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New York Codes, Rules and Regulations (NYCRR)

Title 9 Part 1610

Executive Department

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9 NYCRR 1610.0 - Foreword

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NYCRR title agency
Executive Department
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Section source receipt
Source version current through
Sep 15, 2021
(a)This Part describes the recommended standards for the design and construction of low rent State-aided public housing projects and is intended to serve as a guide. These standards are intended to produce adequate, safe and sanitary dwellings, at the lowest cost compatible with economical maintenance and low rent, and which will help preserve the character of the development during the life of the project.
(b)Except where required, these standards are for guidance. Housing authorities and architects are expected to use judgment and imagination. The Division of Housing will welcome all efforts to improve the livability, architectural quality, and economical construction and operation of projects.
(c)The Commissioner of Housing has no responsibility for the adequacy of design or the technical sufficiency of plans, specifications and other data submitted for review and approval. Approval, when granted, is only as to compliance with the Public Housing Law, the loan and subsidy contract, the rules and regulations of the commissioner and this Part. The project shall comply with all pertinent local and State laws and regulations.

9 NYCRR 1610.1 - The site

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NYCRR title agency
Executive Department
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Sep 15, 2021
(a)Selection and conformity with a plan.

Sites for projects are selected with regard to municipal plans, where such exist. They are to be developed “in conformity with a plan or undertaking for the clearance, replanning, reconstruction or rehabilitation of a substandard and insanitary area or areas and for recreational and other facilities incidental or appurtenant thereto”.

(b)Zoning.

The project shall comply with all required zoning.

(c)Utilities.
(1)Insofar as possible, projects must make use of existing services and utilities; if these are not adequate, consult the provisions of the loan and subsidy contract.
(2)Storm and sanitary sewers or combined sewers shall be accessible to the site, or other acceptable provisions shall be made for the disposition of storm water and sewerage.
(3)An adequate supply of water for drinking, household and fire protection purposes at adequate pressure must be available or must be made available to the project site.
(4)Street and yard lighting must be such as will provide for safety and convenience.
(d)Traffic and access.
(1)It is not desirable that the site be divided by heavy traffic arteries.
(2)Roads within a project site should be so laid out as to insure privacy and discourage through traffic, while adequate for necessary circulation and services. They should be designed and constructed so that they may be dedicated to the municipality for maintenance.
(3)Vehicular access ways may be not more than 200 feet from the entrance to a building or dwelling unit. Access for fire-fighting equipment must be provided. Approval of the number and locations of, and access to, hydrants must be obtained from the local department having jurisdiction before final site plans will be approved.
(4)Adequate parking space must be provided. Parking shall be in accordance with local laws and ordinances.
(5)Incinerators are not recommended except for apartment buildings at least three stories in height. Row houses shall have garbage stations with proper access roads.
(e)Coverage and density.
(1)Coverage must not exceed 30 per cent of the net area within property lines of land acquired for immediate development. (Net site area is the area in square feet of the property proposed to be acquired, together with the area of the streets to be closed and other public properties incorporated in the project, but excluding streets to be left open, proposed new streets and land to be ceded or reserved for street widening or other purposes.)
(2)In determining density, consideration should always be given to all factors affecting the amenity value of space within or surrounding the project. The density to which a site may be developed will depend on its relation to existing population densities and the nature of surrounding improvements. The preference of the division is for the lowest density compatible with an economical use of land. In the case of a given site, decisions as to how many families can best be housed per acre, and as to the use of single family houses and row houses, flats or multiple dwellings, should be made with reference to the city plan as a whole, as well as with reference to the land cost per dwelling unit of the site.
(3)On inexpensive land, with good topography, and without water or rock conditions, single family houses and row houses usually are preferable; on other sites, multi-story structures are recommended.
(f)Minimum distances between buildings.
(1)

Column (A)—:

Minimum distances between parallel longitudinal walls.

Column (B)—:

Minimum distances between longitudinal walls and end walls; two end walls; corners of adjacent buildings; and between longitudinal walls and interior lot lines.

(2)When longitudinal walls are not parallel, the walls nearest to each other shall be required to be separated by the minimum distances in column (B), but the average distance between such walls shall be not less than column (A). For structures of different heights, these distances shall be averaged.
Story heightAB
14631
25034
35436
45839
56241
66644
77047
87450
97852
108255
118658
129060
139463
149866
1510268
1610671
1711074
1811476
1911879
2012282
2112684
(3)Orientation for sun and prevailing summer winds should be given due consideration.

9 NYCRR 1610.2 - Non-dwelling facilities

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Executive Department
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Sep 15, 2021
(a)Tenant facilities.
(1)Row houses and single family houses.

Provide individual tenant storage space within each apartment or cellar. Also, provide a centrally located tool storage space and a small general store room. Provide outside drying facilities (approximately 45 square feet per dwelling unit).

(2)Multi-story apartment buildings.

Provide, under management control, central storage spaces for perambulators and wheel toys; also, one or more central laundries. All of these spaces shall be accessible from the outside via a ramp. The size of the laundry shall be based upon the number of fixtures. Provide approximately one washing machine for each 60 families in a project with more than 500 apartments; one washing machine for each 35 families in smaller projects. The laundry shall contain provisions for laundry trays, extractors and mechanical dryers. Provide toilet facilities accessible to such laundry for the use of the tenants; also adjacent small storage closet.

(b)Play areas and community facilities.
(1)Outdoor play areas suitable for pre-school children shall be provided in all projects, and so located, if possible, so as to be within sight of the dwelling units they serve. The size and disposition of such areas vary with the type of project—provide about 50 square feet per dwelling unit, with no space less than about 1,200 square feet.
(2)Although active recreational areas for school-age children and adults are primarily the responsibility of other agencies, there may be circumstances in which the provisions of such facilities by the project is justifiable. Where such circumstances occur, the requirements shall be discussed with the Division of Housing.
(3)Indoor space for community use shall be provided, allowing about nine square feet per dwelling unit, with a minimum of about 1,000 square feet. The space should be well lighted, and preferably permit flexibility in its use. There should be at least the following: community hall for general use, smaller rooms for special uses, a small kitchen, toilets, office, and storage.
(4)The program for community activities, and approximate space requirements therefor, supported by adequate data, including information as to the agency which will manage and operate such facilities, and the annual availability of funds for the maintenance and operation of such facilities, shall be submitted to the Division of Housing for review and approval prior to the execution of the architect's contract.
(5)Special facilities, such as gymnasiums, nursery schools, clinics and similar facilities, as well as stores and other rentable commercial spaces are not usually installed; they are subject to the prior approval of the commissioner.
(6)Community centers and similar public facilities incorporated in any project shall be constructed in accordance with the requirements of all local and State laws and ordinances. In any event, such facilities shall be constructed of fireproof construction when in or part of multi-story projects and of fire-retarded construction when in or part of row house construction.
(c)Management and maintenance spaces.

The following minimum areas for management offices and maintenance and repair spaces shall be provided:

(1)Schedule of management office area (square feet).
Number of Dwelling Units in Project
Under1001502503505007501,000Over
991492493494997499991,4991,500**
Public space75100125125185225250275
Mgr's office200200200200230230230250
Rental office180200225250See
Asst. mgr's office160Below
Gen'l work space120125200275310500550625

**For these projects, housing authorities shall submit recommendations to the commissioner for prior approval.

(2)Schedule of maintenance and repair space areas (square feet).
Number of Dwelling Units in Project
Under100150250350500750Over
991492493494997499991,000**
General repair shop200300500400500650700
Mech. repair shop400500650700
Paint shop5060150175200250275
Stock storage room2503755258009001,000See
Superintendent's Office100150150200200Below
Locker & toilet facilities
No. of toilets1112233
No. of lavatories1111223
No. of showers11122

**For these projects, housing authorities shall submit recommendations to the commissioner for prior approval.

Note:

In projects with individual heaters the area of the mechanical repair shop may be reduced by one third.

(3)Enclosed space for lawn mowers, snow removal and similar mechanical equipment shall be provided in addition to the above. No garage or other enclosed space shall be provided for the storage of passenger cars.

9 NYCRR 1610.3 - Residential buildings

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NYCRR title agency
Executive Department
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Section source receipt
Source version current through
Sep 15, 2021
(a)General provisions.
(1)Space below grade shall not be used for dwelling purposes except on a sloping site when the floor level at one wall is above outside grade level.
(2)In multiple dwellings, apartment entrance doors shall have door knockers and peepholes. Such entrance doors in other types of projects shall have door knockers.
(3)Elevators, where provided, shall be of 2,000 pounds minimum capacity.
(4)Provide conduits and/or sleeves for telephone service for all dwelling units in multiple dwelling projects.
(5)Stair halls in apartment type dwellings three or more stories high shall be of fireproof construction. Long halls shall be at least four feet six inches wide. Provide a slop sink closet on each floor.
(6)Provide fire wall between every four apartments in row house projects.
(7)Subject to local and State building laws, row house projects shall be of wood frame construction, brick-veneered; three story projects shall be of class 2 (fire-resistive) construction, buildings more than three stories in height shall be of class 2 or class 1 (fireproof) construction. Buildings of fireproof construction shall have flat roofs; buildings of wood frame construction shall have pitched roofs. Roof railings shall be provided instead of masonry parapets.
(8)In row house projects, install recessed fire extinguishers in exterior walls, located so as to provide adequate protection.
(9)Multi-story buildings shall have full cellars under living spaces, unless excavation is not practicable.
(10)The floor slab of living spaces directly on the grade shall be properly insulated, damp-proofed, and constructed.
(11)Provide storm and screen window and door combinations for all row house projects.

9 NYCRR 1610.4 - Dwelling units

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NYCRR title agency
Executive Department
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Section source receipt
Source version current through
Sep 15, 2021
(a)General provisions.
(1)Every dwelling unit shall consist of the following:
(i)An entry, with protection from the elements.
(ii)A private bathroom, equipped with a water closet, lavatory, and bathtub with overhead shower. Apartments consisting of four bedrooms and larger shall have an additional compartment equipped with a water closet and lavatory.
(iii)A living room.
(iv)Cooking space.
(v)Dining space.
(vi)Storage facilities as follows:
(a)A coat closet.
(b)A linen closet.
(c)A closet for each bedroom.
(d)A broom closet in kitchen.
(e)All closets shall have doors.
(f)Install the storage space listed below within each dwelling unit, in addition to the closets above, except where there is central storage space or cellars. If such storage space is provided, a separate broom closet may be omitted. Such storage space shall vary, depending upon the size of the apartment, as follows:
No. of bedrooms in apartmentSquare foot storage
020
130
230
330
435
540
645
(2)Bedroom and coat closets.

Bedroom closets shall be located within each bedroom, have a clear depth of not less than 22 inches, and be two lineal feet minimum in length per person. However, not more than one bedroom closet may be located in a hall, and not more than five feet from the bedroom door. At least one closet, preferably near the apartment entrance, the coat closet, shall have a clear minimum depth of 22 inches and a clear area of approximately eight square feet and shall have a door with a lock.

(3)Linen closets.
(i)Linen closets shall be 18 inches deep and of the following widths: in apartments of zero or one bedroom, 24 inches; two or three bedrooms, 30 inches; larger size apartments, 36 inches.
(ii)The depth of a linen closet may be increased to 24 inches, providing the equivalent area is maintained.
(4)Kitchen.

Provide the following equipment and spaces:

(i)Cooking space: 24 inches wide, intended for 20 inches wide gas range if gas is available. Do not locate wall cabinets over ranges. No range shall be located within 24 inches of a window.
(ii)Electric refrigerator of nine cubic feet minimum capacity, which shall not be more than 24 ½ inches wide, or higher than 62 inches. Larger size refrigerators may be used for the larger apartments, if requested.
(iii)Two feet eight inches wide space for washing machine (by tenant) adjacent to laundry tub, with plugged tees in hot and cold water lines, and an electric outlet, in apartments with one or more bedrooms.
(iv)Sink and laundry tray combination, except that in single family houses and row houses with cellars, provide sink and drainboard in kitchen and washtub in the cellar. Sink and laundry tray combination and sink and drainboard combination shall have work surface adjacent to sink.
(v)Provide three feet two inches minimum clear in front of all kitchen fixtures for passage. The kitchen should be so designed that the fixtures do not front on the entry or the living room.
(vi)Shelving for wall and base cabinet units, 11 ½ inches wide, as follows:
0 bedroom apartment— 25 square feet
1 ″ ″— 30 ″ ″
2 ″ ″— 38 ″ ″
3 ″ ″— 46 ″ ″
4 ″ ″— 55 ″ ″
5 ″ ″— 65 ″ ″
(5)Special soundproof partitions.

Partitions between bathrooms or toilets and living rooms in the same apartment shall be constructed the same as the partition between apartments described below.

(6)Apartment separations.

Between all dwelling units, sound reduction of at least 40 decibles at an average frequency of 256 to 1024 cycles per second shall be obtained by the use of suitable construction methods and materials. (See National Bureau of Standards Report #BMS 144 on sound insulation of wall and floor constructions, and subsequent revisions or supplements.)

(7)Exposures.
(i)All dwelling units shall have two exposures, except that those designed for one and two person occupancy may have only one exposure.
(ii)Each room shall have direct outside exposures from one or more windows. The window areas shall comply with local codes, but shall not be less than 10 per cent and not more than 15 per cent of the floor area in any case. Half of the minimum required window area must be openable. Keep the heads of windows as close to the ceiling as possible.
(iii)Interior bathrooms and kitchenettes (cooking spaces less than 59 square feet in floor area) are permitted, if proper mechanical exhaust ventilation is installed.
(8)Heating.
(i)An early decision should be made as to whether heat is to be provided by individual heating units, group heating, or by central heat, as the type of heating affects not only the design of the dwelling unit but also the site layout.
(ii)A system of heating shall be provided which is adequate for the maintenance of a temperature of 70 degrees at knee height in apartments under the most severe winter conditions usually encountered, as established by the local weather bureau reports.
(9)Screens or protective devices for windows.

The following requirements, unless waived or modified by the commissioner upon request of an authority shall apply to all windows in buildings three stories or more in height. Projected sash windows which are so designed that there is minimum danger of persons falling out do not require special protective devices or screens. Approved devices shall be installed on hoppers, casements and the lower half of double hung windows which would restrict their opening to not more than four and one-half inches.

(10)Miscellaneous.
(i)Separate dining rooms are not feasible in low rent housing, but dining space, adequate for the entire family, shall be indicated on the plan. Dining spaces must be so arranged as to have adequate natural light.
(ii)Sinks and trays, bathtubs, basins, and slop sinks shall have hot and cold running water. A bathroom or toilet shall be accessible to all bedrooms without entering any other room. It shall not open directly off the kitchen. A medicine cabinet, toilet paper holder, and a wood nailing strip for attachment of tenant's accessories shall be provided.
(iii)All rooms and areas in apartments including kitchens, bathrooms, private halls, and foyers shall have wall switches for control of electric lights.
(b)Room furnishings.

In planning dwelling units the essential test is livability, and this will be the basis for review by the division. Unit plans submitted for review must, therefore, show furniture, radiation, exposed pipes, electric outlets and door swings. Minimum furniture shall be spaced so as to permit adequate circulation space, and shall be of the following approximate sizes:

(1)Bedrooms.

Twin beds or double bed, dresser and chair. Child's crib in principal bedroom.

Double bed— 4 feet9 inches by6 feet9 inches
Twin bed— 3 ″6 ″ ″6 ″9 ″
Child's crib— 2 ″4 ″ ″4 ″5 ″
Dresser— 1 ″10 ″ ″3 ″6 ″
Chair— 1 ″6 ″ ″1 ″6 ″
(2)Living room.
A couch or studio couch— 6 feet9 inches by3 feet0 inches
Two easy chairs— 2 ″6 ″ ″3 ″0 ″each
A desk or table— 2 ″0 ″ ″3 ″4 ″
Console radio or TV set— 2 ″8 ″ ″2 ″0 ″
and other incidental furniture.
Add dresser in living room of zero bedroom apartment.
(3)Dining spaces.

Seating and table space for the maximum number of persons the unit will accommodate, must be provided. The clearance around the dining table shall not be less than as follows:

Table for2 people—2 feet6 inches by2 feet6 inches
″ ″4 ″2 ″6 ″ ″3 ″2 ″
″ ″5 ″3 ″0 ″ ″4 ″0 ″(seating at one end)
″ ″6 ″3 ″0 ″ ″4 ″0 ″(seating at both ends)
″ ″6 ″4 ″0 ″ ″4 ″0 ″(recommended)
″ ″7 ″3 ″0 ″ ″6 ″0 ″(seating at one end)
″ ″8 ″3 ″0 ″ ″6 ″0 ″(seating at two ends)
″ ″10 ″3 ″0 ″ ″8 ″0 ″(seating at two ends)
(c)Schedule of room areas.

See following table which indicates the minimum net room areas in square feet. These requirements must be adhered to.

Table of Minimum Room Sizes

DesignNo. B.R.Unit typeL.R.D.Sp.Kit.1st B.R.2nd B.R.3rd B.R.4th B.R.5th B.R.Con. Rm. Ct.Rent. Rm. Ct.
A0Comb. Living & Sleeping Rm; Kit.,* Dining Sp.**1703045—————22½
D1L.R., Kit., Dining Sp.** 1-2 pers. Bed Room1653050130————33½
F2L.R., Kit., Dining Sp.** 2-2 pers. Bed Rooms1704555130115———44½
I3L.R., Kit., Dining Sp.** 3-2 pers. Bed Rooms1856560130115115——55½
K4L.R., Kit., Dining Sp.** 4-2 pers. Bed Rooms1957565130115115115—66½
L5L.R., Kit., Dining Sp.** 5-2 pers. Bed Rooms200857013011511511511577½

* Omit space for clothes washing machine in A.

** Dining space may be in living room or kitchen.

(d)Room area restrictions.
(1)Ceiling heights shall be not less than eight feet zero inches in the clear.
(2)All room areas shall be computed to the inside finished surfaces of the enclosing walls and partitions. Areas shall not include offset entrances, columns, or stairs within rooms.
(3)In multi-story projects, privacy is to be achieved, except where not practical.
(4)No two person bedroom shall be less than eight feet six inches wide.
(5)No living room shall be less than 10 feet 6 inches in minimum dimension when the area does not exceed 170 square feet and 11 feet 0 inches for those in excess.
(6)Generally, adequate consideration should be given to the provisions of a sufficient number of dwelling units for larger families.
(7)Exterior public balconies and/or balcony corridors may be provided in multi-story buildings. To determine room count, balconies which provide outdoor living space adjacent to apartments are to be given two-thirds room count. In calculating gross areas, add 50 per cent of the area of balconies to the gross area of the building.

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