Inclusionary Housing

What We Believe

At ZH is it our mission to ensure that architecture remains sustainable. This means not only are we committed to high performance, environmentally friendly design. but also towards social and financial sustainability.

We have the expertise to help both developers and communities make the most of New York City’s affordable housing policies.

We believe this benefits everyone; developers can earn up to 33% extra floor area in their building, ease their tax burden, while at the same time helping to more diverse, vibrant, attractive neighborhoods.

 

What is Affordable Housing?

There are several subsidized and regulated affordable housing programs run by the city government. These usually include setting aside a certain portion of units in a building for families earning below the Median Family Income (MFI). Incentives can come in the form of tax breaks or an increase in allowable floor area. The Center for Urban Pedagogy has produced a fantastic booklet explaining these programs in plain english, which is available for free from here.

Services We Provide

At ZH we have the experience working with our clients to help them make the most of NYC’s affordable housing programs.

Services we provide include:

  • Inclusionary Housing Development Analysis.
  • Inclusionary area and eligible common area analysis.
  • 421A Tax Incentives and Benefit Analysis (in consultation with tax attourney.
  • Residential, Non-residential, Ineligible A.F.A.
  • HPD/DOF/DOB Submissions.
  • Department of Housing Preservation and Development (HPD) – submissions in accordance with HPD guidelines.
  • Unit mix and layout optimization.
  • Additional Accomodation Requirements
  • ADA – 2010 ADA standards for Accessible Design.
  • UFAS – Uniform Federal Accessiblity Standards.
  • H&V – Accessibility for households with Hearing and Visual Impairment.
  • Active Design
  • Aging in Place
  • Purchase and Sale of Inclusionary Air Rights and Development Rights.
  • Compliance with Fair Housing Act and Section 50 of the rehabilitation Act of 1933.
  • Energy Efficiency and Flood Resistant Construction
  • Resilient Building Design.

Affordable Housing Sites in NYC Courtesy of Core NYC

There are several subsidized and regulated affordable housing programs run by the city government. These usually include setting aside a certain portion of units in a building for families earning below the Median Family Income (MFI). Incentives can come in the form of tax breaks or an increase in allowable floor area. The Center for Urban Pedagogy has produced a fantastic booklet explaining these programs in plain english, which is available for free from here.There are several subsidized and regulated affordable housing programs run by the city government. These usually include setting aside a certain portion of units in a building for families earning below the Median Family Income (MFI). Incentives can come in the form of tax breaks or an increase in allowable floor area. The Center for Urban Pedagogy has produced a fantastic booklet explaining these programs in plain english, which is available for free from here.There are several subsidized and regulated affordable housing programs run by the city government. These usually include setting aside a certain portion of units in a building for families earning below the Median Family Income (MFI). Incentives can come in the form of tax breaks or an increase in allowable floor area. The Center for Urban Pedagogy has produced a fantastic booklet explaining these programs in plain english, which is available for free from here.Save

What We Believe

At ZH is it our mission to ensure that architecture remains sustainable. This means not only are we committed to high performance, environmentally friendly design. but also towards social and financial sustainability.

We have the expertise to help both developers and communities make the most of New York City’s affordable housing policies.

We believe this benefits everyone; developers can earn up to 33% extra floor area in their building, ease their tax burden, while at the same time helping to more diverse, vibrant, attractive neighborhoods.

What is Affordable Housing?

There are several subsidized and regulated affordable housing programs run by the city government. These usually include setting aside a certain portion of units in a building for families earning below the Median Family Income (MFI). Incentives can come in the form of tax breaks or an increase in allowable floor area. The Center for Urban Pedagogy has produced a fantastic booklet explaining these programs in plain english, which is available for free from here.

Services We Provide

At ZH we have the experience working with our clients to help them make the most of NYC’s affordable housing programs.

Services we provide include:

  • Inclusionary Housing Development Analysis.
  • Inclusionary area and eligible common area analysis.
  • 421A Tax Incentives and Benefit Analysis (in consultation with tax attourney.
  • Residential, Non-residential, Ineligible A.F.A.
  • HPD/DOF/DOB Submissions.
  • Department of Housing Preservation and Development (HPD) – submissions in accordance with HPD guidelines.
  • Unit mix and layout optimization.
  • Additional Accomodation Requirements
  • ADA – 2010 ADA standards for Accessible Design.
  • UFAS – Uniform Federal Accessiblity Standards.
  • H&V – Accessibility for households with Hearing and Visual Impairment.
  • Active Design
  • Aging in Place
  • Purchase and Sale of Inclusionary Air Rights and Development Rights.
  • Compliance with Fair Housing Act and Section 50 of the rehabilitation Act of 1933.
  • Energy Efficiency and Flood Resistant Construction
  • Resilient Building Design.

Affordable Housing Sites in NYC Courtesy of Core NYC

Case Study 1

211 W 29th Street

Inclusionary Zoning - 421A Tax

211W29 is a new 24 story passive house rental project that will be a mixed use, mixed income rental building in the heart of Manhattan.  To reflect the changing needs of this neighborhood, which is comprised of students, creative professionals and longtime garment and fur distributors, the building will provide a variety of apartment layouts ranging from studio to 3 bedroom units,  31% will be offered and will remain as affordable housing units.

Not only committed to developing a building that reflects the diversity of NYC, 211W29 also endeavors to provide a new standard of comfort in rental apartments by meeting the Passive House criteria.  Passive House construction delivers a higher quality of construction which includes continuous filtered air, triple glazed windows to reduce street noise, and an overall lower consumption of energy for the entire building.  In effect those living at 211W29 will be residing at one of the most energy efficient buildings in the city.   Functionality and beauty will not be secondary to the sustainable goals of 211W29, amenities will include a 24/7 doorman, bike storage, a gym, and laundry.

Case Study 2

SustaiNYC

Mixed Use - Mixed Income Development feasibility study

This RFP reflects the commitment of the City of New York and the Department of Housing Preservation and Development to promoting high-quality, sustainable, mixed-income and mixed-use projects. Passive House is a building standard that significantly improves the energy efficiency of buildings, while providing a number of benefits to residents and property owners.

The Development Site comprises nearly an entire block bounded by Madison and Park Avenues to the west and east, and East 111th and East 112th Streets to the south and north. Located within the East Harlem neighborhood of Manhattan Community District 11, the Site consists of all Lots on Block 1617 except for 21 and 34, and is approximately 76,600 square feet in area. Four GreenThumb community gardens that are currently located on the site will need to be integrated into any project in response to this RFP.

ZH developed feasibility studies for this RFP by investigating zoning layouts to determine which massing would provide the highest quality layout of the site and maximize use of available FAR.  A key factor in the exploration of the site massing was the integration of two existing buildings that did not belong to the City and the reintegration of 4 community gardens.  ZH chose not to pursue this RFP but is excited that our city is promoting Passive House Design.

Case Study 3

Riverside Drive Restoration

Local Law and HDFC

HPD has created tens of thousands of affordable homes as shareholder-owned Housing Development Fund Corporation (HDFC) cooperatives, making them a significant part of the fabric of New York City’s affordable housing.  ZH Architects was hired by the 870 Riverside Drive HDFC to execute a comprehensive survey of the façades, roof, windows, and building systems of this 1915 masonry building and then develop a strategy of repairs for the 36-unit mixed use building that aligned with the Coop’s cash flow.

 

Working alongside a diverse group of tenants, coop board members, consultants, and the managing agent, ZH Architects was able to synthesize the input of each group to develop an extensive repair masterplan for this 36-unit mixed use building. The $2.7M budget covered terracotta replacement and repairs, extensive masonry work, as well as beam reinforcement and replacement within the interior apartments. The project also included fire review and restoration services as well as a whole building energy upgrade. ZH was also instrumental in collaborating with the board towards the building’s J-51 tax abatement applications and in helping to develop a plan where all shareholders, despite their economic background, could upgrade their units.

Master plan services include:

  • Project planning and budgeting – Including long and short term timelines and financial resource allocation
  • Performance and compliance review and assessment of existing building – Including plumbing, electrical, heating, structural, window, wall and roof assemblies
  • Detailed inspections and evaluations – Sound testing, building probing and reporting
  • Bidding and construction management – Documentation for bidding and construction phases including complete drawings, specifications, and project manuals as well as weekly site visits and reports during construction.

Case Study 4

Lower East Side Building

Inclusionary Zoning

This is a complex site that lies outside of the typical zoning parameters due to its long narrow plot.  ZH helped determine a strategy for the addition of a new building on the constrained site with an already existing residential tower.  Unit distribution studies were done to optimize the building footprint to provide the best unit layouts with access to light and air while maintaining an efficient building floorplate.

ZH also helped evaluate the inclusion of an affordable housing component for the project.  The inclusionary zoning parameters would require accounting for not just the new housing units but also count the existing units in the sister building.  The team reviewed how the bonus FAR generated through inclusionary housing could be used on site for an as of right building, a larger building with a variance, or how unused area could potentially be sold as certificates to other development sites in Inclusionary Housing Designated areas.

Affordable housing programs provide benefits for developers, tenants and communities alike. There are financial incentives such as allocation of additional FAR and tax breaks for those who partake as well as social benefits related to the reinvigorating a neighborhood. The consideration of affordable housing should begin with a careful analysis of the site to identify the most successful project. ZH has the experience necessary to guide developers through this process and the design ability to make the project beautiful.