deployable flood

barriers or natural systems-based approaches (e.g., living shorelines, restored

wetlands, landscape berms).

b. All paving or hardscaping to be open-grid or permeable pavement with drainage

underlayment, and be maintained to ensure ongoing permeability.

c. Additional measures can be found in Table 4 of the Climate Resiliency Design Guidelines.

2.2 2.2 STORMWATER MANAGEMENTSTORMWATER MANAGEMENT

a. Sites (or parts of sites) that are shown as adjacent to flooded areas in the extreme

stormwater flooding (100-year storm with 2080s SLR) scenario in the NYC Stormwater

Flood Map must meet the following requirements:

Elevate all residential units, critical mechanical, electrical and life safety equipment

and controls, services critical to building function, and at least one point of egress

for each required egress pathway above grade.

Install backwater valves with containment tanks and ejector pumps in the lowest

level of the building, and wire system to backup power system or emergency panel.

Procure flood insurance.

REQUIREMENTS FOR FLOODREQUIREMENTS FOR FLOOD

PRONE PROJECTSPRONE PROJECTSREACHREACH

Note that Design

Waivers may be

available if the team

can demonstrate that

designing to the 2080s

SLR-adjusted DFE

would result in loss

of residential units.

In such cases, the

building’s residential

units and equipment

should be elevated to

the maximum extent

possible.

Refer to NYC’s

Climate Resiliency

Design Guidelines for

additional information

and strategies to

address flooding. As

of publication the

CRDG Version 4.1

published in May 2022

is the more recent

version and should

be consulted until

superseded.

REQUIREMENTSREQUIREMENTS

1414

b. DEP’s Unified Stormwater Rules (USWR) now requires Stormwater Construction

Permits for projects that disturb 20,000 sf or more of soil or create 5,000 sf or more new

impervious surface. In addition, the Rules call for a retention-first approach and set new

stormwater quantity and flow rates for Site and House Connection Proposals.

c. For all projects, limit paved surfaces to where they are required for programmatic site

elements in favor of vegetated surfaces and/or vegetated stormwater retention systems

(e.g. bio-swales, green roofs, stormwater planters, grass filter strips). Where paved

surfaces are required, use open-grid or permeable systems to the maximum extent possible.

a. At least 50% of the site’s irrigation shall be satisfied by water use from rainfall capture

or greywater recycling/reuse.

b. All projects not subject to the USWR, especially those in flood-prone areas, are strongly

encouraged to follow DEP’s retention-first approach with a priority on vegetated

systems. See figures 4.2 and 4.3 in DEP’s USWR Stormwater Manual for guidance on

best practices.

2.3 2.3 EXTREME HEATEXTREME HEAT

a. All HPD-assisted projects must be designed and constructed to provide ENERGY STAR

rated or equivalent cooling to all residents in all habitable rooms in all buildings. Refer

to section 3.2 for additional info.

b. Senior Housing, buildings with low-mobility populations in 50% of units, and which are

located in high-heat risk areas (with Heat Vulnerability Index of 4 or 5) that are not

located within a 0.25-mile walk distance of dedicated, accessible public open space,

must provide permanent open space for use by all residents. The space must be at

least 80% unpaved except where necessary for programmatic uses, should provide

shade to at least 75% of the area, and include seating. Shade trees or solar canopies are

strongly encouraged to meet this requirement while providing multiple benefits. Non-

vegetated, non-solar structural shading devices shall have an initial SR of at least 0.33

as measured in accordance with ANSI/CRRC S100. Shade should be calculated for 12 pm

on June 21st and assume reasonable tree growth where trees are being proposed. Open

space may be located anywhere on the site, including grade or roof areas.

c. Over at least 50% of the site’s hardscaped areas must use:

light-colored, high-albedo materials with an initial minimum solar reflectance of 0.33, or

an open-grid pavement system.

REQUIREMENTSREQUIREMENTSREQUIREMENTSREQUIREMENTS REACHREACH

REACHREACH

Refer to NYC’s Climate

Resiliency Design

Guidelines and the

DEP’s Stormwater

Management

webpage for additional

information and

strategies to address

stormwater.

By the 2050s, the

number of days at

or above 90°F is

expected to double,

and the frequency of

heat waves will triple

to an average of six

heat waves annually.

1515

a. Provide permanent, shaded outdoor space for use by all residents in every building.

b. Minimize hardscaping and provide vegetated surfaces and/or shading (vegetated, solar

canopy, or shading devices having an initial SR of at least 0.33) over at least 50% of non-

roof areas.

c. In high heat areas, especially for south and west-facing walls, use exterior wall

finishes that are light in color and/or exhibit an initial solar reflectance of at least 0.60

and exhibit an initial thermal emittance of at least 0.75. Vegetated walls would also be

acceptable.

d. Provide shading on all south and west-facing windows to mitigate solar heat gain during

summer months. This can include appropriately designed exterior shading including

louvers, awnings, or deep recesses as well as appropriate interior shades (e.g., with

reflective backing) where exterior shading is not feasible or practical.

2.4 2.4 BACKUP POWER AND PASSIVE SURVIVABILITYBACKUP POWER AND PASSIVE SURVIVABILITY

a. Housing with seniors in at least 50% of units must provide the following:

Adequate backup power generation-in addition to service for critical/emergency

loads-to ensure that at least one elevator remains functional during an emergency

and

A community space (or spaces) that can serve as a “Place of Refuge” equal to 15

SF per bedroom that is accessible to all residents that includes backup power

for heating, cooling, lighting, outlets, WiFi, at least one refrigerator for every 50

bedrooms (or approximately 0.5 cubic feet per bedroom), and at least one accessible

bathroom with a potable water source. Ensure that the space has natural ventilation

and lighting.

b. Where backup power is not otherwise required, provide a dedicated emergency panel

that can be safely and easily connected to an efficient generator, mobile generator or

island-able solar system to power critical/ emergency loads. Prioritize emergency

systems such as egress lighting, life safety systems, small critical heating and cooling

loads, domestic water pumps to provide potable water, sewage ejector pumps, WiFi, and

convenience power for occupants (charging stations).

a. Provide a “Place of Refuge” (as defined above) in all buildings that is tied to an efficient

generator or dedicated emergency panel.

b. Design buildings to maximize the residents’ ability to “shelter in place” by providing

highly efficient building envelopes, natural ventilation, and natural light.

Refer to NYC’s

Climate Resiliency

Design Guidelines for

additional information

and strategies to

address extreme heat.

Projects may use an

efficient generator

or on-site battery

storage, possibly

paired with a solar

energy system

0-bedrooms and

Efficiency units should

count as 1 bedroom.

REACHREACHREQUIREMENTSREQUIREMENTSREACHREACH

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Highly efficient HVAC systems contribute to the comfort and safety of residents while

reducing energy use and putting buildings on a path to meet NYC’s ambitious climate goals

and laws, including Local Laws 97 and 154. This includes focusing on building electrification

—electrifying heating and hot water with high-performance heat pumps for heating and

cooling as well as ventilation to increase occupant and building health. Note that electric

heating and hot water systems must comply with HPD’s Electric Heating Policy which

ensures that efficient systems are encouraged, poorly performing systems are not allowed,

and tenants are protected. HPD’s Resident-Paid Heat Policy outlines the very restrictive

conditions under which heating may be paid for by building residents.

3.1 3.1 HEATING SYSTEMSHEATING SYSTEMS

a. All primary HVAC equipment must be all high-efficiency, all-electric, and carry an

ENERGY STAR certification or provide the equivalent in energy savings, quality and

operational costs. Heating Equipment shall be either cold climate air source or ground

source heat pumps. Acceptable equipment includes*:

Cold Climate Variable Refrigerant Flow (VRF) without Heat Recovery (2-pipe system)

with distinct zones for climate variations (E.G. North zone and South zone)

Cold Climate Variable Refrigerant Flow (VRF) with Heat Recovery (3-pipe system)

Residential/Light Commercial Air Source Heat Pumps

Ground Source Heat Pumps (GSHP)

b. Heat Pump equipment must meet the following conditions:

VRF Multi-Split must meet NEEP’s cold climate COP requirements @47°F, 17°F and

5°F based on outdoor unit capacity or equivalent, and must be certified by AHRI

Standard 1230

Packaged Terminal Heat Pump (PTHP) & Single Package Vertical Heat Pump

(SPVHP) must have a compressor with variable capacity (three or more distinct

operating speeds or continuously variable), have a COP @5°F ≥ 1.5 (at maximum

capacity operation), be certified by AHRI Standard 310/380 ·

Electric Resistance backup is not permitted, including when used as ‘auxiliary’ and

integrated within the PTHPs.

Boiler/tower water loop heat pumps are not permitted.

Central Equipment must be BAC-net capable to allow remote monitoring capability

of the temperature set-points.

SECTION 3 /SECTION 3 / HEATING, VENTILATION, AND HEATING, VENTILATION, AND

AIR CONDITIONING AIR CONDITIONING

REQUIREMENTSREQUIREMENTS

Refer to HDC’s new

Electric M&O Standard

for electric heating

and hot water.

Note that tenant-

paid electric hot

water must meet the

requirements of HPD’s

Electric Heating Policy

1717

VRF systems that do not include Heat Recovery shall be zoned appropriately to

ensure that all spaces on the same system have similar daily load profiles for

heating and cooling. Design of zones shall include analysis of unbalanced solar heat

gains and internal heat gains considering exposure and potential occupant load to

minimize instances where zone would require simultaneous heating and cooling.

Electric resistance space heating may be used with HPD pre-approval in spaces

such as common stairwells, utility rooms, basements, vestibules, and other spaces

where heat pumps may not be appropriate. Total heating capacity is limited to 3.5

kW per enclosed space. Heaters located in bathrooms must have timer controls; all

other heaters must have automatic controls (maximum time 30 minutes); and set at

50 degrees maximum. Electric resistance space heating is not allowed in garages

or plenums or for ice melting. Electric resistance heat IS allowed in high volume

situations such as laundry make-up air (but not for ventilation air).

c. Heating systems shall meet the following design considerations as applicable:

Projects must comply with HPD’s Electric Heating Policy.

For projects considering tenant/ resident-paid heating, projects must receive prior

permission from HPD Program and HPD Sustainability Office and must comply

with the requirements of HPD’s Resident-Paid Heating Requirements – including

adjusting the M&O and rent to account for shifting costs – using the appropriate

utility allowance.

Split System Heat Pumps must be installed per HPD’s Space Heating Heat Pump

Technical requirements: Split Systems

Room Heat Pumps (PTHPs) must be installed per HPD’s Space Heating Heat Pump

Technical Requirements: Cold Climate Room Heat Pumps

All loads must be calculated according to ACCA Manual J 8th Edition or according to

the Residential Cooling and Heating Load Calculations chapter of ASHRAE Handbook

of Fundamentals and ANSI/ASHRAE Standard 183-2007.

All equipment must be sized according to ACCA Manual S.

Exterior units shall be screened from horizontal view or located so they are not

visible from dwelling units, common spaces, or sidewalks.

Refrigerant leaks can greatly affect system efficiency and comfort, as well as posing

significant harm to the environment. Projects must meet the Refrigerant Charging

and Leak Prevention Requirements.

REQUIREMENTSREQUIREMENTS

Waivers may be

available at the

sole driscretion of

HPD if project can

demonstrate that

the requirement

is technically or

financially infeasible

and is not otherwise

required by codes and

laws.

1818

a. Use higher-than-minimum equipment efficiencies or utilize ground source heat pumps.

b. Use low-GWP refrigerants to the extent possible, and/or water-based distribution

systems in lieu of refrigerant-based systems.

c. For central equipment with BACnet capability, provide means to control in-unit set

points.

d. meet reach criteria for building performance to reduce heating and cooling load.

3.2 3.2 COOLING SYSTEMSCOOLING SYSTEMS

a. All HPD-assisted projects must be designed and constructed to provide energy-efficient

air conditioning to all residents in all habitable rooms in all buildings.

This requirement can be satisfied by systems that provide both heating and cooling,

and this type of system is preferred for HPD-assisted projects.

b. If standalone air conditioning units are proposed in lieu of heat pumps for cooling:

Owner must provide and install one air conditioning unit, as specified below, in every

habitable room in all dwelling units.

All air conditioning units must be ENERGY STAR certified.

Any air conditioning units installed in a through-wall sleeve must be designed to be

used in such an application.

All through-wall air conditioning units must be installed through an insulated,

well-fit panel that is fully air-sealed at the opening and structurally supported as

necessary. If through-wall or window air conditioning units remain installed year-

round, owners must provide insulated covers for all air conditioning units and store

them seasonally if requested by tenant.

For project proposing window units, windows must be sized for natural light and

ventilation as if one window unit in each room is permanent (e.g. that portion of

window designed to hold air-conditioning equipment may not contribute to light and

air calculations).

c. Air conditioning controls must be fully accessible: either (1) air conditioning units or

permanent unit controls must be located within required accessible reach ranges in all

units; or (2) the air conditioning unit must include a remote control and an accessible

wall switch.

REACHREACHREQUIREMENTSREQUIREMENTS

1919

a. Provide exterior or interior window shading devices to reduce solar heat gain.

b. Provide ceiling fans in dwelling units and common areas, provided that the lowest part

of the fan remains at least 7’-6” above the finished floor and only where resident and

guest safety can be assured. Ceiling fans must be coordinated with NFP requirements.

3.3 3.3 VENTILATIONVENTILATION

a. Window screens must be provided and installed on at least one operable sash in each

habitable room in every dwelling unit. Window screens must be designed and installed

to facilitate window cleaning.

b. Verify that in-unit ventilation system ductwork is installed to achieve design flow

rates, and that installed flow rates are within +/- 15 CFM or +/- 15% of design value, as

mandated through the EGC and ENERGY STAR Multifamily New Construction program.

c. Projects designing to Passive House performance levels must include Energy Recovery

Ventilation in all spaces regardless of whether they plan to certify.

d. If the system includes Constant Air Regulators (CAR) at exhaust registers for vertical

exhaust systems, provide access for servicing or repairs of CAR and Fire Damper

devices.

e. Operation and Maintenance (O&M) training materials for the ventilation system must be

provided to building staff and residents. Specify an appropriate maintenance regimen for

building owners, facility managers, and superintendents for both normal and enhanced

operations, and reflecting manufacturer’s recommendations for regular equipment

upkeep (e.g. the replacement schedule of filters, checking condensation lines, etc.).

a. Provide screens on all operable windows. Screens outside windows may help to satisfy

code-mandated bird safety glazing requirements.

b. In common areas, provide operable windows and replace factory-installed window

limiters for alternative window guard devices to maximize airflow while maintaining

safety and security.

c. Install balanced ventilation with fresh air and MERV-13 (or higher) filters to provide

filtered fresh air to all dwelling units. Prioritize the following buildings:

Buildings in NYC neighborhoods where the estimated annual rate of asthma

emergency department visits related to PM2.5 for children under 18 is more than 150

per 100,000 children. See the NYC’s Environment and Health Data Portal to identify the

five NYC neighborhoods in the Bronx and Harlem meeting these conditions.

REACHREACHREACHREACH REQUIREMENTSREQUIREMENTS

2020

Buildings within 500’ of a heavily trafficked roadway

Buildings located in areas with high ambient noise levels, which typically include

those near highly trafficked thoroughfares, airports, heliports, train facilities, or

other loud activities

d. Ventilation systems should include a high-speed or “boost” setting. Confirm ductwork

has been sized to have additional capacity in order to minimize friction & noise and is

properly sealed.

e. Incorporate additional fresh air into mechanical systems if it can be done without

compromising industry standard proposed design temperature and humidity criteria.

f. Consider a regime of boosting ventilation seasonally, especially in senior housing.

Systems should be sized/ designed to accommodate MERV 13 filters on all outdoor (but

not return) air intakes.

g. Where applicable, use pleated filter media and appropriately sized filter housings with

well-fitting filter slots and racks. Thicker (4”) filters are more effective than thinner

filters. Consider flexible, rather than permanent, solutions including manual Demand

Control Ventilation (DCV) overrides, flushing sequences and bypass options on HVAC

systems, and multi-speed fans. Incorporate standalone, plug-in filtration as needed.

3.4 3.4 DOMESTIC HOT WATER (DHW)DOMESTIC HOT WATER (DHW)

a. All projects must utilize high-efficiency electric domestic hot water systems, including:

Central heat pump water heaters

Ground source systems tied to space conditioning system

Sub-central electric water heaters with plants that provide distribution on a floor-

by-floor basis where possible

Projects serving senior residents and/or containing supportive housing units

should not assume tenant-paid hot water. Otherwise, in-unit/ resident-paid electric

resistance water heaters may be allowed on HPD projects under the following

conditions:

Project must demonstrate that when factoring in distribution losses, system is

at least as efficient and cost effective as a central heat pump system

For projects considering resident-paid DHW, projects must receive prior

permission from HPD Program and HPD Sustainability Office and must comply

with the requirements of HPD’s Resident-Paid Heating Requirements – including

adjusting the M&O and rent to account for shifting costs

REACHREACH

REACH FOR HIGHREACH FOR HIGH

OCCUPANCY/OCCUPANCY/

HIGHHIGH

USE COMMON AREASUSE COMMON AREAS

REQUIREMENTSREQUIREMENTS

2121

Projects must underwrite the project using the appropriate utility allowance.

In-unit recirculation systems must be demand-initiated.

Instantaneous electric hot water heaters may be used on common and

commercial areas only.

b. Heat Pump Water Heating (HPWH) equipment must comply w/ ENERGY STAR Water

Heater requirements as applicable:

Residential:

Energy Star Water Heater Key Product Criteria

Commercial:

Energy Star Program Requirements for Commercial Water Heaters

c. Heat Pump Water Heating (HPWH) equipment must meet the Federal Energy

Management Program high-efficiency requirements for electric water heaters have an

AHRI Certificate if applicable.

d. HPWH equipment must be capable of storing minimum 140 degree water at 5 degree

outdoor air temperature.

e. DHW systems shall be designed to store no more than 0.5 gallon of water in any piping/

manifold between any fixture and the water heating source or recirculation line. No

more than 0.6 gallon of water shall be collected from the fixture before a 10-degree

Fahrenheit rise in temperature is observed.

f. All Heat Pump Water Heating equipment must be installed per HPD’s Technical

Requirements for Heat Pump Water Heaters and should follow the guidelines outlined in

HPD’s Best Practices Documents.

a. Incorporate drain-water or wastewater heat recovery to the extent feasible.

b. Harvest, treat, and reuse greywater to meet a portion of the project’s non-potable water

needs

Note that tenant-

paid electric hot

water must meet the

requirements of HPD’s

Electric Heating Policy

REQUIREMENTSREQUIREMENTSREACHREACH

2222

3.5 3.5 THERMOSTATSTHERMOSTATS

a. Preset all units with reasonable and code-compliant heating & cooling temperatures,

typically

Heating: 70 degrees daytime and 66 degrees night-time. Minimum temperatures

during heating season must comply, at minimum, with NYC’s Heat Laws

Cooling: 76 degrees occupied, and 82 degrees when away

b. Preset maximum/minimum limits to prevent overuse, typically 74 degrees maximum for

heating (or 76 degrees for seniors) and 72 degrees minimum for cooling. Note that these

are recommendations and may be adjusted per the Owner’s discretion.

c. Preset off hour controls with thermostatic setback controls that are controlled by either

an automatic time clock or programmable\control system.

d. Provide easy-to-read guidance in multiple languages (e.g., signage, videos, etc., for

residents on system use and energy saving thermostat settings, especially where

heating is resident-paid. Refer to HPD’s Resource Packet for Residents.

e. In common areas, remote wall thermostats accessible to the public should be in a

locked enclosure and controlled by the building operations team.

f. A 7-day programmable thermostat is required, per the energy code. Controls shall be

fixed, wall-mounted types that are simple and easy to read and adjust.

3.6 3.6 SYSTEM COMMISSIONINGSYSTEM COMMISSIONING

a. All HVAC systems, including at least 20% of heating systems not meeting the minimum

capacity required by NYC, should be commissioned per the functional testing via the

ENERGY STAR National HVAC Functional Testing Checklist (the most current version

available).

b. All compressor-based units with >70% Outside Air must include seasonal tuning and

adjustment including 1 week of trend data showing proper operation of energy recovery,

temperature and humidity control.

c. Buildings with Central VRF based systems shall

Meet manufacturers extended warranty requirements.

Show error logs for at least 1 week of operation during 1 heating and 1 cooling season

at normal occupied conditions and loads, all units shall be labeled by apt number.

REQUIREMENTSREQUIREMENTSREQUIREMENTSREQUIREMENTS

For further reference:

ENERGY STAR

Functional Testing

Checklist and ENERGY

STAR Field Checklist

2323

Reducing energy use is a key step toward decarbonization but is especially critical to ensure

that electrification doesn’t increase energy costs or burdens on the grid. Optimizing building

envelopes, offsetting loads with solar, and reducing energy use with efficient fixtures will

reduce energy costs, reduce impacts on the NYC electric grid, and put buildings on a path to

meet long term decarbonization goals. Requirements for this section are generally covered by

the NYC Overlay of Enterprise Green Communities (EGC) or, where applicable, LEED.

Requirements that are not covered by EGC or LEED include:

4.1 4.1 SOLARSOLAR

a. All projects are subject to HPD’s Solar Where Feasible Mandate.

b. All solar projects are required to comply with HPD’s Solar Technical Requirements.

c. Further information, including access to free design and technical assistance, can be

found on HPD’s Solar Where Feasible webpage.

a. All projects, but especially projects with resident-paid heating or other utilities, should

consider Community Shared Solar that provide at least 20% savings to benefit residents,

either onsite or by subscribing residents to offsite Community Solar Projects. Through

HPD’s Solar Where Feasible Program, our non-profit partner Here Comes Solar can help

owners explore onsite community solar options or connect residents with community

solar projects.

b. Projects are encouraged to consider battery storage, or where deemed infeasible, to

design projects to accommodate storage in the future.

4.2 4.2 APPLIANCESAPPLIANCES

a. All ranges, cooktops, ovens and clothes dryers shall be all-electric, including

commercial equipment.

b. All refrigerators, dishwashers and clothes washers must meet or exceed ENERGY STAR

where available. Commercial washers may be non-ENERGY STAR rated provided they

meet or exceed the energy efficiency, quality, and reduced operational costs associated

with ENERGY STAR rated appliances.

a. Utilize induction cooking in lieu of electric resistance cooktops. Providing a starter set of

cookware to tenants can be used to encourage participation in resident training events.

SECTION 4 / SECTION 4 / ENERGY EFFICIENCY & ENVELOPEENERGY EFFICIENCY & ENVELOPE

REQUIREMENTSREQUIREMENTSREQUIREMENTSREQUIREMENTS REACHREACHREACHREACH

System-based waivers

may be available at

the sole discretion

of HPD if project can

demonstrate that

electrification of a

system or an appliance

is technically or

financially infeasible.

If waived, system

should be designed

to be “Electric Ready”

per the guidance in

Appendix B to the

extent that the utility

can provide service.

Note that starting in

November 2024, all

projects, regardless

of affordability status,

will be subject to

Local Laws 92 & 94.

2424

4.3 4.3 ELECTRIC VEHICLE CHARGINGELECTRIC VEHICLE CHARGING

a. Provide infrastructure to accommodate future EV charging in all parking lots and garages,

regardless of the project’s affordability status or AMI levels. Electrical raceway to the

electrical supply panel serving the garage shall be capable of providing a minimum of 3.1

kW of electrical capacity to at least 20% of the parking spaces, or as required by code.

b. Provide at least one Level 2 electric vehicle (EV) charging station for 5% of parking

spaces provided in a project. EV charging stations shall be equitably distributed

throughout the project to allow residents equal convenience in accessing the EV

charging stations and must serve at least %5 of accessible parking spaces, or as

required by code. Note that typically one charger can serve two parking spaces.

c. For projects with individual driveways, provide a dedicated branch circuit that is not less

than 40-amp and 208/240-volt terminating in a receptacle for EV charging capabilities

located adjacent to the driveway.

a. Provide infrastructure to accommodate future EV charging for up to 60% of parking

spaces in all parking lots and garages.

b. Provide at least one Level 2 electric vehicle (EV) charging station to up to 20% of all

parking spaces.

c. Provide safe and secure means for parking and charging e-bikes and other micro-

mobility devices for at least 10% of regular building occupants.

4.4 4.4 BUILDING ENVELOPEBUILDING ENVELOPE

a. Buildings must minimize geometric irregularities that negatively impact a building’s

ability to air-seal or achieve high levels of energy efficiency.

b. Design envelope based on forward looking climate data. Refer to Table 2 of the Climate

Resiliency Design Guidelines for data.

c. In high heat areas, especially for south and west-facing walls, use exterior wall

finishes that are light in color and/or exhibit an initial solar reflectance of at least 0.60

and exhibit an initial thermal emittance of at least 0.75. Vegetated walls would also be

acceptable.

a. Provide shading on all south and west-facing windows to mitigate solar heat gain during

summer months. This can include appropriately designed exterior shading including

louvers, awnings, or deep recesses.

b. Avoid large expanses of unshaded glazing, especially on south and west facades.

Projects that do not

provide parking in a

lot are exempt from

this requirement.

Waivers may be

available at the

sole discretion of

HPD if project can

demonstrate that

the requirement

is technically or

financially infeasible

and is not otherwise

required by codes and

laws.

REQUIREMENTSREQUIREMENTSREQUIREMENTSREQUIREMENTS REACHREACHREACHREACH

2525

SECTION 5 / SECTION 5 / HEALTH & WELLNESSHEALTH & WELLNESS

The items in this section cover measures that contribute to the health, safety, and well-

being of residents during and after construction. Additional Requirements related to Health

and Wellness are covered by the NYC Overlay of Enterprise Green Communities (EGC) or,

where applicable, LEED. In the event of a conflict between requirements in these Guidelines

and the most current EGC or LEED requirements adopted by the agency, the more stringent

requirement shall prevail.

5.1 5.1 HEALTHY & ENVIRONMENTALLY RESPONSIBLE MATERIALHEALTHY & ENVIRONMENTALLY RESPONSIBLE MATERIAL

a. Coordinate with structural engineer to incorporate low-carbon concrete specifications

for all batch plant ready-mixed concrete where practicable and not preempted by State

or Federal requirements. Specifications may include less cement, limestone cement and

low-carbon concrete mixes, fly ash, slag, calcined clays, larger aggregate, and longer

cure times.

b. Specify concrete block with high supplementary cementitious material (SCM) content.

c. Submit a publicly disclosed Environmental Product Declaration (EPD) for all structural

concrete and steel on the project.

a. Use recycled steel and/or steel from electric arc furnaces (EAFs) to the extent possible.

b. Specify concrete block with carbon sequestering additives or Carbon Cure technology,

which can reduce CO2 by 25%.

c. Do not utilize foam-based insulation containing flame retardants or that are made with

HCFCs and PFCs – including extruded polystyrene (XPS) and closed cell spray foam

insulation.

d. Avoid PVCs and phthalates, which are common in many building materials, especially

vinyl flooring.

e. Complete a Whole Building Life Cycle Assessment or Hotspots Analysis

f. Use low emission construction machinery where available.

g. Use lower-density block on upper floors where strength requirements are lower.

h. Procure publicly disclosed Environmental Product Declaration (EPD) for as many

products as feasible, prioritizing concrete, steel, and insulation as well as major building

elements including wallboard, exterior cladding, and paints/coatings.

i. When proposing product substitutions for lower embodied carbon products, submit final

product data to HPD to add to HPD’s pending database of clean/ safe products. Products

may be submitted here: [email protected]yc.gov with the subject line “Design

Guidelines Product EGP”

REQUIREMENTSREQUIREMENTSREACHREACH

2626

5.2 5.2 WASTE MANAGEMENTWASTE MANAGEMENT

a. Per DSNY, all new construction with at least 150 dwelling units are required to submit

a Waste Management Plan and schedule a consultation with DSNY early in the design

process.

b. All other projects are required to use the DSNY Waste Calculator (or other similar

calculator including the Zero Waste Design Waste Calculator) and are strongly

encouraged to schedule a free 1-hour consultation w/ DSNY on Zero Waste Strategies

EARLY in design process.

c. Projects must provide refuse storage at a rate of 2.9 cubic feet per dwelling unit to allow

for future waste stream collection. Cardboard breakdown areas located proximate to

mail and package delivery room may be counted toward this requirement.

d. Buildings in Community Districts where DSNY’s s Curbside Composting is available must

a. Buildings with 10 or more units shall:

Require building management to attend DSNY’s free 9-hour Zero Waste Training.

Design for and enroll in DSNY’s free eCycle and reFashion programs.

b. On-site source separation of materials should be practiced to the greatest extent

feasible. BLDS encourages separate bins for recycling of organic waste, and designated

space for the recycling of cardboard, electronics, textiles, and special waste such as

paint, light bulbs, etc.

5.3 5.3 ACTIVE DESIGNACTIVE DESIGN

The City of New York and partners published Active Design: Affordable Designs for Affordable

Housing as a guide for designing affordable housing developments that benefit resident

health and well-being. The document supplements New York City’s Active Design Guidelines,

which outline a broad array of architectural and urban design strategies to encourage,

walking, bicycling, climbing stairs, using transit, active recreation, and a healthy diet. Active

Design: Affordable Designs for Affordable Housing is more focused on feasible, low-cost

strategies to integrate active design in affordable housing developments. The principles

outlined in this document must be considered for new HPD development projects.

REQUIREMENTSREQUIREMENTSREACHREACH

2727

SECTION 6 / SECTION 6 / ACCESSIBILITY & AGEACCESSIBILITY & AGE

FRIENDLY DESIGNFRIENDLY DESIGN

HPD-assisted projects must comply with federal accessibility laws and regulations—

including Section 504 of the Rehabilitation Act of 1973, the Fair Housing Act, and HUD’s

implementing Regulations (24 CFR Parts 8¹ and 100, respectively). HPD team must also

affirmatively further the goals of the Fair Housing Act. These, and related laws and

regulations, prohibit discrimination based on disability and establish design requirements

for program accessibility and physical accessibility in connection with housing programs. In

addition, HPD team must ensure that such comply with the local accessibility requirements

of Chapter 11 of the New York City Building Code. As an assurance that HPD-assisted

projects meet all the applicable accessibility laws and regulations, each architect must

provide an “Accessibility Statement”, pre-construction and post-completion, certifying that

the design and construction of the project complies with the accessibility requirements of

the New York City Building Code, Section 504 of the Rehabilitation Act of 1973, and the Fair

Housing Act, as applicable. The form is available in the Appendices section.

6.1 6.1 FAIR HOUSING ACTFAIR HOUSING ACT

All new construction housing projects built for first occupancy after March 13, 1991 consisting

of four or more units are required to comply with the design and construction requirements

of the Fair Housing Act. A Joint Statement of The United States Department of Housing and

Urban Development and U.S. Department of Justice, Accessibility (Design and Construction)

Requirements for Covered Multi-family Dwellings Under the Fair Housing Act, dated April

30, 2013 included ten (10) safe harbors satisfy these requirements. The Joint Statement is

available at http://www.ada.gov/doj_hud_statement.pdf. Information on the Fair Housing Act

design and construction requirements is also available at https://www.fairhousingfirst.org/

6.2 6.2 SECTION 504 OF THE REHABILITATION ACT OF 1973SECTION 504 OF THE REHABILITATION ACT OF 1973

All HPD-assisted projects (including Inclusionary Housing) with five or more dwelling units

must comply with the accessibility requirements of Section 504 of the Rehabilitation Act

of 1973. Section 504 requires that, for projects involving the new construction of housing

containing five or more dwelling units and for projects involving the substantial alteration of

housing containing 15 or more dwelling units, a minimum of five percent (5%) of the total number

of dwelling units must be accessible and designated for households with a person with a

mobility-impairment. An additional minimum of two percent (2%) of the total dwelling units

must be designated for households with a person with a hearing or vision impairment. These

units must be distributed throughout the project and made available in a sufficient range of

sizes as not to limit the choice of individuals/ households with physical impairments. These

units must be distributed proportionally across affordability brackets to the extent possible.

In a mixed market-rate/Inclusionary development project, the 5% and 2% requirements apply

both to the project in its entirety and to the Inclusionary portion considered separately.

When calculating the required minimum number of accessible units, any fraction of a whole

number must be rounded up (as described in HUD Notice PIH 2010-26).

Various laws,

regulations, and

architectural

standards use the

terms “accessible”

and “adaptable”. For

the purposes of this

document, the term

“accessible” is used

throughout, with the

recognition that the

apartments/units

may require adaption

(e.g. installation of

grab bars, lowering

of countertop height,

etc.) to meet the

specific needs of

households or

individuals.

While 24 CFR Part 8

Regulations indicate

the minimum of 5%

mobility impairment

and minimum of

2% hearing or

visual impairment

requirements apply

to projects receiving

federal assistance,

subsequent

civil rights laws

broadened the

requirement to

all programs and

activities of housing

agencies, such as

HPD, that receive

federal assistance

For further reference,

see the HPD

Accessibility Guide.

2828

The Uniform Federal Accessibility Standards (UFAS) or the 2010 ADA Standards for

Accessible Design serve as the design standards for compliance with Section 504 of the

Rehabilitation Act of 1973. The requirements for new construction and substantial alteration

projects differ from those for moderate alterations of existing housing; refer to Section 8.23

“Alterations of Existing Housing Facilities” of the implementing regulations.

6.3 6.3 2010 AMERICANS WITH DISABILITIES (ADA) STANDARDS2010 AMERICANS WITH DISABILITIES (ADA) STANDARDS

Places of public accommodation and commercial facilities (e.g. retail spaces, community

facilities, leasing offices, etc.) must comply with the Americans with Disabilities Act (ADA)

guidelines, 2010 ADA Standards for Accessible Design.

For architects seeking to use the 2010 ADA standards to meet the Section 504 requirement,

HUD has identified certain provisions in the 2010 Standards that provide less accessibility

than is currently required by UFAS and/or HUD’s Section 504 regulation. As a result, HUD is

not deeming use of those specific provisions of the 2010 Standards as a means of providing

accessibility under Section 504. For more information and instructions for use of this

alternative design standard, please refer to the HUD notice.

6.4 6.4 AGEAGE

FRIENDLY DESIGNFRIENDLY DESIGN

Many adults prefer to live in their own home and community as they age, wishing to

live safely, comfortably, and independently for as long as possible. In addition to the

requirements set forth in the Guidelines for Senior Housing projects, BLDS encourages

cost-effective measures to implement the recommendations of Aging in Place Guide for

Building Owners.

a. Provide sufficient, consistent light levels throughout the building and site, especially on

pathways and at entrances.

b. Install dual handrails and slip-resistant stair strips in common and exterior areas.

c. In all dwelling units in elevator buildings, and ground floor units where ground floor is

accessible, include grab bars & accessible bathroom fixtures (including walk-in/low

threshold showers, ADA-compliant toilets, sinks with removable cabinets, and anti-

scald devices).

d. Design interior and exterior doors to be easily accessible, including minimal thresholds/

saddles, lever handles, and/or automatic openers.

REACHREACH

2929

SECTION 7 / SECTION 7 / BROADBANDBROADBAND

Right now, half of New Yorkers living in poverty do not have internet at home. The

neighborhoods with the lowest rates of internet adoption are also the focus of most of the

City’s affordable housing development. Multifamily housing projects present opportunities

to close this digital divide and improve the socioeconomic outcomes of many of the city’s

most vulnerable populations. Internet service that is robust enough to perform daily tasks is

essential for enrolling in government programs, seeking employment, and attending college.

Broadband has become as necessary as a utility.

These design guidelines outline the requirements for the installation of fast and reliable

broadband for all HPD-assisted multifamily projects currently in HPD’s development

pipeline. “Fast” is defined as speeds of at least 100 Megabits per Second (Mbps) upload and

download, per unit, while “reliable” is defined as 99.9% uptime for the service.

a. Broadband service must be part of the tenant’s lease contract and at no additional cost

to the tenant.

b. Provide wireless service in common areas, including: lobbies, lounges and common

rooms, laundry rooms, outdoor areas, and other shared spaces.

c. Speeds must be at least 100 Mbps upload and download, per apartment.

d. Each household must have secured access through a unique profile.

e. Households should be given the option to enhance their individual level of service at

their own cost, if additional service plans are offered by the internet service provider.

f. The building may choose to contract with and/or provide access to one or more internet

service providers (ISPs), including fiber ISPs, wireless ISPs, and managed ISPs.

g. While available, ISPs should take advantage of the Federal Affordable Connectivity

Program (ACP), if applicable.

h. Installation: Fiber to be run vertically from the network switch in the basement to the

rooftop for use by a wireless internet service provider.

i. Distribution: Fiber or cable to terminate at a hallway access point (hotspot) outside

groups of multiple dwelling units.

j. Building owners should retain ownership of the network infrastructure within the

building. As a result, maintenance should be part of the contract with the ISP.

k. All vertical and horizonal cabling pathways should be easily accessible and have room

for the addition of more cabling in the future.

l. The building’s network equipment should be accessible both in the basement and from

the rooftop of the building.

Projects participating

in the Inclusionary

Housing incentive

programs (either

MIH or VIH) that

are not subsidized

through any HPD

Loan Programs and

projects receiving

421-a tax credits only

are not subject to

these guidelines.

REQUIREMENTSREQUIREMENTS

3030

a. Installation: Fiber is in a conduit that is trenched from the basement to the nearest

telecommunications vault in the street and connected to a network switch in the

basement. Additionally, fiber run from the network switch in the basement to the rooftop

for use by a wireless internet service provider, or

Fiber is in a conduit that is trenched from the basement to the nearest telecommunications

vault in the street and connected to a network switch in the basement.

b. Distribution: Fiber or cable terminates in the living room or an easily accessible area of

each dwelling unit at a wall jack, where it can be plugged into a router, or

Fiber or cable terminates at a ceiling-mounted access point (hotspot) in each dwelling

unit vestibule.

REACHREACH

3131

SECTION 8 / SECTION 8 / BUILDING OPERATIONSBUILDING OPERATIONS

Regular building Operations & Maintenance (O&M) practices minimize building maintenance

needs and utility consumption and ensure a healthy, safe, and durable living environment for

residents. Additional Requirements related to Building Operations are covered by the NYC

Overlay of Enterprise Green Communities (EGC) or LEED where applicable.

8.1 8.1 BENCHMARKING & DATA COLLECTIONBENCHMARKING & DATA COLLECTION

a. All projects with 5+ unit buildings are required to benchmark energy and water use per

HPD’s Benchmarking Protocol.

b. Buildings are required to retain a listed, pre-qualified benchmarking service provider for

the restriction period governed by the regulatory agreement.

a. Submit projected and actual energy/water use data directly to HPD upon request and

allow data to be published.

8.2 8.2 RESIDENT RESOURCESRESIDENT RESOURCES

a. An HPD Resource Packet for Residents must be provided to residents who pay for their

own electric heating and hot water and is a useful resource to any resident who has

heat pumps or pays for utilities. Link: https://nyc-csg-web.csc.nycnet/site/hpd/services-

and-information/underwriting-electric-high-performance-buildings.page

REQUIREMENTSREQUIREMENTSREQUIREMENTSREQUIREMENTS REACHREACH

SECTION 9 /SECTION 9 / COMMERCIAL & RETAIL SPACES COMMERCIAL & RETAIL SPACES

HPD is interested in the long-term viability of retail space in affordable housing

developments. To succeed, spaces must be able to address the needs of existing

neighborhood contexts and adapt to changes in those needs. In collaboration with the

Design Trust for Public Space, HPD has developed guidelines of the most cost-effective

strategies to develop high-quality, flexible retail spaces. The publication is available on

HPD’s website.

3232

CHAPTER 3

DESIGNDESIGN

REQUIREMENTSREQUIREMENTS

3333

CHAPTER 3

SECTION 1 / SECTION 1 / SITE PLANNINGSITE PLANNING

SECTION 2 / SECTION 2 / BUILDING EXTERIOR BUILDING EXTERIOR

Projects must consider the logistical and financial constraints of construction on their site

and optimize their design proposals. While every site and program are unique, the following

general principles should be addressed:

a. Avoid excessive excavation. Particularly in areas with unknown subsurface conditions,

and where rock or high water tables are prevalent, proposed cellars may have to be

reduced, relocated, or even eliminated. Early planning for such contingencies (including

determining alternate locations and even eliminating cellars in some locations) may

preserve essential design elements.

b. Avoid underpinning adjacent structures by locating excavation areas away from them

when possible.

c. Avoid excessive lot-line windows. Such fenestrations are subject to additional code

requirements, as outlined in the Department of Buildings-issued ‘Buildings Bulletin

2015-17’ issued by the Department of Buildings.

a. The massing of buildings should relate to the surrounding context, avoiding abrupt

changes in height from adjacent buildings and deviations from the street wall. Proportions,

dimensions, and spacing of fenestration should complement neighborhood patterns.

b. Avoid overcomplicated geometry and design irregularities which negatively impact a

building’s ability to air-seal or achieve high levels of energy efficiency.

c. Avoid overglazing and minimize unshaded glazing that will contribute to solar heat gain

in summer.

d. Articulation of massing, material, color, and texture should be used to define elements

of buildings. Building facades should be dynamic: HPD encourages variation in the type,

color, texture, and depth of material in the building envelope to create a sense of depth

with light and shadow and to avoid a flat, planar appearance.

e. All HPD projects should be constructed of high quality, attractive, sustainable, and

durable materials that minimize maintenance costs. When choosing exterior finish

materials, consider the new building’s relationship to the surrounding neighborhood in

terms of color, texture, and pattern.

f. Avoid matching materials and patterns of nearby affordable housing.

a. Designs should relate to the human scale at the base level and activate the ground floor

along the street frontage. The main residential entrance should be distinguished from

the rest of the building and should provide shelter from inclement weather.

REQUIREMENTSREQUIREMENTS REQUIREMENTSREQUIREMENTSREACHREACH

3434

SECTION 3 / SECTION 3 / OUTDOOR SPACES OUTDOOR SPACES

a. All areas of programmed outdoor space must be fully mobility-impaired accessible, and

changes in elevation must be shown on all plans included in the submission.

b. Paved areas must be constructed of cost-effective and durable materials.

c. Outdoor spaces must provide reasonable amount of seating spaces.

d. Provide low-maintenance, attractive landscaping that incorporates native plants (or

plants adapted to the local climate) to limit the need for artificial irrigation.

a. Maximize the tenant use of outdoor space including all yards at ground level, terraces,

and rooftops.

b. When providing multiple outdoor spaces, differentiate each space through design and

programming.

c. Provide outdoor electrical outlets for resident use and special events.

d. In developments including family-oriented dwelling units, provide a toddler play area

with safe equipment and matting located to allow nearby supervision. Group play

areas with other programmatic elements such as laundry rooms, outdoor seating, and

recreation spaces. Play areas should be secured and screened from street traffic.

e. Reduce impervious surfaces and include green infrastructure elements that help reduce

stormwater runoff while providing benefits such as cleaner air, habitat, and aesthetic value.

f. HPD encourages landscaping that reduces heat island effects and keeps outdoor

spaces comfortable including light colored surfaces, green roofs and shade trees.

These measures will be increasingly valuable as temperatures rise due to climate

change. Note that per Local Laws 92 & 94, buildings will be required to install solar

or green roofs on available roof area, with certain exceptions including roofs used for

recreational purposes.

REQUIREMENTSREQUIREMENTSREACHREACH

3535

SECTION 4 / SECTION 4 / BUILDING PLANNINGBUILDING PLANNING

4.1 4.1 LOBBY & CIRCULATIONLOBBY & CIRCULATION

a. Each building must have a ground floor residential entrance lobby that is distinctly

articulated and clearly visible from the street. This lobby must be restricted exclusively

to residential use and must be entirely separate from the circulation of non-residential

uses such as commercial, retail, or community facilities.

b. The residential lobby must be an inviting space, distinguished from corridor circulation

by choice of materials, high ceilings, seating areas or other design strategies. The lobby

must have ample daylight and a direct view to the street or landscaped areas.

c. Residential corridors must be at least 5’-0” clear width from wall to wall with minimal

obstructions.

d. Separate residential circulation, including secondary means of egress, from that of non-

residential uses (except for Use Group 3 Community Facilities.)

a. Larger buildings, particularly those with multiple building segments, should provide

multiple lobbies, each with direct ingress and egress.

b. Building services—including waste management, utilities, janitorial and mechanical

rooms—should not open directly into the lobby.

c. Mailroom or mail alcove should be located in an area that is visible and accessible from

the lobby. The residential lobby establishes circulation patterns within the building: the

primary vertical circulation/elevator must be visible and accessible from the lobby.

d. BLDS encourages natural lighting throughout public circulation spaces and corridors,

and separation of these corridors from trash route.

e. A parcel room is recommended to store delivered packages. Note that USPS still

requires parcel lockers even if a parcel room is provided.

f. Locating cardboard breakdown area and associated recycle bin in parcel room and

paper recycle bin in mail room can improve waste diversion.

g. On each floor, the public circulation space should be minimal. Long corridors are

strongly discouraged except when designed to capture natural light: location of 3- and

4-bedroom units at the ends of corridors may reduce corridor length. The interior

circulation system should minimize changes in corridor direction, recesses, and offsets.

h. BLDS recommends a centralized core to diminish travel distances and multiple vertical

circulation cores for larger buildings. Walking distance from the elevators to the farthest

unit should not exceed 180 feet.

REQUIREMENTSREQUIREMENTSREACHREACH

3636

4.2 4.2 ELEVATORSELEVATORS

Planning and functionality of elevators in each building greatly impacts the quality of

life of its residents, especially seniors and people with disabilities. When elevators are

required, the following elevator chart must be used to determine the minimum number of

passenger elevators based on the number of stories and residents. Elevator Occupant Load

is calculated by assuming 2 people per bedroom and 1.5 people per each 0-bedroom or

Efficiency unit. Note that service elevators may not be considered for general passenger use

and do not count towards requirements of passenger elevators specified here.

a. If a building requires more than one passenger elevator, elevators must be grouped

together to minimize the impact of service and repair on traffic.

b. Each building segment must be served by at least two elevators, unless the building

requires fewer than two elevators in total.

a. BLDS encourages accommodation of excess capacity so that vital traffic is maintained

when one car is out of service.

REACHREACH REQUIREMENTSREQUIREMENTS

3737

REQUIRED NUMBER OF ELEVATORSREQUIRED NUMBER OF ELEVATORS

100

125

150

175

200

225

250

275

300

325

350

375

400

425

450

475

500

525

550

575

600

625

650

675

700

1 ELEVATOR

2 ELEVATORS

3+ ELEVATORS

EXAMPLE A

If a multifamily building is 12 stories and has a mix of (60) 0-bedrooms, (25) 1-bedrooms and

(10) 2-bedroom units, the required number of elevators should be calculated as follows:

0-bedroom: 60 x 1.5 = 90

1- bedroom: 25 x 1 x 2 = 50

2-bedroom: 10 x 2 x 2 = 40

total elevator occupant load = 90 + 50 + 40 = 180

Per the chart above, the building requires (2) passenger elevators.

ELEVATOR OCCUPANT LOADELEVATOR OCCUPANT LOAD

# OF STORIES# OF STORIES

Example A

3838

4.3 4.3 COMMON SPACESCOMMON SPACES

BLDS recommends providing a variety of thoughtfully designed and situated common spaces

in all new buildings to the extent that they enhance the tenant experience and promote

resident engagement. However, common spaces must not be so excessive as to reduce the

number, capacity, or quality of residential units in the building. Otherwise, the occupancy and

program of each space should determine its size, finishes, and furniture capacity.

a. Resident Recreation Space must be located adjacent to primary entryways, circulation,

or outdoor space. This space should be adaptive to various uses and have access to

natural light.

b. Laundry Room must be conveniently located and directly accessible from the public

circulation.

c. Children’s Play Room, when provided, must be furnished with safe, durable, and

aesthetically pertinent finishes.

d. Bicycle Storage is required by ZR 25-80 and should be located near circulation and

easily accessible by the tenants.

a. Recreation Spaces should be considered for use as areas of refuge in the event of

prolonged loss of utility service. Such spaces should be powered by an emergency

generator, climate controlled, and equipped with charging stations and refrigerators (for

storing essentials such as medicine).

b. Laundry and Exercise Rooms to be located in areas with direct access to fresh air and

natural light.

c. Children’s Play Room to be visible from other common spaces, such as the laundry room

or tenant recreation space.

d. Storage Area should be provided when possible, and located in a secure and fully

accessible Storage for residents. The storage area should be close to the elevator core.

REQUIREMENTSREQUIREMENTSREACHREACH

The New York City

Zoning Resolution

establishes

minimum areas,

dimensions, and

design requirements

for common spaces

in Quality Housing

buildings, including

tenant recreation

spaces and refuse

storage, and it

incentivizes the

inclusion of laundry

facilities in these

buildings.

3939

SECTION 5 / SECTION 5 / APARTMENT PLANNINGAPARTMENT PLANNING

The following pages describe the unit requirements and calculation methodology. HPD

Program may permit limited variation from these requirements. For consideration,

a proposal must identify known areas of non-compliance no later than the Design

Consultation submission, accompanied by an explanation of the rationale behind design

decisions, project constraints, and other considerations contributing to non-compliance.

Projects receiving Housing Trust Fund (HTF) funding may exceed the maximum allowable

areas, up to the lower end of the unit area ranges required by the New York State Homes

and Community Renewal (HCR) Design Handbook.

5.1 5.1 UNIT DISTRIBUTION & EQUITABILITYUNIT DISTRIBUTION & EQUITABILITY

a. Amenities and resources must be equitably distributed among the dwelling units in a

project. For instance, if any units have in-unit washer/dryers, then all units must have

in-unit washer/dryers.

b. All units must have the same level of access to common areas.

c. In the event that a project comprises of multiple buildings, building segments, or

otherwise duplicative building elements (e.g. multiple lobbies in a large building), such

elements must be designed and operated similarly.

Some projects must separate units into categories, which may be differentiated based

on intended population (senior, supportive housing), financing (in mixed market and

Inclusionary projects), types of accessibility (‘Section 504’ designated units for mobility

impaired / hearing and visually impaired), or by income band, among other distinctions.

These categories must be:

d. Distributed throughout the building and/or project to the maximum extent feasible so as

to maximize options and choice.

e. Distributed both horizontally and vertically (note that Inclusionary projects have

separate specific requirements).

f. In the event of overlapping categories, the requirements must be applied proportionally.

For instance, a project including both market units and Inclusionary affordable units

must apply Section 504 accessibility requirements to the project as a whole, but must

also meet the requirements within the affordable units considered separately.

REQUIREMENTSREQUIREMENTS

5.2 5.2 ADJACENCYADJACENCY

The design of dwelling units must consider not only the unit itself, but the unit situated in

relation to other units in the building, internal circulation patterns, exterior spaces, building

systems and equipment, and other buildings.

a. Unit entrances must be located and designed to preserve the privacy of residents: they

should not abut common areas, should not be visible from prominent windows, and

should not directly face high circulation areas such as elevator cores, doors to common

spaces, or stairs.

b. Unit windows (especially bedroom windows) must not face common areas, public areas,

or mechanical equipment without adequate screening, sound attenuation, and/or vertical

separation.

a. Unit windows should avoid facing directly into other unit or common windows.

REQUIREMENTSREQUIREMENTSREACHREACH

Dwelling unit area calculation refers to the area within the perimeter walls, which includes all

area between the finished surfaces of all exterior walls and demising partitions.

Structural members that are integral components of exterior walls and demising partitions,

as well as all mechanical and plumbing chases will be excluded from area calculations for the

purpose of determining compliance with unit size requirements. Structural members (such

as freestanding columns) that are not integral components of exterior walls or demising

partitions will be included in the unit and room area calculations. PTACs or similar equipment

protruding less than 1’-0” into the space under a window will not be deducted from area

calculations but will be considered for maneuvering clearances.

Room area is calculated to include the space meeting the minimum dimensions stipulated in

the unit design requirements. Room area must generally maintain a minimum 8’-0” ceiling

height. However, BLDS will accept a soffit that reduces ceiling height to no less than 7’-0”

at the perimeter of a room only, and only providing that the space maintains sufficient area

and minimum room dimension at 8’-0” ceiling height to comply with Building Code and other

requirements.

Mechanical and plumbing chases are NOT

included in the unit area.

Measurements are taken to the finished face

of demising partitions and exterior walls.

Structural, mechanical, and plumbing elements

embedded in or protruding from exterior walls

or demising partitions are NOT included in the

unit area.

Freestanding structural elements are

included in the unit area.

Room area only includes spaces with

minimum required dimensions.

UNIT AREA CALCULATIONUNIT AREA CALCULATIONROOM AREA ROOM AREA

CALCULATIONCALCULATION

UNIT AREA CALCULATION DIAGRAMUNIT AREA CALCULATION DIAGRAMROOM AREA CALCULATION DIAGRAMROOM AREA CALCULATION DIAGRAM

Buildings with Supportive Housing units may opt to use Efficiency units throughout the building

in lieu of 0-Bedrooms. Buildings may not include both Efficiency and 0-Bedroom units.

a. The Efficiency unit, is a Class A apartment must consist of the following:

Living Room/ Dining Area /Sleeping Area (LR/DA/SA)

Kitchenette* consisting at minimum of a 30-inch range, 24-inch refrigerator, 24-inch

sink with a 30-inch removable base cabinet, one continuous 30-inch work surface

with removable base cabinets underneath, and adequate wall hung cabinets above

countertops and appliances. Countertop segments must have a minimum width

of nine (9) inches. Base cabinets must be two feet deep and countertops must be

25 inches deep. Shelving must be minimally 11.5 inches deep. This kitchen must be

accessible (see Accessibility Guide). Only electrical appliances will be allowed within

dwelling units (including ranges, ovens, etc.).

Bathroom containing a bathtub and/or shower with a showerhead, a sink, and a

toilet. This bathroom must be accessible (see Accessibility Guide).

Storage including clothing closets, linen closets, pantry, and/or bulk storage. All

clothing closets must be at least two (2) feet deep. The clothing closet space may be

divided, but must total no less than four (4) feet wide, and no segment may be less

than two (2) feet wide. Separate linen closets are encouraged.

Office or Workspace (optional) designating a space with minimum dimensions of

4’-0” x 5’-0” not overlapping with other required spaces, circulation, or maneuvering

clearances, and provided with an electrical outlet. Units with such spaces may

exceed the maximum target net area by up to 25 sf.

b. The areas in the following table describe minimum areas and dimensions to the inside

finished surfaces of the walls and partitions. All spaces must be accessible. All doors

must be 3’-0” wide minimum along accessible routes.

4242

5.3 5.3 DESIGN REQUIREMENTS FOR EFFICIENCY UNITSDESIGN REQUIREMENTS FOR EFFICIENCY UNITS

EfficiencyEfficiency

AreaArea 160 sf 10 sf 300-350 sf**

Min. Dim.Min. Dim. 9’-0”

*Requirements for appliance sizes are listed as absolutes, but nominal sizing may be applied, especially in the case

of high-quality appliances. Verify market availability of selected appliances and provide product dimensions

**Units designed to the

Universal Federal Accessibility Standards

, in accordance with Section 504 of the

Rehabilitation Act of 1973

, and all units in vertical line with such units, may exceed target net area by up to 25 sf.

Efficiency Units in buildings containing any Affordable Independent Residences for Seniors (AIRS) units must be

minimally 325 sf.

see description -

LR/SA/DALR/SA/DA STORAGESTORAGE TARGET NETTARGET NET

REQUIREMENTSREQUIREMENTS

4343

326 SF326 SF

343 SF343 SF 343 SF343 SF

335 SF335 SF

LR/SA/DALR/SA/DA

170 SF170 SF

LR/SA/DALR/SA/DA

191 SF191 SF

>=>= min. dimension min. dimension

<< min. dimension min. dimension

LR/SA/DALR/SA/DA

163 SF163 SF

LR/SA/DALR/SA/DA

175 SF175 SF

Drawings for illustrative purposes; refer to Guideline text and other applicable regulations for requirements

Efficiency Unit DiagramsEfficiency Unit Diagrams

UNIT EFF-aUNIT EFF-a

UNIT EFF-cUNIT EFF-c UNIT EFF-dUNIT EFF-d

UNIT EFF-bUNIT EFF-b

Section 504 Mobility Impaired UnitSection 504 Mobility Impaired Unit

ROOM AREAROOM AREA

DWELLING UNIT AREADWELLING UNIT AREA

a. The 0-Bedroom unit, is a Class A apartment must consist of the following:

Living Room/ Dining Area /Sleeping Area (LR/DA/SA)

Kitchenette* consisting at minimum of a 30-inch range, 24-inch refrigerator, 24-inch

sink with a 30-inch removable base cabinet, one continuous 30-inch work surface

with removable base cabinets underneath, and adequate wall hung cabinets above

countertops and appliances. Countertop segments must have a minimum width

of nine (9) inches. Base cabinets must be two feet deep and countertops must be

25 inches deep. Shelving must be minimally 11.5 inches deep. This kitchen must be

accessible (see Accessibility Guide). Only electrical appliances will be allowed within

dwelling units (including ranges, ovens, etc.).

Bathroom containing a bathtub and/or shower with a showerhead, a sink, and a

toilet. This bathroom must be accessible (see Accessibility Guide).

Storage including clothing closets, linen closets, pantry, and/or bulk storage. All

clothing closets must be at least two (2) feet deep. The clothing closet space may be

divided but must total no less than four (4) feet wide, and no segment may be less

than two (2) feet wide. Separate linen closets are encouraged.

Office or Workspace (optional) designating a space with minimum dimensions of

4’-0” x 5’-0” not overlapping with other required spaces, circulation, or maneuvering

clearances, and provided with an electrical outlet. Units with such spaces may

exceed the maximum target net area by up to 25 sf.

b. The areas in the following table describe minimum areas and dimensions to the inside

finished surfaces of the walls and partitions. All spaces must be accessible. All doors

must be 3’-0” wide minimum along accessible routes.

4444

0-BR0-BR

AreaArea 200 sf 10 sf 350-400 sf**

Min. Dim.Min. Dim. 9’-0”

*Requirements for appliance sizes are listed as absolutes, but nominal sizing may be applied, especially in the case

of high-quality appliances. Verify market availability of selected appliances and provide product dimensions

**Units designed to the

Universal Federal Accessibility Standards

, in accordance with Section 504 of the

Rehabilitation Act of 1973

, and all units in vertical line with such units, may exceed target net area by up to 25 sf.

see description -

LR/SA/DALR/SA/DA STORAGESTORAGE TARGET NETTARGET NET

5.4 5.4 DESIGN REQUIREMENTS FOR 0-BEDROOM UNITSDESIGN REQUIREMENTS FOR 0-BEDROOM UNITS

REQUIREMENTSREQUIREMENTS

4545

359 SF359 SF

361 SF361 SF

Section 504 Mobility Impaired UnitSection 504 Mobility Impaired Unit

351 SF351 SF

UNIT 0-aUNIT 0-a

UNIT 0-cUNIT 0-c

UNIT 0-bUNIT 0-b

0-Bedroom Unit Diagrams0-Bedroom Unit Diagrams

LR/SA/DALR/SA/DA

208 SF208 SF

LR/SA/DALR/SA/DA

200 SF200 SF

LR/SA/DALR/SA/DA

207 SF207 SF

Drawings for illustrative purposes; refer to Guideline text and other applicable regulations for requirements

ROOM AREAROOM AREA

DWELLING UNIT AREADWELLING UNIT AREA

4646

a. The 1-Bedroom unit is a Class A apartment must consist of the following:

Bedroom with a closet, allowing flexible furniture arrangement.

Living Room / Dining Area allowing suitable furniture placement

Kitchen / Kitchenette* consisting at minimum of a 30-inch range, 24-inch

refrigerator, 24-inch sink with a 30-inch removable base cabinet, base cabinets

with at least three (3) linear feet of countertop surface (including one continuous

30-inch work surface with removable base cabinets underneath), and adequate

wall hung cabinets over countertops and appliances. Countertop segments must

have a minimum width of nine (9) inches. Base cabinets must be two feet deep and

countertops must be 25 inches deep. Shelving must be minimally 11.5 inches deep.

This room must be accessible (see Accessibility Guide). Only electrical appliances will

be allowed within dwelling units (including ranges, ovens, etc.).

Bathroom containing a bathtub and/or shower with a showerhead, a sink, and a

toilet. This bathroom must be accessible (see Accessibility Guide).

Storage including clothing closets, linen closets, pantry, and/or bulk storage.

All clothing closets must be at least two (2) feet deep. The clothing closet space

may be divided but must total no less than four (4) feet wide, and no segment

may be less than two (2) feet wide. BLDS recommends providing a variety of

closet configurations in similar layouts when possible. Separate linen closets are

encouraged.

Office or Workspace (optional) designating a space with minimum dimensions of

4’-0” x 5’-0” not overlapping with other required spaces, circulation, or maneuvering

clearances, and provided with an electrical outlet. Units with such spaces may

exceed the maximum target net area by up to 25 sf.

b. The areas in the following table describe minimum areas and dimensions to the inside

finished surfaces of the walls and partitions. All spaces must be accessible. All doors

must be 3’-0” wide minimum along accessible routes.

*Requirements for appliance sizes are listed as absolutes, but nominal sizing may be applied, especially in the case

of high-quality appliances. Verify market availability of selected appliances and provide product dimensions

**Units designed to the

Universal Federal Accessibility Standards

, in accordance with Section 504 of the

Rehabilitation Act of 1973

, and all units in vertical line with such units, may exceed target net area by up to 25 sf.

1-BR1-BR

AreaArea 170 sf 12 sf 500-550 sf110 sf

Min. Dim.Min. Dim. 9’-0” see description9’-6”

LR/DALR/DA STORAGESTORAGE TARGET NETTARGET NETBRBR

5.5 5.5 DESIGN REQUIREMENTS FOR 1-BEDROOM UNITSDESIGN REQUIREMENTS FOR 1-BEDROOM UNITS

REQUIREMENTSREQUIREMENTS

4747

1-Bedroom Unit Diagrams1-Bedroom Unit Diagrams

Drawings for illustrative purposes; refer to Guideline text and other applicable regulations for requirements

LR/DALR/DA

176 SF176 SF

LR/DALR/DA

183 SF183 SF

BRBR

115 SF115 SF

BRBR

126 SF126 SF

513 SF513 SF

UNIT 1-bUNIT 1-b Section 504 Mobility Impaired UnitSection 504 Mobility Impaired Unit

514 SF514 SF

UNIT 1-aUNIT 1-a

ROOM AREAROOM AREA

DWELLING UNIT AREADWELLING UNIT AREA

4848

518 SF518 SF

504 SF504 SF

UNIT 1-cUNIT 1-c

UNIT 1-dUNIT 1-d

LR/DALR/DA

170 SF170 SF

LR/DALR/DA

177 SF177 SF

BRBR

147 SF147 SF

BRBR

118 SF118 SF

1-Bedroom Unit Diagrams1-Bedroom Unit Diagrams

Drawings for illustrative purposes; refer to Guideline text and other applicable regulations for requirements

ROOM AREAROOM AREA

DWELLING UNIT AREADWELLING UNIT AREA

4949

Image Credits: Dunn Development

5050

a. The 2-Bedroom unit is a Class A apartment must consist of the following:

Bedrooms, each with a closet, allowing flexible furniture arrangement.

Living Room / Dining Area allowing suitable furniture placement

Kitchen / Kitchenette* consisting at minimum of a 30-inch range, 30-inch

refrigerator, 24-inch sink with a 30-inch removable base cabinet, base cabinets

with at least three (3) linear feet of countertop surface, (including one continuous