Resources
Design Categories:
- Circulation & Paving
- Community Gardens
- Excavation
- Exterior Security
- General Grounds
- On-site Clean Power Generation & Battery Storage
- Parking Lots
- Pedestrian Circulation & Paving
- Planting
- Playgrounds
- Site Amenities
- Site Fences
- Site Lighting
- Site Utilities
- Stairs, Ramps & Railings
- Stormwater Piping & Drainage Structures
- Building Drainage
- Building Sewage System
- Domestic Hot Water (DHW) System
- Domestic Water System
- Geothermal & Ground Source Heat Pumps
- Natural Gas Piping
- Non-Residential Spaces Plumbing Fixtures
- Plumbing General
- Roof Tanks
- Underground Chilled Water Piping
- Underground Hydronic Piping
- Underground Natural Gas Piping
- Underground Water Piping
Introduction & User Guide
Download the PDFThe New York City Housing Authority (NYCHA) has significantly refined and updated the content and format of our 2017 Design Guidelines which detail the Authority’s performance requirements, standards, specifications and other related information for capital investments in our properties. In addition to integrating various guidance the Authority had issued since then, refinements to the Design Guidelines address changes in codes and local laws, new technologies and industry best practices, and lessons learned through our projects, in particular related to the needs and operational experience of our property management staff and residents.
The Design Guidelines represent NYCHA’s commitment to design and construction excellence, and specifically three underlying principles that inform NYCHA’s property modernization work:
- Designing for High-Quality Housing & Building Performance
- Designing for Resident Health & Well-Being
- Designing for Climate Mitigation & Adaptation
The Guidelines are presented as an online database of regularly updated standards and specifications. This new, interactive web-based format enables NYCHA staff, design and construction consultants and contractors, and other partners and stakeholders to more easily access and understand design and construction requirements and options to deliver high-quality projects, align on design decisions, and share lessons learned. The centralized, integrated format also ensures greater consistency across the wide variety of project types implemented at NYCHA properties across our major programs.
- Information is in one place, easily accessible to users
- Design Guidance can be updated and further expanded on an ongoing basis
- Internal users and design consultants will be able to directly provide feedback
This document overviews the background, goals and target audience of the Design Guidelines, details the design principles, strategies and categories relevant to NYCHA properties, and provides a high-level user guide for the interactive website.
Background
The New York City Housing Authority (NYCHA), the first and largest public housing authority in North America, was created in 1934 to provide decent, affordable housing for low- and moderate-income New Yorkers.
NYCHA provides affordable housing to 528,105 residents through conventional public housing, the Permanent Affordability Commitment Together (PACT) and New York City Public Housing Preservation Trust (PHPT) programs, and administration of Section 8 tenant vouchers for private landlords. NYCHA has 177,569 apartments in 2,411 buildings across 335 conventional public housing, PACT and Trust developments. The Authority also connects residents to critical programs and services, with a focus on economic opportunity, youth development, seniors, and social services.
NYCHA’s portfolio includes a diverse range of building types, from three-story walk-ups, to mid-rise buildings, to high-rise “towers in the park”. These developments were built in different periods, under a variety of funding and regulatory frameworks, using different construction systems and materials. Significant capital investment is required to address the physical needs of the developments and to improve the quality of life for residents, and NYCHA is making significant capital investments each year through capital projects and through the PACT and Trust programs to ensure the modernization and long-term sustainability of New York City’s public housing.
Integrated Guidelines
The Authority’s Asset & Capital Management (A&CM) Division and Real Estate Development Department (REDD) lead and manage much of this work. The Design Guidelines integrate and update information from previous guidance issued by A&CM and REDD:
- Design Guidelines – Rehabilitation of NYCHA Residential Buildings
- Project Phase Submission Requirements Guidelines
- PACT Program Requirements – Design & Construction
- NYCHA Comprehensive Modernization Consultation White Paper
- NYCHA Sustainability Agenda
- Flood Resilience at NYCHA
- Connected Communities Guidebook
- NYCHA Open Space Master Plan
- NYCHA Urban Forest
- Various detailed libraries, standards specifications, project needs assessment reports, and drawing sets from recent projects
The Design Guidelines also reference specific requirements from Performance Standards ratings systems including Enterprise Green Communities – NYC Overlay, WELL Building Standard, LEED v4 Multifamily, and Passive House standards, where applicable. In addition, NYCHA Historic Properties that are listed (or eligible to be listed) on the National Historic Register are required to comply with the Secretary of the Interior’s Standards for Rehabilitation and are subject to supplemental design review by NYCHA, the New York State Historic Preservation Office (SHPO), and the National Parks Service (NPS). Historic Properties designated as local landmarks by the Landmarks Preservation Commission (LPC) are also subject to design review by the Landmarks Preservation Commission. For all modernization and new construction projects, design professionals should also directly reference these standards and specific NYCHA program requirements to determine applicability for each project.
The Design Guidelines therefore present technical requirements, specifications, drawings and other information relevant to design and construction projects, holistically, and in a format that is accessible to NYCHA staff, project partners, residents and the broader public. The interactive website also enables direct feedback from staff and design consultants to continually improve NYCHA’s requirements and incorporate best practices based on design, construction and ongoing operation and maintenance experience.
Goals
Who are these guidelines for?
The Guidelines identify design priorities, and facilitate use of the most current performance requirements, specifications and details across departments and project types, and incorporate historical experience, technical expertise, and ongoing staff feedback. The Guidelines also provide strategies for effective and transparent resident engagement.
The Guidelines articulate a clear set of design principles and strategies, baseline and stretch requirements for specific project types and funding levels, and a comprehensive database of the NYCHA’s specifications, drawing and other resources in a downloadable format, to facilitate more effective design and delivery.
Residents can utilize the Guidelines to more easily understand design principles, requirements and options for work planned at their developments, and to engage with NYCHA staff and consultants on design decisions including potential impacts of renovations and new technologies on resident quality of life.
Community-based organizations and other partners are important stakeholders in the success of NYCHA’s community and senior center, grounds, and other projects. The Guidelines provide information to partner organization and the public about NYCHA’s goals and standards, for use in upfront planning and understanding requirements when working with NYCHA.
The Design Guidelines are aligned with NYCHA’s broader goals to promote design and construction excellence, through a set of principles and strategies. The principles ensure that quality housing, resident well-being, and sustainability are centered in efforts to restore and modernize the Authority’s buildings and grounds. The strategies detail how to implement the principles through specific actions.
Design Principles
By prioritizing high-quality housing and building performance, NYCHA aims to foster improved quality of life and comfort for residents, enable easier and lower-cost operation and maintenance by NYCHA property management, and improve the durability and useful life of building systems and assets.
Modernization projects should therefore be designed and built to a standard of excellence that aligns with resident and property staff needs, especially with respect to safety and security, quality and durability of materials and fixtures, performance of building systems, and use of indoor and outdoor spaces and amenities.
Recognizing the critical role that the built environment plays in shaping individuals’ physical and mental vitality, NYCHA prioritizes creating living spaces that foster cleaner, safer, and more nurturing environments. This includes ensuring accessibility and inclusivity for residents to fully engage with their surroundings.
Materials, systems, structures and amenities should promote physical health, accessibility, and active lifestyles for residents of all ages and abilities, while minimizing pollution and environmental hazards. Amenities and facilities that encourage physical activity and social interaction should be well-integrated in our properties, reinforcing the bonds of community and enhancing overall well-being.
Through adopting innovative building systems and infrastructure solutions that can reduce greenhouse gas emissions and waste generation, and strengthen resiliency of buildings and properties, NYCHA strives to safeguard the well-being of resident and surrounding communities.
Climate mitigation and adaptation measures – including energy and water efficient technologies, sustainable materials, and resilient building systems, infrastructure, ground and landscape features – should be integrated in designs wherever possible to address increased frequency of flooding and extreme weather events and reduce greenhouse gas (GHG) emissions and waste.
Design Strategies
To facilitate the implementation of the design principles described above, NYCHA has defined a set of strategies that serve as a roadmap for integrating these principles into every stage of design. These strategies also connect specific work type standards and specifications with larger goals and scope priorities for internally developed designs or consultant proposals.
The following strategies support implementation of NYCHA’s design principles to ensure design and construction excellence:
By actively involving relevant NYCHA staff including within property management, residents, and other stakeholders in the project decision-making process, NYCHA ensures that its housing developments reflect the unique needs, preferences, and aspirations of the communities they serve. Recognizing the deep knowledge that local property management staff and residents have of their properties is not only necessary to the success of capital investments but also helps foster a sense of ownership and belonging.
By establishing robust security protocols, implementing layered access control and CCTV systems, and improving open and secure visual and physical access, NYCHA strives to create environments that enhance safety and security, mitigate risks and instill confidence and peace of mind among residents and staff.
Through rigorous monitoring, preventive maintenance, and regular inspections, NYCHA aims to maximize the useful lifespan of new assets and minimize downtime and disruptions to residents. By leveraging data in project planning and embracing technological innovations, NYCHA incorporates the requirements of operational maintenance and service into the design and construction process. Early and continued coordination with property and skilled trades staff is critical for ease of maintenance and to foster a culture of continuous improvement.
By ensuring any existing hazardous materials are identified and safely abated, and selecting materials free from harmful toxins and allergens, NYCHA creates environments that support health and overall comfort or residents and staff. The integration of building systems that enhance indoor air quality, regulate temperature, and optimize natural light promotes a healthier and positive living experience.
By incorporating features such as walking paths, bike lanes, and recreational spaces for diverse populations into housing developments, NYCHA supports active lifestyles and encourages residents to engage in healthy indoor and outdoor activities. The design of buildings and common areas should prioritize accessibility and encourage movement, fostering a culture of health and vitality.
By incorporating universal design principles and adhering to Federal, State, and City accessibility requirements and guidelines, NYCHA ensures that housing developments are welcoming and accommodating to residents of all ages, abilities, and backgrounds. This commitment extends beyond physical accessibility to encompass social inclusion and equitable access to amenities and resources for varied resident populations.
By selecting environmentally friendly materials, integrating energy-efficient technologies, and implementing resource conservation measures, NYCHA minimizes its ecological footprint through decarbonization, energy and water efficiency. These measures contribute to local efforts to combat climate change and environmental hazards that can adversely impacts residents and surrounding communities, and reduce energy and water costs.
By implementing new technologies, green infrastructure, flood prevention measures, and resilient design strategies, NYCHA enhances resiliency of buildings and grounds to heat, heavy rain and flooding, strengthening community preparedness and safety in the face of extreme weather events and other environmental risks.
By designing multifunctional spaces that can be easily reconfigured and repurposed, NYCHA enhances the functionality and versatility of public housing for residents and community organization. This ensures facilities fit the changing needs of residents and shifting resident demographics, and strengthens collaboration with residents and community organizations to identify opportunities for programming and the best uses for shared spaces.
Principles & Strategies Matrix
Case Study
Marlboro Houses Heating Systems Upgrade
This project at Marlboro Houses development includes de-coupling domestic hot water generation from the existing natural gas-fired boilers, radiator valve replacement, and comprehensive upgrades to the central boiler plant, which will continue to provide heat for the 28-building housing development. Electrification of hot water heating is achieved with state-of-the-art air source heat pumps on freestanding platforms, raised above grade and surrounded by custom-designed perforated metal panels. NYCHA A&CM worked with the joint venture Design-Build team, Macan Deve Engineers + Architects and Maric Mechanical, who jointly undertook extensive consultation with NYCHA property management and heating management services staff as well as residents.
Strategies incorporated:
02 Promote Safety and Security of Residents and Staff — The project incorporates safety measures by ensuring adequate lighting around the equipment enclosures. The custom perforated metal panels surrounding the heat pumps are designed to extend to the ground, minimizing the potential for debris and waste accumulation or concealed spaces.
03 Optimize Performance, Operation, and Maintenance of Buildings, Systems and Assets — The replacement of radiator valves, comprehensive upgrades to the central boiler plant, and the decoupling of domestic hot water generation optimize the performance of the existing systems. Additionally, the use of air source heat pumps provides a more efficient and sustainable solution, and ensures easier maintenance and operation.
07 Prioritize Sustainable Materials, Technologies, and Practices — The electrification of hot water heating through air source heat pumps reflects a commitment to energy and water efficient technologies, reducing GHG emissions. The thoughtful design of equipment enclosures considers durability and minimizes environmental impact.
08 Innovate Adaptive and Resilient Solutions – This project innovatively addresses site-specific challenges, such as flood hazard zones, extensive tree canopies, and topography. The orientation and placement of the platforms minimizes disturbance to existing trees, and varying platform heights respond to the flood elevation levels in specific areas. The raised platforms for the heat pumps and the design of perforated metal panels demonstrate adaptive and resilient solutions tailored to the historic Marlboro Houses development.
Case Study
Entryway Renovation at Carver Houses
This project piloted a new entryway and storefront standard developed to improve safety and security, reduce maintenance time and costs, and comply with new energy efficiency code requirements. This involved a shift from stainless steel to aluminum as the primary material for NYCHA entrances, and enhanced hardware and fixtures. The pilot project was a collaboration between NYCHA Asset & Capital Management (A&CM), Curtis + Ginsberg Architects, and H2M architects + engineers, with extensive consultation with property management staff, residents, and NYCHA’s Office of Safety & Security throughout. Other pilot sites included 45 Allen Street, Seth Low Houses, Conlon LIHFE, and Cassidy-Lafayette.
Strategies incorporated:
01 Center community knowledge, experience, and connection — The project team engaged resident leadership and property staff to develop an effective design for NYCHA entrances.
02 Promote safety and security of residents, and staff — The project improved safety and security with better visibility, lighting, WiFi-enabled intercoms, and more robust and durable hardware and fixtures. Repairs of aluminum storefronts can now be made more quickly, using off-the-shelf parts to reduce the amount of time an entrance component is broken and thus ineffective.
03 Optimize performance, operation and maintenance of buildings, systems, and assets — By switching from stainless steel to aluminum as well as more robust and durable hardware and fixtures, this project improves safety and security, reduces maintenance time and costs, and enhances energy performance, while aligning the design with other housing best practices.
06 Ensure accessibility and inclusion — Wider and lighter weight doors allow for easier access.
07 Prioritize sustainable materials, technologies and practices — Thermally broken aluminum framing and doors reduce energy loss through the façade. Vestibules reduce air infiltration into buildings.
Case Study
PACT Project – Historic Rehabilitation of Williamsburg Houses
The PACT Williamsburg Houses project provided comprehensive renovations to the Williamsburg Houses including enhanced property management and on-site social services. Completed in 1938, Williamsburg Houses is a designated New York City Landmark and was listed on the U.S. National Register of Historic Places in 2021. Because of the historic status of the buildings, NYCHA leveraged historic tax credits to rehabilitate apartments, common areas, facades, elevators and HVAC systems, while retaining the historic design and features. This project was completed in 2023, in collaboration with between NYCHA Real Estate Development Department (REDD), RDC Development and Williamsburg residents.
Strategies incorporated:
01 Center community knowledge, experience, and connection — Residents were actively involved throughout the development process, from reviewing proposals and helping choose the development team to participating in design workshops that shaped everything from the site layout to the apartment finishes.
04 Utilize Healthy Materials and Health-Promoting Building Systems — The project enhanced the quality of living for residents by providing comfortable and reliable heat through heating system improvements and incorporating finishes compliant with EGC and other healthy material requirements. The rehabilitation of the buildings also included extensive abatement of hazardous materials and the replacement of all domestic piping to address mold concerns.
05 Implement active design approaches — Renovations to the grounds included repairs to basketball courts, new playgrounds and exercise stations, new water features, new poured-in-place safety surfaces, and enhanced lighting and walkways, thus encouraging active use of the outdoor amenities.
06 Ensure Accessibility and Inclusion — Due to the substantial 55+ population, the project pursued aging-in-place measures including well-lit exterior and interior spaces and egress paths and outdoor seating to encourage socialization and accommodate residents with limited mobility. Several apartments were reconfigured to create additional mobility units and accessible ramps were added to several buildings without existing accessible routes.
07 Prioritize sustainable materials, technologies, and practices — The project aimed to provide energy efficiency through new insulated roofs and windows, upgrades to the heating system that will reduce space heating energy by ~25-30%, and new LED lighting and Energy Star appliances to significantly reduce electricity usage.
09 Maximize flexible and adaptable use of spaces — There are community facilities integrated on-site that will provide social services including senior services, skills training and job placement programs, educational opportunities, and more.
Case Study
Resilient Grounds Renovation at Jefferson Houses
This comprehensive open space renovation at Jefferson Houses incorporated cloudburst and green infrastructure-related resiliency features in the development. NYCHA A&CM consulted extensively with property management staff and residents, and partnered with consultants from Grain Collective and Hazen and Sawyer, with additional guidance provided by representatives from the NYC Department of Environmental Protection.
Strategies incorporated:
01 Center community knowledge, experience, and connection — Participatory design and stakeholder engagement with children, youth, adults, and seniors set the foundation for the design process. The team incorporated holistic resident feedback into design decisions for the various amenities that were created and transformed.
05 Implement active design approaches — With new amenities that include a fitness area, senior gardens, and walking trails, the project implemented active design methodologies throughout the two superblocks of the development.
06 Ensure accessibility and inclusion — The final design is centered around intergenerational use and community cohesion. With amenities such as fitness areas, adventure play, seating plazas, walking trails, and senior gardens, the new infrastructure caters to users with diverse needs.
08 Innovate adaptive and resilient solutions — To tackle rainwater flooding and surface runoff, this project used subsurface resiliency elements, such as a catch basin for underground water storage, permeable surface treatments, and strategic rerouting of overflows.
09 Maximize flexible and adaptable use of spaces — The project created multifunctional areas, such as passive lawns, water plazas, and an adventure fitness area, that cater to a wide range of activities and community needs. These spaces can be easily reconfigured and repurposed for different uses, ensuring they remain relevant and valuable to residents.
The design categories used to organize work types, standards and specifications across NYCHA projects are based on industry standard design disciplines and classifications, as well as NYCHA’s internal scope of work groupings and types. Certain naming, technical terminology and other language has been simplified for clarity and accessibility, making it easier for users to understand the content within each design category and the associated work types or scopes.
Information is therefore presented in these two tiers: (1) 18 overall Design Categories (e.g. ‘Apartments’), and (2) Work Types under each Design Category (e.g. ‘Apartment Bathrooms’, ‘Apartment Kitchens’, etc.).
For each Work Type (shown in the graphic below) within each Design Category, the Work Type pages include seven sections:
- Overall Description
- Baseline Standards
- Stretch Standards
- RAD Conversion Standards
- Design Strategies
- Tags (for related information and guidance)
- Downloads and Data (specifications, diagrams, data)
Work Categories Organization
The Design Guidelines website is a central hub – accessible by computer, tablet or mobile devise – where NYCHA design standards and related content are maintained and updated. As a “living” resource, the Guidelines will be updated as new requirements, specifications, building materials and technologies are adopted, and feedback and lessons learned are incorporated.
Landing Page
Search
The search box is the easiest way to find resources related to a specific design category, work type, topic or program. The advanced search function will fill in as you type. Search by keyword or by tag (such as PACT or Sustainability Agenda) to find all associated design categories, standards and specifications.
Design Categories
Clicking on any of the categories below the search box (e.g. ‘Apartments’) will bring you to a page presenting all work types or scopes under that design category (e.g. ‘Apartment Bathrooms’, ‘Apartment Kitchens’, etc.) and associated resources. This is a convenient way to explore the design guidelines if you do not know exactly what you are looking for.
Sidebar Menu
The sidebar menu can also be used to navigate the Design Guidelines and Design Categories, including the Introduction & User Guide and other Resources. Clicking on any of the Design Categories will bring a drop-down menu with each of the individual work types. Using the Resources menu, the user can directly access all specifications, AutoCad and other files, link to previous or additional design guidance issued by NYCHA, and access a variety of related external resources including City, State and Federal codes and laws.
Website Footer
The footer area at the bottom of all pages on the website provides links to other NYCHA sites, technical resources, and how to report content and technical issues with the site.
Work Type Pages
Description
An overall description of the work type under the corresponding design category, including the possibly elements of the work scope.
Baseline Standards
This section provides the minimum performance and/or prescriptive requirements that should be followed as a baseline for NYCHA projects.
Stretch Standards
This section provides stretch performance and/or prescriptive requirements, including features that are recommended to achieve an enhanced level of quality, performance, resiliency, and/or sustainability, that should be incorporated in projects when technically and financially feasible.
RAD Conversion Standards
RAD Conversions, including the NYCHA PACT and PHPT programs, maintain specific additional minimum requirements that are captured in this section. Additionally, design professionals must refer to program-specific documentation including PACT Program Requirements for Design & Construction or Public Housing Preservation Trust Design Requirements as companion resources to the Design Guidelines.
Design Strategies
This section indicates design strategies serve as a roadmap for integrating NYCHA’s design principles into every stage of the design process.
Tags
Tags (e.g. PACT, Sustainability Agenda, Connected Communities Guidebook) allow the user to access other related information as well as access previous or additional design guidance documents.
Downloads and Data
This section provides links to technical resources, such as specifications, typical drawing details and other files.
Feedback Function
The feedback function is an important feature of the Design Guidelines, initially available to NYCHA staff and to later be extended to design consultants. Users can provide feedback on the information provided about specific Work Types, as well as on the content of the standards, specifications and other resources based on their experiences designing, building, operating and maintaining the systems, technologies, materials and fixtures covered under each Work Type. This feedback will be regularly reviewed and incorporated into the standards and specifications.
Performance Ratings
This section is a “star” rating system for user to rate standards and specifications for a Work Type for performance, considering areas like availability, cost, durability, ease of operating, and preventative and corrective maintenance needs, of the systems, technologies, materials and fixtures covered under each Work Type. One star indicates the least satisfaction with performance while five stars indicates the most satisfaction with performance.
Review Comments
This section allows users to enter free-text comments on the standards and specifications for a Work Type, to further elaborate on their Performance Rating or share any other feedback or thoughts. Users are highly encouraged to provide detailed comments and feedback to allow the guidelines to be improved and updated on an ongoing basis.
File Drag & Drop
Users can upload photos, documents, and other relevant files, that further elaborate their review comments. For example, a photo of a frequently damaged section or part of an asset, or difficult to clean and maintain area, can usefully inform a change in performance or prescriptive requirements and specifications.