158 CLIFTON PLACE IN BROOKLYN RECEIVES OFFICIAL PASSIVE HOUSE CERTIFICATION by Paul Castrucci

158 Clifton Pl_USE THIS.jpg

May 17, 2019

Paul A, Castrucci, Architects is thrilled to announce that our team’s project at 158 Clifton Place has been Passive House Certified by the Passive House Institute (PHI), an independent research institute responsible for the development of internationally recognized, sustainable energy/Net-Zero standards worldwide. PHI considers it an exemplary EnerPhit project.  Dr. Feist is personally delivering cert to a NYPH rep in Germany this weekend.

Located in the Bedford-Stuyvesant neighborhood of Brooklyn, NY, this two-family rowhouse was gut-renovated to strict EnerPHit standards and completed in 2016.  Retrofits at 158 Clifton Place feature a Photovoltaic (PV) Solar Array, focused controls to thermal and moisture conditions, and a recycled polyiso board for roof insulation. The firm developed air sealing details and trained the contractor to ensure proper installation.

Paul A, Castrucci, Architects client, Alan Solomon at Brooklyn’s Sawkill Lumber Co. (http://sawkill.com), inspired the use of recycled wood throughout 158 Clifton Place. the building’s front and rear facades, flooring, and much of the interior furnishing’s added to the final look and beautification of the location

 

UNDERSTANDING THE AFFORDABLE HOUSING EXEMPTION IN

NYC’S CLIMATE MOBILIZATION ACT /MAY 10, 2019

To ensure NYC reaches its 2030 target of 40% reduction (80% by 2050) in greenhouse gas (GHG) emissions, all buildings – including affordable housing – must reduce their energy consumption. The Climate Mobilization Act exempts the rent-stabilized sector, which represents about 40% of large multifamily space, from its building emissions limits. Complicated state laws allow costs of ‘Major Capital I­­mprovements’ (MCIs) to be passed to tenants in rent-stabilized apartments. The replacement of heating systems and retrofitting the building envelope can qualify as MCIs and give owners the right to increase rents. Additionally, owners may petition to deregulate such units once rent exceeds a certain threshold.

Unless state laws are updated, affordable housing subjected to mandatory carbon emission limits from the Climate Mobilization Act will burden low-income tenants, pushing families out and lowering the amount of affordable regulated housing on the market. 

Until state regulations are updated, a prescriptive list of low- to no-cost Energy Conservation Measures (EMCs) are recommended, supported by a robust verification process administered by the city. None of these measures will qualify for an MCI; yet, collectively, these measures should reduce energy consumption up to 10 to 13%.

While there is intent to prevent retrofit costs passed down to tenants under the current frameworks of existing state regulations, the exemption will further worsen the quality of housing for low-income New Yorkers. Low-income New Yorkers will live in leakier, inefficient building resulting in unhealthy indoor conditions, and they will have higher energy bills. Rent-stabilized buildings are more likely to be built before 1980s – thus leaving most buildings in dire need of energy upgrades. To address the need, one strategy outlined by Blueprint for Efficiency includes targeted funding or grants from the City that support energy efficiency upgrades that will not be eligible for MCIs. Another possibility would be for the city to finance additional affordable housing to counter the loss of rent-regulated units.

We applaud the city and its leadership on its ambitious climate change policy; however, we must ensure policies should not leave the most vulnerable New Yorkers behind. NYC and NY State should explore policy options and funding to help bring affordable housing stock to 40% energy reduction by 2030 and usher in a sustainable and equitable future for all New Yorkers.

 Sources:

1. NYC Mayor’s Office of Sustainability (2017). Inventory of New York City Greenhouse Gas Emissions in 2015. Retrieved from www.dec.ny.gov/docs/administration_pdf/nycghg.pdf

2. Urban Green (August 2018), 80x50 Buildings Partnership Blueprint for Efficiency.

3. BuildingEnergy NYC, (2018) The challenge of Energy Efficiency in Rent-Regulated Housing

 

UNTANGLING THE CLIMATE MOBILIZATION ACT /MAY 10, 2019 by Paul Castrucci

OVERVIEW:

In April 2019, New York City passed the ‘NYC Climate Mobilization Act’, also known as the ‘NYC Green New Deal.’  As part of this legislation, building emissions are capped for large New York City buildings.   Emission caps will start in 2024, with emission limits being further reduced in 2030 and again until 2050.  Buildings exceeding the emissions limits will be subject to steep carbon tax. 

In our analysis of the emission requirements, we found that buildings constructed to the current energy code (and existing buildings) will be at risk of exceeding the 2030 emissions caps. Building to the Passive House standard or similar low carbon standard is the surest approach to meeting emissions requirements for 2024, 2030 and beyond. Passive House (PH) is a cost-effective approach with a 0% to 5% construction cost increase that will pay dividends for the rest of the building life. PH has a pay back period of 1 to 5 years. Building to Passive House standards to ensure 2030 compliance is a smart investment that makes sense.

FREQUENTLY ASKED QUESTIONS

1)      What is the Climate Mobilization Act?  What is the Introduction 1253?

The Climate Mobilization act is a package of legislations that will significantly reduce greenhouse gas (GHG) emissions in New York City. The legislation, adopted on April 18th, 2019, includes 10 bills and resolutions. One of these bills, Introduction 1253, will set building emission limits for covered buildings starting in 2024, building emission limits to be revised in 2030, and again in 2035 till 2050.

 2)      What buildings are subjected to Building Emission Limits?

Covered buildings include: buildings that exceed 25,000 gross square feet (GSF); two or more buildings on the same tax lots that together exceed 50,000 GSF; two or more buildings held in the condominium form of ownership that are governed by the same board of managers and that together exceed 50,000 GSF is required to meet emission limits.

The following buildings are exempt: (1) industrial facilities primarily used for generation of electric power or steam; (2) real properties not more than 3 stories, consisting of a series of attached, detached, or semi-detached dwellings, for which the ownership of the HVAC systems and hot water heating systems is by individual dwelling owners; (3) a city building; housing development or on land owned by the New York City Housing Authority; (4) rent regulated accommodation; (5) real estate owned by religious corporation, which is dedicated and used exclusively as a place of public worship; and(6) real property owned by a housing development fund company that falls under article 11 of the State Private Housing Finance law.

 3)      When do I need to comply?

Covered buildings to comply with building emission limits on and after January 1st, 2024. By May 1st, 2025, and by May 1st of every year thereafter, the owner of covered building must file a report with the department.

 4)      What are the penalties for non-compliance?

Owners of covered building will face civil penalty for not meeting building emission thresholds. This penalty will be not more than $268 multiplied by the ton of CO2 over the building emission limit.

Failure to file a report will result in civil penalty in the amount not more than the gross floor area multiplied by $0.50 for each month the violation is not corrected.

 5)      Will I comply if I build to today’s Energy Code?

Buildings built to New York City Energy Conservation Code (NYCECC) 2016 risk exceeding 2030 emission levels. We estimate, based on energy models, that multi-family buildings built to NYCECC 2016 will be just under emission limits for 2030 (see figure 1). However, monitored performance is higher than modeled (1). Additionally, since NYCECC 2016 does not have a robust verification process, these buildings will potentially have greater emission levels than the energy modeling suggests. We recommend building and renovating to the Passive House standard as the surest path to compliance with emission targets for 2030 and beyond.

 6)      How will I demonstrate compliance?

Compliance will be demonstrated through a report, submitted May 1st each year by the building owner’s consultant (a registered design professional). Building emissions levels for different occupancy type defined in the new regulation, as well as calculation methods. Owners may take deduction for renewable energy, purchased greenhouse gas offset and clean distributed energy resources.

 7)      What is Passive House?

Passive House is a design methodology with a proven track record for delivering low energy buildings through an economical, common-sense approach. PH uses high performing building envelope – continuous insulation and air barrier, minimize thermal bridges, and triple pane windows – along with energy efficient appliances, lighting and mechanical equipment.

PH certification requires meeting set thresholds for heating and cooling demands and loads, as well as primary energy demand. Thresholds are demonstrated using whole energy building simulation and rigorous testing and verification methods.

Modeling results of multi-family building built to PHIUS+ 2018 show to be well within half the budgeted building emission allowance for 2030 (see figure 1), making Passive House the surest way to bring buildings into compliance for 2030 and beyond. Passive House is a cost-effective and proven methodology to driving down energy use (and emissions), while realizing ongoing operational cost savings.  

 8)      Are existing buildings required to comply?  

Yes. In fact, the regulation targets to bring most of existing buildings covered within new emission standards by 2024. Estimated carbon emission based on median energy use for multifamily buildings over 7 floors in NYC (3) show owners need to cut building emission levels by over 50% to bring buildings into compliance for 2030 (see figure 1). Owners of existing multifamily can achieve required emission cuts by doing gut renovations and deep energy retrofits to the Passive House Standard.

 9)      Are affordable housing buildings required to comply?

Existing state laws allow owners of regulated rent-stabilized units to pass down cost of qualifying retrofits to the building occupants, pushing the burden onto low-income New Yorkers. These exceptions are necessary for new construction and existing buildings. Until state laws are updated, the new regulations exempt rent-stabilized buildings. Instead the law requires a list of prescriptive measures to be met by owners. Read more here.

 10)  What are the next steps for my building portfolio?

Speak to your design and energy consultant team. Benchmarking your building – the process of measuring energy and water consumption – will allow you to get a better idea of the annual building emissions levels. Some buildings are already covered under NYC Local Law 84 that requires benchmarking. Once you get a better understanding of the energy use of your building, your energy consultant can look at options to bring building under compliance.

CONTACT US TO SEE SERVICES OFFERED RELATED TO COMPLIANCE.

 Sources:

  1. One City Built to Last Technical Working Group Report

  2. NYC Mayor’s Office (October 2017,) New York City’s Energy and Water Use 2014 and 2015 Report

  3. PHIUS (2017) Measured vs. Modeled Performance Data Analysis for Affordable Occupied Passive Multifamily Project

  4. PHIUS (2017), PHIUS+ 2015 Certification Guidebook.

  5. Tags: Passive House, Climate Mobilization Act, Low Carbon Buildings, Carbon Emission, 2024, New York City

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