New York Codes, Rules and Regulations (NYCRR)
Title 9 Part 1611
Executive Department
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9 NYCRR 1611.0 - 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 apartments for senior citizens in 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)See Part 1610 for recommended standards for apartments not intended for senior citizens. These standards are for guidance; however, where the words “shall” or “must” are used, these standards are mandatory. Housing authorities and architects are expected to use judgment and imagination. The division will welcome all efforts to improve the livability, architectural quality, and economical construction and operation of projects.
(c)The commissioner 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 1611.1 - The site
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- Source version current through
- Sep 15, 2021
(a)Selection.
Sites for projects shall be selected with regard to municipal plans, where such exist. They shall 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 shall make use of existing services and utilities; if these are not adequate, consult the provisions of the application for financial assistance and 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.
(d)Traffic.
(1)It is not desirable that the site be divided by heavy traffic arteries. It is preferred that roads within a project site be so laid out as to insure privacy and discourage through traffic, while adequate for necessary circulation and services.
(2)It is desirable that vehicular access ways be within 200 feet of 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 are approved.
(3)Provide adequate parking space in accordance with local laws and ordinances convenient to the apartments. Provide ramp access from parking areas to adjacent sidewalks.
(4)Incinerators shall be provided for apartment buildings three stories or more in height. Row houses shall have garbage stations with proper access roads.
(e)Access and exterior standards.
(1)Avoid exterior steps as much as possible; where necessary, provide ramps not exceeding an eight per cent grade.
(2)Walks shall have a minimum gradient of one per cent and a maximum of eight per cent.
(3)All walks with a six per cent gradient or more shall be designed with special abrasive finishes and shall be provided with handrails.
(4)All site surface drainage shall be so designed that the walks shed water quickly and that drainage run-offs shall not cross walks.
(5)Walks constructed on fill shall be of asphalt concrete.
(6)Walks shall be designed to permit ready movement and maneuvering of wheelchairs.
(7)Sitting areas shall be dispersed throughout the site. They should be properly protected with adequate and acceptable shade trees and windbreaks.
(8)Entrance platforms to buildings shall have overhead protection which shall be so designed as to avoid dripping of water on platforms and adjacent walks.
(9)Exterior lighting shall be designed to insure full illumination of walks, adequate lighting of driveways and parking areas, and must be such as will provide for safety and convenience.
(10)Drying yard areas shall be located and designed to facilitate their use.
(11)Consideration should be given in row house projects to provide at the entrance to each apartment a space for limited floral or kitchen gardening.
(12)In the case of projects having dwelling units for both senior citizens and others, where play areas are installed for children, such play areas shall be located remote from the apartments for senior citizens.
(f)Coverage and density.
(1)Building 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 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 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 of the site per dwelling unit.
(3)On inexpensive land, with good topography, and without water or rock conditions, row houses usually are preferable; on other sites, multi-story structures are recommended.
(g)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 height | A | B |
|---|---|---|
| 1 | 46 | 31 |
| 2 | 50 | 34 |
| 3 | 54 | 36 |
| 4 | 58 | 39 |
| 5 | 62 | 41 |
| 6 | 66 | 44 |
| 7 | 70 | 47 |
| 8 | 74 | 50 |
| 9 | 78 | 52 |
| 10 | 82 | 55 |
| 11 | 86 | 58 |
| 12 | 90 | 60 |
| 13 | 94 | 63 |
| 14 | 98 | 66 |
| 15 | 102 | 68 |
| 16 | 106 | 71 |
| 17 | 110 | 74 |
| 18 | 114 | 76 |
| 19 | 118 | 79 |
| 20 | 122 | 82 |
| 21 | 126 | 84 |
(3)Orientation for sun and prevailing summer winds should be given due consideration.
(h)Location of apartments.
It is preferable that apartments for senior citizens not be scattered in various buildings, but be concentrated in separate buildings or sections of buildings. They should be located so as to have convenient access to project community facilities.
9 NYCRR 1611.2 - Non-dwelling facilities
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- Executive Department
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- Source version current through
- Sep 15, 2021
(a)Tenant facilities.
(1)Row houses.
(i)Provide a centrally located tool storage space and a small general store room.
(ii)Outside drying facilities shall be provided (approximately 25 linear feet per family).
(2)Multi-story buildings.
Provide, under management control, central storage spaces; also, one or more central laundries. These spaces if located below grade, shall be accessible from the outside via a ramp at a gradient not exceeding eight per cent. Provide approximately one washing machine for each 60 apartments. The laundry room shall contain provisions for laundry trays, extractors and mechanical dryers. Toilet facilities accessible to the laundry room for the use of the tenants and a small storage closet shall be provided.
(b)Indoor and outdoor recreational facilities.
(1)Indoor.
(i)Each project consisting of 100 or more apartments for senior citizens should have special indoor community facilities which should be of adequate size to accommodate not only the project tenants but also those residing in the immediate neighborhood. Such facilities must be staffed and under the supervision of appropriate community agencies, either public or private. The area of such spaces shall be as approved by the commissioner.
(ii)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, should be submitted to the division for review and approval prior to the execution of the architect's contract.
(iii)In the event that agencies are not available to staff and supervise such facilities, or in projects of smaller size, the area of the community rooms for the senior citizens should be based upon a formula of about 12 square feet per apartment.
(iv)Toilet facilities shall be provided convenient to the community rooms. Provide adequate storage space. A kitchen shall be connected to one of the community rooms.
(v)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.
(vi)In high rise buildings, a lounge off the entrance lobby is desirable and should be provided if conditions warrant.
(2)Outdoor.
(i)Each project consisting of 100 or more apartments for senior citizens shall have a sheltered open terrace with southern exposure. Such shelter shall be readily accessible from the indoor community facilities and shall have benches and tables. Smaller size projects may have a small shelter for protection against inclement weather.
(ii)All projects for senior citizens shall be equipped with special outdoor recreational facilities, including areas for activities such as shuffleboard and boccie, as well as for table games such as cards and checkers.
(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
| Under | 100 | 150 | 250 | 350 | 500 | 750 | 1,000 | Over | |
|---|---|---|---|---|---|---|---|---|---|
| 99 | 149 | 249 | 349 | 499 | 749 | 999 | 1,499 | 1,500** | |
| Public space | 75 | 100 | 125 | 125 | 185 | 225 | 250 | 275 | |
| Mgr's office | 200 | 200 | 200 | 200 | 230 | 230 | 230 | 250 | See |
| Rental office | 180 | 200 | 225 | 250 | Below | ||||
| Asst mgr's office | 160 | ||||||||
| Gen'l work space | 120 | 125 | 200 | 275 | 310 | 500 | 550 | 625 | |
| ** 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
| Under | 100 | 150 | 250 | 350 | 500 | 750 | Over | |
|---|---|---|---|---|---|---|---|---|
| 99 | 149 | 249 | 349 | 499 | 749 | 999 | 1,000** | |
| General repair shop | 200 | 300 | 500 | 400 | 500 | 650 | 700 | |
| Mach. repair shop | 400 | 500 | 650 | 700 | ||||
| Paint shop | 50 | 60 | 150 | 175 | 200 | 250 | 275 | |
| Stock storage room | 250 | 375 | 525 | 800 | 900 | 1,000 | See | |
| Superintendent's office | 100 | 150 | 150 | 200 | 200 | Below | ||
| Locker & toilet facilities | ||||||||
| No. of toilets | 1 | 1 | 1 | 2 | 2 | 3 | 3 | |
| No. of lavatories | 1 | 1 | 1 | 1 | 2 | 2 | 3 | |
| No. of showers | 1 | 1 | 1 | 2 | 2 | |||
| ** 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 1611.3 - Residential buildings
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- Source version current through
- Sep 15, 2021
(a)Construction.
(1)Unless otherwise required by local and/or State laws, all buildings from three to nine stories in height, inclusive, shall be constructed of class 2 (fire-resistive or fire protected) or class 1 (fireproof) construction; buildings over nine stories in height shall be constructed of class 1 construction.
(2)Buildings one or two stories in height shall be constructed as follows:
(i)When such projects are intended for senior citizens and others, the construction may be of wood frame, brick veneered. In two story buildings the first floor ceilings of living rooms and bedrooms in dwelling units for senior citizens shall not be attached directly to the ceiling beams when such beams are of wood, but shall be sound retarded by acceptable means.
(ii)When such projects are intended exclusively for senior citizens, the construction shall be as follows:
(a)Exterior walls and floors—class 2 or class 1 construction. (See definition above.)
(b)Partitions between apartments—one hour construction.
(c)Partitions within apartments—dry wall or plaster on studs.
(iii)All such projects, whether intended exclusively or partly for senior citizens shall have the following construction features:
(a)Pitched roof of wood frame construction.
(b)Fire wall between not more than four apartments.
(c)When two or more entrance doors to apartments for senior citizens open on a common public hall, such public hall shall be constructed of fireproof construction in its entirety and the stairs shall be fireproof.
(b)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 of each such dwelling is above outside grade level.
(2)In multiple dwellings, apartment entrance doors shall have door knockers and peepholes. Entrance doors in other types of projects shall have door knockers.
(3)On the inside face of each entrance door to an apartment a large card holder should be provided on which the names, addresses, and telephone numbers of persons to call in an emergency may be written.
(4)
(i)Buildings three stories or more in height shall have flat roofs. Metal roof railings shall be installed on such roofs rather than masonry parapets.
(ii)Buildings one or two stories in height shall have pitched roofs. Garbage stations and similar nonresidential buildings may have flat roofs provided that the construction of same is of pre-cast concrete plank or similar material.
(iii)A pitched roof is defined as one with a minimum 3:12 pitch.
(5)Multi-story buildings shall have full cellars under living spaces, unless excavation is not practicable.
(6)Conduits and/or sleeves shall be provided for telephone service for all dwelling units in multi-dwelling projects.
(7)Elevators shall be of 2,000 pounds minimum capacity with handrails around three sides of cab, which shall be four feet five inches by six feet four inches minimum.
(8)Long halls shall be at least four feet six inches wide. A slop sink closet shall be provided on each floor of apartment buildings.
(9)Floor slabs of living spaces directly on the ground shall be properly insulated, damp-proofed and constructed.
(10)In row house projects, recessed fire extinguishers shall be installed in exterior walls, located so as to provide adequate fire protection.
(11)Storm and screen window and door combinations shall be provided for all row house projects.
(12)Partitions between bathrooms or toilets and living rooms in the same apartment shall be constructed the same as partitions between apartments as described below.
(13)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).
(14)
(i)Maximum exposure to the sun shall be provided. All dwelling units designed for more than two persons shall have two exposures.
(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.
(iii)Half of the minimum required window area must be openable. Keep the heads of windows as close to the ceiling as possible.
(15)Interior bathrooms and kitchenettes (cooking spaces less than 59 square feet in floor area) are permitted, if proper mechanical exhaust ventilation is installed, and if permitted by law.
(16)Provide handrails on both sides of all stairs except exit stairs in multiple dwellings where not required by law. Handrails, staggered, are recommended in public halls. Stairs and public spaces shall be well-lighted. All stair risers shall be seven inches or less in height, except exit stairs in multiple dwellings.
9 NYCRR 1611.4 - Dwelling units
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- Sep 15, 2021
(a)Apartments for senior citizens.
(1)Every such 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. In lieu of a bathtub and shower, a separate stall shower, four feet by four feet in area, plus a hot and cold water faucet near the floor, may be installed. Thermostatic controls for showers are recommended. Floors shall be non-slip. Grab bars shall be installed on walls adjacent to bathtub or shower and next to water closet. Bell or other signaling device from bathroom to outside the apartment may be provided for emergency use. Bathroom doors should swing out and should have catch that can be released from the outside in an emergency.
(iii)A living room.
(iv)Twenty four inches cooking space for a 20 inches wide electric range, or a 20 inches wide gas range with the following safeguard: automatic shut-off for oven.
(v)Dining space, preferably with a window.
(vi)Storage facilities, as follows:
(a)A coat closet.
(b)A linen closet.
(c)A closet for each bedroom or sleeping space.
(d)A broom closet in kitchen.
(e)All closets shall have doors.
(f)In row house projects except where there is a cellar or basement, the storage spaces listed below shall be provided. 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 apartment | Square foot storage |
|---|---|
| 0 | 20 |
| 1 or more | 30 |
(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 linear feet minimum in length per person, except that not more than one bedroom closet may be located in a hall, 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. The door to this closet may have a lock.
(3)Linen closets.
(i)Linen closets shall be 18 inches minimum deep and of the following minimum width: in apartments of zero or one bedroom, 24 inches.
(ii)The depth of a linen closet may be increased to 24 inches, providing the equivalent area is maintained.
(4)Kitchen. In addition to the range heretofore described, the following provisions shall be followed:
(i)Wall cabinets shall not be located over range. No range shall be located within 24 inches of a window.
(ii)Electric refrigerator shall be of nine cubic feet min. capacity. Space for refrigerator shall be at least 30 inches wide by 62 inches high.
(iii)In apartments of one bedroom there shall be provided a 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.
(iv)A sink and laundry tray combination shall be provided in all apartments, except that in row houses with cellars, there shall be provided a sink and drainboard in the kitchen and a washtub in the cellar. The sink and laundry tray combination or the sink and drainboard shall have work surface adjacent to the sink.
(v)Provide three feet two inches minimum clearance 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)Provide shelving for wall and base cabinets, 11 ½ inches deep, as follows:
0 bedroom apartment—25 square feet
1 bedroom apartment—30 square feet
(5)Heating.
(i)An early decision shall be made as to whether heat is to be provided by individual heating units, group heating, or by central heat, since 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 80 degrees at knee height in apartments under the most severe winter conditions usually encountered as established by local weather bureau reports.
(6)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 shall restrict their opening to not more than four and one-half inches.
(7)Miscellaneous.
(i)Separate dining rooms are not feasible in low rent housing, but dining spaces shall be indicated on the plan.
(ii)Sinks and trays, bathtubs, lavatories, and slop sinks shall have hot and cold running water.
(iii)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.
(iv)All rooms and areas in apartments including kitchens, bathrooms, private halls, and foyers shall have luminous wall switches for control of electric lights. Wall switch in living room to control base outlet.
(v)Casement windows, where used, shall have mechanical operators.
(vi)Electric outlets shall be located at least two feet zero inches above floor.
(vii)Door saddles shall be omitted wherever possible; where used, door saddles shall be beveled.
(viii)Door knobs shall be slip-proof.
(ix)No door shall have latches, chains or bolts which cannot be operated, in an emergency, from both sides.
(x)Window ledges approximately 10 inches wide may be provided in living room for plants and flowers.
(xi)All doors shall be two feet six inches minimum width, except closets.
(xii)Plumbing fixtures shall have slip-proof handles.
(b)Schedule of room areas.
(1)General provisions.
(i)The table following indicates the minimum net room area in square feet. These requirements shall be adhered to.
(ii)Ceiling heights shall be not less than eight feet zero inches in the clear.
(iii)All room areas shall be computed to the inside finished surfaces of enclosing walls and partitions. Areas shall not include offset entrances, columns, or stairs within rooms.
(iv)No two person bedroom shall be less than eight feet six inches wide.
(v)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 larger rooms.
(vi)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.
(2)Table of minimum room sizes—apartments for senior citizens.
| Design | No. Br. | Unit Types | L.R. | D.Sp | Kit | 1st B R | 2nd B R | Const. Rm. Ct. | Rent Rm. Ct. |
|---|---|---|---|---|---|---|---|---|---|
| A-A | 0 | Comb. Living & Sleeping Rm., Kitchenette or Kitchen*, Dining Space** | 170 | 30 | 45 | — | — | 2 | 2½ |
| D-A | 1 | L. R., Kit., Dining Space** 1-2 pers. Bed Room*** | 165 | 30 | 50 | 130 | — | 3 | 3½ |
| * Omit space for clothes washing machine in kitchen or kitchenette of A-A apartment. | |||||||||
| ** Dining space may be in living room or kitchen. | |||||||||
| *** Partitions between bedroom and living room may be omitted and movable storage and clothes cabinets may be provided, if legally permissible. | |||||||||
(c)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. Furniture shall be spaced so as to permit adequate circulation space. Furniture shall be of the following minimum sizes, and as follows:
(1)Bedrooms.
Twin beds, dresser and chair
Twin bed—3 feet 6 inches by 6 feet 9 inches
(2)Living room.
| A couch or studio couch | 6 feet 9 inches by 3 feet 0 inches |
| Two easy chairs | 2 feet 6 inches by 3 feet 0 inches each |
| A desk or table | 2 feet 0 inches by 3 feet 4 inches |
| Console radio or TV set | 2 feet 8 inches by 2 feet 0 inches |
| 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 shall be provided. The clearance around the dining table shall not be less than as follows:
| Main passage | 3 feet 0 inches if seating is contemplated |
| Main passage | 2 feet 6 inches if no seating is contemplated |
| Table for 2 persons | 2 feet 6 inches by 2 feet 6 inches |
| Table for 4 persons | 4 feet 6 inches by 4 feet 0 inches |