Funding High Performance Retrofits in NYC’s Affordable Housing
/By: Karen Chavez and Maggie Cullimore
Among the many threats posed by climate change, residents of NYC’s affordable housing are particularly vulnerable to high energy costs due to outdated building systems and inefficient infrastructure. In contrast, high performance buildings feature low-carbon, energy-efficient systems that reduce both the building’s environmental footprint and tenants' energy bills. Since over 70% of New York City's carbon emissions come from its built environment, high performance building strategies are necessary to decarbonize the city (1).
While high performance buildings are better for people and the planet, they are often inaccessible to low-income communities who could benefit the most from them. High upfront installation costs and a lack of incentives for landlords prevent much needed building upgrades for affordable housing. In fact, many affordable units are located in older buildings which were not built to the sustainable specifications of today (2). Consequently, affordable housing residents often experience a higher energy burden– spending a higher percent of their income on electricity and gas bills– compared to non-low-income households (3).
Programs in New York State have started to address this inequity in energy cost and building performance through various funding mechanisms. For example, a neutral billing program for residents who install solar panels ensures that payments are less than or equal to the resident's energy bill. This financing measure lessens the burden of installation and maintenance costs, allowing more residents to afford them (3). NYSERDA, the New York State Energy Research and Development Authority, has been financing the development of affordable housing units that meet stringent building standards. Two innovative projects, Casa Pasiva and Via Verde, demonstrate how high performance building retrofits can be funded to improve building performance and maintain affordability.
Casa pasiva
—Casa Pasiva
In Bushwick, RiseBoro’s Casa Pasiva project is retrofitting nine affordable multifamily buildings. The $20 million retrofit project is partially funded by RetrofitNY, a program of NYSERDA. This state fund aims to spearhead “the creation of standardized, scalable solutions” to “improve the aesthetic and comfort of New York’s buildings while dramatically improving their energy performance” (4). The first sect of buildings that RetrofitNY focused on was affordable housing.
For this project in particular, RiseBoro sought to incorporate the principles of passive house into their design (5). A passive house is a building that can achieve the proper indoor air temperature, quality, and circulation through a tight building envelope and energy efficient equipment (6). When the project is completed, energy use is expected to have dropped by an astounding 60 to 80 percent (7)! Despite this comprehensive retrofit, tenants have been able to stay in their apartments as the building's systems are being altered (8). Rather than demolishing these existing buildings, this project will transform them into comfortable and energy efficient affordable housing.
—Via Verde
In the South Bronx, the affordable and sustainable housing development Via Verde demonstrates the possibilities for affordable housing across NYC. The project was made possible through a design competition sponsored by the American Institute of Architects, NYSERDA, and the Enterprise Foundation. The residential building is composed of 151 rental units for low-income households and 71 co-ops affordable to middle-income families (9).
Achieving LEED Gold certification, “the project utilizes low-tech strategies” including cross ventilation, solar shading, energy efficient appliances, and a stormwater reclamation system. Additionally, the project features connected green rooftops (the project's name Via Verde means greenway in Spanish) that provide both open space and fruits and vegetables for residents (9). All of these upgrades represent ways to increase occupant comfort and safety, while at the same time reducing energy bills.
—Conclusion
Affordable housing is hard to come by in NYC, let alone affordable housing that is built to the latest high performance buildings standards. Casa Pasiva and Via Verde are two unique examples of affordable housing projects that have been retrofitted to meet rigorous sustainability standards. To make these projects the norm, rather than the exception, creative funding solutions and incentives are needed from a coalition of stakeholders. From state sponsored programs to design competitions, programs that reduce the upfront costs of retrofitting buildings can help narrow the gap between affordable housing and market rate housing. Affordable housing lays at the intersection of the climate crisis and wealth inequality; projects that prioritize both affordability and high performance strategies represent the best path forward.
VIA VERDE: https://www.dattner.com/projects/view/via-verde-the-green-way/
Sources:
1. “Energy Benchmarking.” NYC Mayor’s Office of Climate & Environmental Justice.
2. Owen Frausto, “Energy Inequity in Low-Income Housing.” Kleinman Center for Energy Policy.
3. Marily A Brown et al. “High energy burden and low-income energy affordability.” Progress in Energy Journal.
4. “New Funding for Carbon Neutral Retrofits.” RetrofitNY: A Program of NYSERDA.
5. Courtney Humphries, “RetrofitNY Aims to Turn New York State’s Affordable Housing Stock Deep Green.” Architect Magazine.
6. “The Passive House - definition.” Passipedia.
7. “RetrofitNY In Action: RiseBoro's Casa Pasiva Project.” RetrofitNY: A Program of NYSERDA.
8. Patrick Sisson, “New York’s Real Climate Challenge: Fixing Its Aging Buildings.” New York Times.
9. “Via Verde.” Jonathan Rose Companies.
