NEXT GENERATION NYCHA

NEXTGEN NEIGHBORHOODS
LA GUARDIA HOUSES
REQUEST FOR PROPOSALS
RFP 66733

Event Date Time/Place

Public Advertisement Begins March 1, 2018
10:00 – 11:00 am
NYCHA Ceremonial Room
Pre-Submission Conference March 21, 2018
90 Church St, 5th Floor
New York, NY 10007
10:00 – 11:00 am
Development Site Visit March 28, 2018 250 Madison Street
New York, NY 10002
Applicants’ Questions Due March 30, 2018 4:00 pm
2:00 pm
NYCHA Procurement Dept.
Proposal Deadline June 1, 2018
90 Church Street, 6th Floor
New York, NY 10007

Bill de Blasio
Mayor

Alicia Glen
Deputy Mayor for Housing and Economic Development

Maria Torres-Springer, Commissioner Shola Olatoye, Chair & CEO

Department of Housing Preservation and Development New York City Housing Authority
www.nyc.gov/hpd www.nyc.gov/nycha
TABLE OF CONTENTS
I. INTRODUCTION ........................................................................................................................ 1
II. SUMMARY ................................................................................................................................ 2
III. DEFINITIONS ............................................................................................................................. 4
IV. PROGRAM REQUIREMENTS AND SITE information .................................................................. 6
A. Program Requirements........................................................................................................ 6
B. Site Information ................................................................................................................... 6
V. GUIDELINES............................................................................................................................... 8
A. HPD Design Guidelines ........................................................................................................ 8
B. NYCHA Design Guidelines Overlay....................................................................................... 8
C. Green Building and Enterprise Green Communities ........................................................... 8
D. Active Design Guidelines ..................................................................................................... 9
E. Design Guidelines for Retail & Other Ground-Floor Uses ................................................... 9
F. Construction Waste Management ...................................................................................... 9
VI. DEVELOPER OBLIGATIONS AND REGULATIONS ..................................................................... 10
A. Development Team ........................................................................................................... 10
B. Schedule ............................................................................................................................ 10
C. Community Outreach ........................................................................................................ 10
D. Design and Construction.................................................................................................... 10
E. Environmental Documents and Review ............................................................................ 10
F. Public Land Use Approvals................................................................................................. 11
G. Financing ............................................................................................................................ 12
H. Transfer and Recording Taxes ........................................................................................... 12
I. Marketing, Sales and/or Leasing ....................................................................................... 12
J. Maintenance and Operations ............................................................................................ 12
K. Fair Housing Requirements ............................................................................................... 12
L. Federal funds and Davis-Bacon ......................................................................................... 12
M. Section 3 Clause ................................................................................................................. 13
N. Hiring of NYCHA Residents ................................................................................................ 13
O. HireNYC .............................................................................................................................. 13
P. Rent Stabilization ............................................................................................................... 13
Q. Equal Opportunity ............................................................................................................. 13
R. Accessibility........................................................................................................................ 13
S. Minority and Women-Owned Business Enterprise (M/WBE) Build-Up Program ............. 13

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 T. Historic and Cultural Resources ......................................................................................... 14
U. Development Rights .......................................................................................................... 14
VII. FINANCING AND UNDERWRITING INFORMATION AND CONDITIONS ................................... 15
A. Site Disposition .................................................................................................................. 15
B. Developer Fee .................................................................................................................... 15
C. Financing and Subsidy ....................................................................................................... 15
D. Lease Renewal, Refinancing, and Recapture Restrictions ................................................. 16
E. Real Property Taxes ........................................................................................................... 16
VIII. RFP PROCESS .......................................................................................................................... 18
A. Inquiries ............................................................................................................................. 18
B. Pre-Submission Conferences ............................................................................................. 18
C. Time and Place of Submission ........................................................................................... 18
D. Format of Proposal ............................................................................................................ 18
E. Modifications ..................................................................................................................... 18
F. RFP Addenda...................................................................................................................... 19
G. References and Requests for Further Information............................................................ 19
H. Review ............................................................................................................................... 19
I. Selection ............................................................................................................................ 20
J. Negotiation Letter ............................................................................................................. 20
K. Pre-Development Timetable ............................................................................................. 20
L. Disclosure........................................................................................................................... 20
M. No Obligation ..................................................................................................................... 20
N. FOIL .................................................................................................................................... 21
IX. THRESHOLD REQUIREMENTS ................................................................................................. 22
A. Comparable Development Experience .............................................................................. 22
B. Comparable Management Experience .............................................................................. 22
C. Development Capacity and Current Workload ................................................................. 22
D. Conformance with RFP ...................................................................................................... 22
E. Ability to Finance ............................................................................................................... 22
F. Adverse Findings ................................................................................................................ 22
X. COMPETITIVE SELECTION CRITERIA........................................................................................ 24
A. Resident Preference .......................................................................................................... 24
B. Financial Return to NYCHA (Weight 20%) .................................................................. 24
C. Financial Feasibility of Development Proposal (Weight 20%) ...................................... 24
D. Quality of Building & Urban Design (Weight: 20%) ..................................................... 24

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 E. Program (Weight: 20%) ............................................................................................ 24
F. Development Experience, Management, and Capacity (Weight: 20%) ......................... 25
XI. SUBMISSION REQUIREMENTS ................................................................................................ 26
A. TAB A - Completeness Checklist and Applicant’s Letter .................................................... 26
B. TAB B - Proposal Narrative and Summary ......................................................................... 26
C. TAB C - Applicant Description ............................................................................................ 26
D. TAB D –Experience and Current Workload........................................................................ 27
E. TAB E - Assets Statement ................................................................................................... 27
F. TAB F –Schedule ................................................................................................................ 27
G. TAB G – Design................................................................................................................... 27
H. TAB H – Architectural Submission ..................................................................................... 28
I. TAB I – Sustainability ......................................................................................................... 28
J. TAB J – Community Facility ................................................................................................ 29
K. TAB K – Financing............................................................................................................... 29
L. TAB L – Financing Letters of Interest ................................................................................. 30
M. TAB M - NYCHA Resident Hiring Plan ................................................................................ 30
N. TAB N – Community Outreach Plan ................................................................................... 31
XII. CONDITIONS, TERMS, AND LIMITATIONS............................................................................... 32
XIII. CONFLICTS OF INTEREST......................................................................................................... 34
XIV. DISCLAIMER ............................................................................................................................ 35

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EXHIBITS
EXHIBIT A - NYCHA COMMUNITY VISIONING DOCUMENT

EXHIBIT B - DEVELOPMENT SITE MAPS

EXHIBIT C - NYCHA OVERLAY FOR HPD DESIGN GUIDELINES

EXHIBIT D - EQUAL OPPORTUNITY REQUIREMENTS

EXHIBIT E - PROPOSAL FORMS

Form A-1: Completeness Checklist

Form A-2: Applicant’s Letter
Form A-3: Bid/Proposal Face Sheet
Form B: Project Summary Form
Form C-1: Development Team Information and Questionnaire
Form C-2: Not-For-Profit Organization Information and Questionnaire
Form D-1: Residential Development Experience and Current Workload
Form D-2: Residential Management Experience and Current Workload
Form D-3: Management Questionnaire
Form E: Assets Statement
Form K-1: Rental Pro Forma – PILOT
Form K-2: Rental Pro Forma – Affordable New York (421a)
Form M-1: General Hiring Plan
Form M-2: Section 3 Hiring Plan
Form M-3: Section 3 Hiring Summary

EXHIBIT F – HISTORIC MAPS AND DRAWINGS1

EXHIBIT G - PHASE I ENVIRONMENTAL SITE ASSESSMENT

EXHIBIT H – ARCHITECTURAL SURVEY

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Exhibit F is composed of historic drawings and plans owned by the New York City Housing Authority.
Please be advised that the documents found within the package have not been reviewed for
completeness, accuracy, or reliability of information, and should only be used for the purpose of preparing
a response to this RFP.

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I. INTRODUCTION
In May 2014, Mayor de Blasio released Housing New York, A Five Borough, Ten Year Plan (“Housing New
York”). Housing New York established a goal of building or preserving 200,000 affordable units over ten
years. Among the key strategies articulated in Housing New York are objectives to foster diverse,
thriving neighborhoods and build new affordable housing for New Yorkers at a range of incomes. In
October 2017, the de Blasio administration announced the success of Housing New York and updated
the plan to increase its goal for the construction and preservation of affordable homes by an additional
100,000 homes bringing the total to 300,000 affordable apartments. The updated plan includes
programs that will aid homeowners, tenants in existing affordable housing, and seniors.

Following Housing New York, in May 2015, The New York City Housing Authority (“NYCHA”) released
NextGeneration NYCHA, a 10-year roadmap that lays out a new framework to stabilize NYCHA, preserves
for future generations the crucial affordable housing NYCHA provides, and delivers improvements in
quality of life to residents. By implementing the strategies of NextGeneration NYCHA, the Authority will
generate annual operating surpluses totaling more than $230 million over 10 years. This is in stark
contrast to the overwhelming deficit of approximately $2.5 billion that would accrue over the same 10-
year period if business continues as usual.

The NextGen Neighborhoods Program is an important strategy of the NextGeneration NYCHA plan.
NextGen Neighborhoods Program entails development of a limited number of under-utilized NYCHA-
owned sites as locations for mixed-income residential buildings and the provision of community facilities
and retail. The NextGen Neighborhoods Program aims to generate a significant financial return to NYCHA
in order to: address much needed capital repairs to the existing public housing; contribute affordable
housing to the Housing New York plan; foster inclusive and equitable communities; and improve the
quality of life for NYCHA residents by providing additional neighborhood amenities.

All new development activity has involved, and will continue to involve, a transparent resident
engagement process.

NYCHA and the New York City Department of Housing Preservation and Development (“HPD”) are
pleased to release this Request for Proposals (“RFP”) as a step towards achieving these goals, and to
help realize the visions set forth in Housing New York and NextGeneration NYCHA.

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II. SUMMARY
NYCHA and HPD invite Applicants (as defined in Section III) to submit development proposals (each a
“Proposal”, collectively, the “Proposals”) in response to this RFP for the design, financing, construction
and operation of a residential building that will contain fifty percent affordable and fifty percent market
rate rental housing units as well as a community facility to be located on a site within the campus of the
NYCHA-owned development known as La Guardia Houses in the Lower East Side neighborhood of
Manhattan as more specifically shown in Exhibit B (the “Development Site”). NYCHA will lease to the
Developer (as defined in Section III) or its affiliate the Development Site pursuant to a ground lease with
a term of 99 years. At construction closing, the Developer will pay upfront a fee to NYCHA that
represents the value of the 99-year ground lease. The upfront payment to NYCHA, and the design,
financing, construction, and operation of the new residential building is herein referred to as the
“Project”.

The Project is the result of an extensive planning and engagement process with NYCHA residents that
began in April 2017 and that will continue through developer selection, pre-development, construction
and leasing. The Project as described throughout this document reflects the community needs and
neighborhood goals NYCHA heard repeatedly in community outreach and canvassing, community
visioning workshops, and NYCHA resident engagement meetings. This outreach and engagement has
resulted in the NYCHA Community Visioning document attached as Exhibit A.

City, State and/or Federal subsidies may be available and Developers are responsible for securing all
necessary construction and permanent financing.

Applicants must adhere to the requirements of this RFP. NYCHA and HPD will select a Developer for the
Development Site based on the Threshold Requirements and Competitive Selection Criteria detailed
within this RFP. Developers are responsible for assembling a Development Team (as defined in Section
III) and for undertaking the design, financing, construction, marketing, and management of the
residential units, community facility, and any applicable ancillary space.

This RFP does not represent an obligation or agreement on the part of NYCHA or the City of New York
(the “City”) to the Applicants. An obligation or agreement may only be incurred after NYCHA and the
City enter into a written agreement with a Developer that has been approved by the NYCHA Board, HPD
and the New York City Law Department.

A Pre-Submission Conference will be held on Wednesday, March 21, 2018 from 10:00 – 11:00 AM at
NYCHA, 90 Church Street, 5th Floor Ceremonial Room, New York, NY 10007. Applicants intending to
submit a Proposal in response to this RFP are encouraged to attend as it will be the only opportunity to
ask questions and receive answers in person regarding this RFP. Those interested in attending must
RSVP to NextGen.RFP@nycha.nyc.gov by 12:00 PM on Tuesday, March 20, 2018. RSVPs must include the
name(s), email address(es), and name of affiliated organization of all individuals who will attend the
conference. Please include the subject line “La Guardia Pre-Submission RSVP”. People with disabilities
requiring special accommodations to attend the pre-submission conference should indicate their needs.

A Development Site Visit will be held at La Guardia Houses on Wednesday, March 28, 2018 from 10:00 –
11:00 AM at 250 Madison Street, New York, NY 10002. Those interested in attending must RSVP to
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NextGen.RFP@nycha.nyc.gov by 12:00 PM on Tuesday, March 27, 2018. Please include the subject line
“La Guardia Site Visit RSVP”. People with disabilities requiring special accommodations to attend site
visit should indicate their needs. All persons wishing to attend the Site Visit must do so at their own risk.
Prior to entering the Property, all persons must sign a release of liability form that NYCHA staff will
provide during the scheduled Site Visit time. By signing the requisite release of liability, the inspecting
person agrees to release NYCHA of liability for any harm and/or damage occurring during, or, as a result
of, the visit of the Property and agrees to hold NYCHA harmless for such harm and/or damage.

Interested Applicants may submit written questions, via e-mail, to NextGen.RFP@nycha.nyc.gov by no

later than 4:00 PM on Friday, March 30, 2018. Emails should include the name of the sender and the
name of the organization they represent. Please include the subject line “RFP Questions”. Responses to
all inquiries will be collectively provided in an addendum that will be posted on NYCHA and HPD’s
websites and sent to all registered prospective Applicants after the pre-submission conference.

Proposals must be hand delivered by no later than 2:00 PM on Friday, June 1, 2018 to:

Attn: Meddy Ghabaee; RFP Coordinator

New York City Housing Authority
Procurement Department
90 Church Street, 6th Floor
New York, NY 10007

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III. DEFINITIONS
For the purpose of this document the terms not otherwise defined herein shall have the definitions
given below:

Applicant
An individual, partnership, limited liability company, corporation, joint venture, or other entity that
submits a Proposal in response to this RFP.

Area Median Income (AMI)

Area Median Income shall mean the median income levels as modified by household size for the New
York metropolitan statistical area as determined by the Department of Housing and Urban Development
(HUD.) For 2017, 100% of the AMI is $95,400 for a family of four, and $66,800 for an individual, in the
New York City Metropolitan Statistical Area.

Authorized NYCHA Resident

A resident who is on the lease of a unit within a NYCHA public housing development. NYCHA’s Office of
Resident Economic Empowerment and Sustainability (REES) will confirm if a candidate is an Authorized
NYCHA Resident.

Competitive Financing Sources

Project-based Vouchers, City Capital Funds that exceed HPD and HDC term sheets, HPD or New York
State Division of Housing and Community Renewal (HCR) 9% Low Income Housing Tax Credits, any
financing and subsidy that comes from New York State Housing Finance Agency (HFA) including tax
exempt bond financing, and/or financing sources that are not available as of right.

Developer
The person(s), entity, or entities selected by NYCHA and HPD to commence negotiations regarding the
development of the Development Site offered through this RFP. The entity or entities will provide
equity, secure financing, assemble a Development Team, design, develop, build, market, rent up, and
manage the Project.

Development Team
The Developer and the professional, technical, and construction entities (e.g. general contractor,
architect, engineer, legal counsel, marketing, and managing agents) that will participate in the design,
development, construction, marketing, and/or management of the Project.

Ground Lease
A ground lease between NYCHA and the Developer or its affiliate with a term of 99 years.

HDC
New York City Housing Development Corporation

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HUD
United States Department of Housing and Urban Development

Negotiation Letter
The letter sent to the selected Developer by NYCHA and HPD regarding the commencement of
negotiations for the development of a Project.

Principal
An individual, partnership, limited liability company, corporation, or other not-for-profit or for-profit
entity that will act as the general partner, officer, or managing member of the Applicant, or any entity,
known limited partner, or other member that has at least a 10% ownership interest in the Applicant.

Section 3 Requirements
Section 3 of the Housing and Urban Development Act of 1968 [12 U.S.C. 1701u and 24 CFR Part 135],
represents HUD’s policy to ensure that employment and other economic opportunities generated by
HUD financial assistance shall, to the greatest extent feasible, and consistent with existing Federal, State
and local laws and regulations, be directed to low- and very low-income persons, particularly those who
are recipients of government assistance for housing, and to business concerns which provide economic
opportunities to low- and very low-income persons. Employment preferences under Section 3 are
targeted first to Public Housing residents and, secondarily, to other low- and very-low income residents
in the metropolitan area.

Section 18 Disposition Approval

Conveyance of a property interest in a Development Site requires HUD approval under Section 18 of the
United States Housing Act of 1937, as amended. HUD has promulgated regulations at 24 C.F.R. Part 970,
detailing the administrative steps required for its approval of any demolition/disposition activity
affecting covered public housing property. The Section 18 regulations may be found at:
http://www.hud.gov/offices/pih/centers/sac/demo_dispo/24cfr970.pdf

Uniform Land Use Review Process (“ULURP”)

The process, set forth in the City Charter, prescribing the City’s land use review process, including public
hearings and several levels of government approvals. Actions requiring ULURP include, among others,
changes to the City Map, designation or change of zoning districts, and Special Permits within the New
York City Zoning Resolution requiring approval of the City Planning Commission (“CPC”).

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IV. PROGRAM REQUIREMENTS AND SITE
INFORMATION
The following section contains general NextGen Neighborhoods Program requirements as well as
descriptions and requirements specific to the Development Site and this RFP.

A. Program Requirements
• Proposals must contain fifty percent affordable units and fifty percent market rate units.
• Proposals should assume a condominium regime to allow for a separate financing structure on
the market rate and affordable components of the Project as well as non-residential
condominium units to accommodate community facility.
• Rents for the affordable units shall be affordable to households earning a maximum of sixty
percent (60%) of AMI and below.
• Proposals must describe how the affordable and market rate units will be distributed
throughout a majority of the floors in the building, and describe the design and size of all units.
• All building services, amenities, entrances, and views must be open to residents of both the
affordable and market rate units.
• Proposals must include a community facility space. All community facility spaces must be open
to members of the surrounding neighborhood, as well as residents of both the affordable and
market rate units.
• Site improvements are allowed within the whole of the NYCHA development.
• Affordable units must comply with any applicable regulations associated with funding sources or
otherwise. HPD New Construction term sheets are available at:
http://www1.nyc.gov/site/hpd/developers/term-sheets.page;
and HDC New Construction term sheets at:
http://www.nychdc.com/pages/Termsheets.html
• Proposals must explain how the Project will affirmatively further fair housing. See:
http://portal.hud.gov/hudportal/HUD?src=/program_offices/fair_housing_equal_opp/promotin
gfh
• Proposals must include an upfront payment to NYCHA that represents the value of the 99-year
Ground Lease. The upfront payment should reflect the market value of a long-term leasehold
interest in the market-rate condominium and any other portions of the Project of substantial
value. Applicants should assume a fee to NYCHA upon Ground Lease execution of $1 for the
affordable condominium.

B. Site Information
• The Development Site is a NYCHA-owned parcel located on the campus of La Guardia Houses.
• The Development Site is a part of Block 256, Lot 1.
• The Development Site is within Manhattan Community District 3.
• The proposed building is allowed within the boundaries of the Development Site set forth in
Exhibit B-1. If the proposed building extends beyond the boundaries of the Development Site as
set forth in Exhibit B-1, Applicants should describe the benefits of any deviation within their
Proposals.
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 • The Development Site is approximately 18,000 square feet and bounded by Madison Street,
NYCHA’s La Guardia Houses, and the Little Flower Playground.
• Proposals may utilize all available zoning floor area from Block 256, Lots 1 and 14.
• Applicants may propose height and setback modifications. Applicants must state which
section(s) of the NYC Zoning Resolution may require modification, and must demonstrate how
any proposed height and setback modifications would benefit the Project.
• Proposals must comply with required distance between new and existing buildings.
• Street trees are only required along the frontages of the proposed development site .
• The Development Site currently contains a surface parking lot, two waste compactors, and a
roll-off container. Applicants should not include any replacement parking. Applicants must
assume the relocation of the waste disposal equipment within the Project budget.
• The following chart1 outlines the conditions of the existing buildings on the lot:

Block 256, Lot 1 and 14

Zoning District R7-2
Average Height stories 16 stories
Existing Residential Zoning Floor Area 613,899 square feet
Existing Community Facility Zoning Floor Area 2,250 square feet
Existing Dwelling Units 752

1
The information found within the above chart should only be used for the purpose of preparing a
response to this RFP. All values are approximate. Existing Residential Zoning Floor Area is based upon an
analysis of historic documentation of existing buildings.

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V. GUIDELINES
Proposals should aspire to design excellence and standards reflecting the City’s interest in quality
architectural projects. Proposals must conform to HPD Design Guidelines for New Construction, the
NYCHA Design Guidelines Overlay (Exhibit C), the HPD/2015 Enterprise Green Communities Criteria
Certification Overlay (“HPD Enterprise Green Communities Overlay”), as well as the current New York
City Zoning Resolution, the New York City Construction Codes, the New York City Housing Maintenance
Code, the Multiple Dwelling Law, the Fair Housing Act, Section 504 of the Rehabilitation Act of 1973, and
The Americans with Disabilities Act of 1990. Additionally, Proposals must comply with the critical success
factors set forth in the Design for Public Trust’s and HPD’s Laying the Groundwork: Design Guidelines for
Retail & Other Ground-Floor Uses in Affordable Housing Developments. HPD and NYCHA encourage the
development of proposals with active design. Guidelines on these topics are described below.

A. HPD Design Guidelines

The HPD Design Guidelines for Multifamily New Construction and Senior Housing is a set of design
guidelines that applies to new construction housing projects subject to HPD review and approval.
The purpose of the HPD guidelines is to establish minimum criteria for the design of quality housing.
The design principles and guidelines foster quality and encourage creative approaches throughout
the entire design development process.

These HPD guidelines are not intended to supersede the requirements of any other rules or
regulations of any other agency having jurisdiction, in which case the more restrictive will govern.
Other agency rules and regulations may include but are not limited to New York City Building Code;
Housing Maintenance Code; Zoning Resolution; Local Law 58 Handicap Standards, and particular
program requirements. Projects must also meet Federal, State, and City environmental laws,
including, but not limited to, those pertaining to: historic preservation, air, water, and noise quality.

B. NYCHA Design Guidelines Overlay

NYCHA encourages creative approaches throughout the entire design development process for new
developments situated on land leased or disposed of by NYCHA. Architectural design should
respond to the local climate, topography, and history of the place; the design should blend,
complement, or sensitively contrast with the existing structures. The proposed development should
increase pedestrian activity and safety by redesigning walkways, revisiting circulation plans, and
considering ways to reintegrate the street grid or urban realm improvements into NYCHA
superblocks with ample and appropriate lighting. Site improvements should increase transparency
through tools such as signage, increased use of glass or other transparent materials, awnings, or
other structures. Landscaping which manages storm water flows and incorporates principles of
Crime Prevention through Environmental Design (CPTED) to increase safety and security is
encouraged. The NYCHA guidelines can be found in Exhibit C.

C. Green Building and Enterprise Green Communities

The goal of green building is to reduce the negative impact buildings have on the health of the
environment. Proposals must achieve Certification through the Enterprise Green Communities
Program, which is a comprehensive green building framework for affordable housing that provides
cost‐effective standards for creating healthy and energy‐efficient homes. Enterprise Green

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 Communities offers an online certification process for affordable housing developments built using
these criteria.

In addition to the documentation requirements of the Green Communities Program, the designated
Developer will be required to periodically provide budgets that identify project costs specifically
related to green design, energy efficiency measures and building operations, upon HPD’s and/or
NYCHA’s request.

D. Active Design Guidelines

The goal of active design is to create a healthy indoor and outdoor environment for occupants
through integrated design, best practices and emerging technologies. HPD and NYCHA encourage
the development of active design, which uses architectural and urban design strategies to promote
public health and increase physical activity in daily life through the Active Design Guidelines.

E. Design Guidelines for Retail & Other Ground-Floor Uses

Laying the Groundwork: Design Guidelines for Retail & Other Ground-Floor Uses in Affordable
Housing Developments provides practical recommendations for building ground-floor space that is:
functional for retailers, community, and cultural organizations; accessible and convenient for
residents and neighbors; and cost-effective for developers.

These guidelines are applicable to a wide range of retail models — such as grocers, pharmacies, and
banks; community services such as health clinics, senior centers, and childcare; and cultural and
recreational centers — that can meet and evolve with community needs. Proposals must comply
with the critical success factors outlined in these guidelines.

F. Construction Waste Management

In line with OneNYC’s goal of sending zero waste to landfills by 2030, NYCHA and HPD aim to reduce
the amount of construction and demolition waste from new developments that is disposed in
landfills and incineration facilities through material recovery, reuse, and recycling. New construction
and substantial rehabilitation projects must develop and implement a construction and demolition
waste management plan that establishes waste diversion goals, waste prevention measures, reuse
inventory, communication plan, contamination prevention measures, and a facility list for the
project. Refer to the New York City Department of Design and Construction’s Sample C&D Waste
Management Plan for reference.

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VI. DEVELOPER OBLIGATIONS AND
REGULATIONS
A. Development Team
The Developer will be responsible for assembling a Development Team, including at a minimum, a
general contractor(s), architect, marketing agent, and managing agent (if applicable). The
Development Team will design, construct, and lease the completed units.

B. Schedule
The Developer will be responsible for arranging timely commencement and completion of the
Project; held accountable for the schedules outlined in the Proposal and agreed upon with NYCHA
and HPD; and required to submit ongoing status reports regarding Project development, financing,
marketing, leasing, and management.

C. Community Outreach
NYCHA and HPD are committed to transparent resident engagement and community outreach. The
Developer will participate in required public forums, hearings, and briefings with NYCHA residents,
the Community Board, elected officials, City agencies, and other organizations, as needed.

The Developer is expected to lead NextGen Neighborhoods’ proactive resident engagement

framework by continually meeting with residents and reporting out on development activities and
community programs. Pursuant to the NextGen Neighborhoods’ goals Applicants must submit a
Community Outreach Plan which describes the proposed outreach process. If selected, Developers
will be required to comply with their Community Outreach Plans and will be required to regularly
report on their outreach activities.

D. Design and Construction

The Developer is responsible for obtaining all necessary governmental permits for the construction
of the Project. Within six (6) months of selection the Developer must complete a set of schematic
site plans, floor plans, and elevations that include any modifications to the original plans included in
the Proposal in response to this RFP, as agreed upon by NYCHA and HPD and the Developer, and
submit them to NYCHA and HPD for review and approval. Prior to disposition, the Developer must
submit a complete set of final site plans, floor plans, elevations, samples of exterior building
materials, and detailed specifications to NYCHA and HPD for review and approval.

The Developer is responsible for submitting final construction documents to NYCHA and HPD, which
shall conform to previous review comments and approvals made by NYCHA and HPD. The
Developer is responsible for submitting all required documentation and requests for the subdivision
of the proposed development site. The Developer will be expected to start construction on the date
specified in their development schedule, which shall be within twenty-four (24) months of issuance
of a Negotiation Letter to the Developer.

E. Environmental Documents and Review

The Developer will be responsible for preparing and submitting an Environmental Assessment
Statement (EAS) in accordance with the guidelines contained in the latest edition of City
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 Environmental Quality Review (CEQR) Technical Manual, including an EAS form, graphics and
technical assessments and appendices. The Developer also will be responsible for the National
Environmental Policy Act (“NEPA”) Environmental Assessment (EA) necessary to complete the
federal Section 18 Disposition Approval application for HUD.

It is anticipated NYCHA will serve as the lead agency for the CEQR environmental review and HPD
will serve as the Responsible Entity under 24 CFR Part 58 to certify compliance with NEPA
regulations. The Developer will be responsible for retaining a reputable environmental consultant,
preparing and submitting all environmental documents, and funding the cost of the studies and
analyses required for completion of CEQR, SEQR and NEPA. If applicable, the CEQR assessment will
consider discretionary land use approvals, including the ULURP approvals described below. The
Developer will be solely responsible for any mitigation measures identified as a result of the CEQR
and NEPA reviews.

In addition, the Developer will be responsible for preparing associated environmental studies which
could include, but are not limited to, Phase I and Phase II Environmental Site Assessments (“ESA”),
Phase IA and IB archaeological assessments and noise/acoustical studies. The Developer will be
responsible for implementing any remedial measures identified in connection with the
redevelopment of the Development Site as determined by NYCHA and HPD or any applicable
governmental authority having jurisdiction. NYCHA and HPD do not make any representation or
warranty whatsoever regarding the condition of the Development Site or their suitability for the
uses contemplated by this RFP.

F. Public Land Use Approvals

Where applicable, NYCHA may be the co-applicant for the Developer’s ULURP application, providing
assistance to the Developer in preparing the land use application and supporting documentation for
the Project. ULURP is not triggered by the disposition of NYCHA-owned land but may be required for
other types of land use actions.

Disposition of the NYCHA Development Site is subject to HUD approval pursuant to Section 18 of the
U.S. Housing Act of 1937, as amended, and disposition regulations in 24 CFR Part 970, and all other
applicable laws and regulations. The Development Site will be subject to lease terms requiring that
the Development Site be developed, operated and maintained in accordance with the purposes
outlined herein and upon which HUD’s approval of such dispositions will be conditioned.
Development Site may also be subject to other first priority use restrictions or affordability
requirements.

Developers should be advised that their development timeline should take into account the period
required for the ULURP application (if necessary) to be certified and approved and the Section 18
application to be prepared and submitted to HUD. NYCHA and HPD design approval, ULURP
(including certification, if applicable) and the Section 18 application approval process may take at
least one (1) year from commencement of the Negotiation Letter. In addition, the Developer may be
required to alter the design of the Project before and during a ULURP process to comply with any
request for modifications.

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G. Financing
The Developer must secure necessary construction and permanent financing, provide guarantees if
required, and meet any other terms and conditions as required by NYCHA and HPD, other lenders,
and/or investors. More information is described in the Financing Information and Conditions section
of this RFP.

H. Transfer and Recording Taxes

Developer is solely responsible for paying all transfer and recording taxes associated with Project
financing, leasing of the Development Site or any required municipal approvals.

I. Marketing, Sales and/or Leasing

Marketing and rent-up of the dwelling units, commercial, if applicable, and community facility, if
applicable, is the sole responsibility of the Development Team. In carrying out these functions, the
Developer must comply with HPD and HDC marketing requirements as required at the time of
marketing and NYCHA preferences, which are designed to ensure that the availability of the rental
units are disseminated as widely and fairly as possible. The current HPD and HDC Marketing
Guidelines are available at: http://www1.nyc.gov/site/hpd/developers/marketing.page, and at:
http://www.nychdc.com/pages/Marketing-Guidelines.html, respectively. The marketing
requirements will be part of the Regulatory and Operating Agreement and Ground Lease
Agreement, as applicable. The marketing of the units will be monitored by HDC/HPD/NYCHA staff to
ensure compliance with these requirements.]

Rents of the affordable units projected in the Proposal are to be affordable as described in this RFP
and in accordance with regulations stated in applicable term sheets for proposed financing.

The Project will be subject to the following tenant preferences for the dwelling units:

NYCHA Preference: At the time of lease-up, current NYCHA households and households on
the waitlist for Conventional Public Housing and Section 8 Housing will have preference for
25% of the affordable units.

Other Preferences: HPD, HDC and NYCHA may require additional preferences for the affordable
units at the time of lease-up.

J. Maintenance and Operations

The Developer is responsible for providing professional property management services, and having
all standard asset management systems in-place to qualify income levels pursuant to funding
requirements. Post-construction, the Developer will be responsible for submitting maintenance and
operations costs and data to NYCHA, HPD, and HDC, upon request.

K. Fair Housing Requirements

The Developer is required to comply with all applicable Federal, State, and local laws, orders, and
regulations prohibiting housing discrimination.

L. Federal funds and Davis-Bacon

It is the responsibility of the Developer to comply with necessary prevailing wage requirements
should construction and permanent financing sources require it. Every contract for the construction

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 of housing (rehabilitation or new) that contains 12 or more units assisted with Federal funding such
as HOME funds, or contains 9 or more units assisted with project-based Section 8 vouchers will be
required to comply with Davis-Bacon and the Contract Work Hours and Safety Standards Acts.

M. Section 3 Clause
The Project resulting from this RFP will not be required to comply with Section 3 Requirements (as
defined) unless the Project uses financial assistance from HUD.

N. Hiring of NYCHA Residents

Pursuant to NYCHA’s goal of generating economic opportunities for its residents, Developers must
submit a comprehensive hiring plan for providing training and employment opportunities to NYCHA
residents during construction and post construction. If selected, The Developer shall collaborate
with NYCHA’s Resident Economic Empowerment and Sustainability’s (“REES”) to finalize an agreed
upon hiring plan that is consistent with applicable HUD and NYCHA resident hiring policies. REES
referral can be included as one source of recruiting qualified NYCHA residents for employment.

The selected Developer shall include a provision in general contractor and subcontractor bids that
require NYCHA resident employment training and employment opportunities for qualified NYCHA
residents consistent with the above.

O. HireNYC
HireNYC will not apply to the Project described in this RFP. Hiring requirements will be met by
working with NYCHA REES.

P. Rent Stabilization
Initial rents for the affordable housing component will be established in accordance with the
regulatory agreement consistent with the income requirements outlined in this RFP. Prior to initial
occupancy all affordable units must be entered into the New York State Rent Stabilization system at
rents specified in the regulatory agreement. Units must remain in the system for the duration of the
Project or as required by law, but in no case less than the duration of the Ground Lease.

Q. Equal Opportunity
Agreements resulting from this RFP will be subject to the provisions of Executive Order 50, as
amended, and it’s implementing regulations as stated in Exhibit D (Equal Opportunity). A
representative from the Developer and each entity with which the Developer partners will be
required to attend a class administered by HPD outlining the requirements of Executive Order 50
and to submit Equal Opportunity forms provided by HPD verifying their compliance with its
provisions.

R. Accessibility
Construction of the Project must comply with the accessibility requirements of all applicable laws
including, without limitation to the New York City Building Code, the Fair Housing Act, the Americans
for Disability Act, and Section 504 of the Rehabilitation Act of 1973.

S. Minority and Women-Owned Business Enterprise (M/WBE) Build-Up Program

The Developer is responsible for complying with the M/WBE Build Up Program, which is a
component of HPD’s Building Opportunity Initiative. Currently, the program requires

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 developers/borrowers to spend at least a quarter of HPD-supported costs on certified M/WBEs over
the course of design and construction of an HPD-subsidized project. A minimum goal of 25% will be
required for each Project subject to the program. Developers may adopt a goal higher than the
minimum goal of 25%.

T. Historic and Cultural Resources

The Developer is responsible for any required mitigation of adverse impacts or adverse effects to
Historic and Cultural Resources at the Development Site that are determined to be eligible, or are
listed, on the National Register of Historic Places as such terms are further explained in The National
Historic Preservation Act codified at 54 U.S.C. §§ 100101 et. al. and 36 CFR Part 800, and the New
York State Historic Preservation Act of 1980 as codified at New York State Parks, Recreation and
Historic Preservation Law Article 14, if applicable. Any substantial changes to cultural or historic
resources require consultation with the State Historic Preservation Office (“SHPO”) of the New York
State Office of Parks, Recreation and Historic Preservation in accordance with the New York State
Historic Preservation Act of 1980 (See Section 14.09 of the New York State Parks, Recreation and
Historic Preservation Law) in order to explore potential measures that would avoid, minimize or
mitigate any adverse impacts or adverse effects to cultural and historic resources as guided by the
Secretary of the Interior’s Standards for Rehabilitation.

U. Development Rights
NYCHA reserves the right to maintain ownership of any unused development rights or inclusionary
housing development rights generated from the Project.

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VII. FINANCING AND UNDERWRITING
INFORMATION AND CONDITIONS
A. Site Disposition
Disposition of the Development Site to the Developer will be subject to the following:
• Receipt of HUD approval as required by Section 18 and its implementing regulations.
• Receipt of all public approvals required for disposition of the Development Site and
development of the proposed Project on such Development Site, including without limitation,
approval by HUD and the NYCHA Board.
• Execution and delivery of the documents necessary to complete the disposition process within a
time period specified by NYCHA and HPD.
• The Development Site will be controlled by NYCHA via a Ground Lease in accordance with the
terms of the HUD disposition approval, the NYCHA Board authorization and will be leased in “as-
is” condition, including without limitation, all environmental conditions and hazards and
municipal violations.
• The simultaneous closing of a bona fide construction loan required to finance the full
development of the Development Site.
• At construction closing, the Developer will pay a fee to NYCHA that represents the value of the
99-year ground lease.
• NYCHA, with the assistance of the Developer, will initiate and pursue an application to HUD
seeking approval of the leasing of the Development Site. Developer will furnish, at its own cost
and expense, reports and documents including survey, appraisal and environmental assessment
reports and studies as required by NYCHA for each of the applications. NYCHA will seek all
environmental clearances through HPD, which acts as NYCHA’s Responsible Entity in accord with
24 CFR Part 58.

B. Developer Fee
The Developer will be eligible to receive a Developer Fee on the affordable portion of the Project, up
to the amount(s) permitted under the ELLA term sheet.

C. Financing and Subsidy

NYCHA and HPD contemplate the Project will be subject to a condominium regime to allow for a
separate financing structure on the market rate component of the Project. Applicants may propose
additional non-residential condominium units to accommodate community facility and/or
commercial uses, as applicable.

For the affordable condominium, the Applicant may assume tax-exempt bond financing in an
amount sufficient to meet the 50% test to generate as-of-right 4% tax credits. Applicants must
propose City subsidy in accordance with ELLA term sheet (revised 5/15/2017) and guidelines;
however rents for the affordable units shall be underwritten at a maximum of sixty percent (60%) of
AMI and below.

Applicants must provide a financing scenario in which the affordable condominium adheres fully to
the current ELLA term sheet.

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 Applicants should visit the HPD and HDC websites to view the ELLA term sheets:
http://www1.nyc.gov/assets/hpd/downloads/pdf/developers/term-sheets/ELLA-Term-Sheet.pdf
http://www.nychdc.com/content/pdf/Developers/HDC_ELLA_Termsheet.pdf

For the market rate condominium, Applicants should provide a financing scenario that contemplates
a conventional bank loan structure. It is the responsibility of the Developer to obtain construction
and permanent financing from lenders in amounts consistent with the Proposal. The Developer will
be required to submit a financing commitment or equivalent letter of intent from a lender indicating
willingness to lend an amount for construction financing of the Project within a period of time to be
specified in a Negotiation Letter executed upon the selection of the Developer. The term of the
permanent financing on the market rate condominium must be coterminous with the affordable
condominium.

The nature of the NextGen Neighborhoods Program is unique given the blend of market rate units
with affordable housing units at some of the deepest levels of affordability; we recognize that
project costs may be higher than typical 100% ELLA projects for various factors, including taller
building heights in some instances. In order to provide the highest possible payment to NYCHA,
please ensure that the market rate condo does not cross-subsidize the affordable condo.

Please note that adherence to the ELLA term sheet for the affordable condominium will be a
criteriaa criterion for evaluation, as well as maximizing the NYCHA payment.

D. Lease Renewal, Refinancing, and Recapture Restrictions

Residential Rental Component(s)

The portion of any City debt loaned by HPD, HDC, or NYCHA attributable to any residential rental
component of the Project is subject to repayment from refinancing and resale profits, and is non-
evaporating.

Community Facility Component(s)

The portion of the City loan attributable to the community facility components of the Project is
repayable from refinancing and resale profits, and is generally non-evaporating or self-extinguishing.

Ground Lease Renewal

Approaching expiration of the Ground Lease term, negotiations may commence for extension of the
Ground Lease and its accompanying use restrictions.

E. Real Property Taxes

For the purposes of this RFP, Applicants must assume two different real property tax treatments for
the Project and underwrite each scenario separately. Please refer to XI.K Submission Requirements
for specific guidelines.

NYCHA is currently assessed a Payment in Lieu of Taxes (“PILOT”) for the purpose of compensating
the City for essential services. The PILOT payment is calculated once each fiscal year based upon
10% of shelter rents (a) collected or (b) permitted to be paid (charged) for NYCHA’s portfolio,
whichever is lower. “Shelter rent” is defined in the New York Private Housing Finance Law § 33

16
 (2015) as “the total rents received from the occupants of a project less the cost of providing to the
occupants electricity, gas, heat and other utilities.” Applicants may assume a full tax exemption for
the first 25 years on both the affordable and market-rate condominiums. Beginning in year 26,
NYCHA will charge Developers a PILOT equal to 10% of shelter rents on both the affordable and
market-rate condominiums.

However, it is contemplated that the Project will be eligible for the as-of-right property tax
exemption program, Affordable New York Housing Program. Applicants should indicate which
option under the Affordable New York Housing Program their proposal assumes. Applicants should
provide an explanation if, for some reason, they would not be eligible for a property tax exemption
under the Affordable New York Housing Program.

NYCHA and HPD make no representations or warranties as to the continued availability of any real
property tax exemptions or abatements or to the Project’s eligibility to receive these benefits.

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VIII. RFP PROCESS
A. Inquiries
Applicants shall submit written questions, via e-mail, per instructions of this RFP. Responses to all
inquiries will be collectively provided in an addendum that will be posted on NYCHA and HPD’s
websites and sent to all registered prospective Applicants after the pre-submission conference.

B. Pre-Submission Conferences
A pre-submission conference will be held on the date and time stated in this RFP. The date, time,
and location of this pre-submission conference and any updates and/or additional communications
regarding this RFP will also be posted on NYCHA and HPD’s websites at the following addresses:
http://www1.nyc.gov/site/nycha/business/request-development-proposals.page
http://www1.nyc.gov/site/hpd/developers/rfp-rfq-rfo.page

All potential Applicants are encouraged to attend this conference as this will be the only opportunity
to ask questions and receive answers in person. If you are planning on attending the conference,
please RSVP per the instructions in this RFP.

C. Time and Place of Submission

On or before the submission deadline, the Applicant must submit a Proposal in accordance with the
instructions and attachments contained in this RFP, as well as in any addenda that may be issued to
the RFP. All submissions become the property of NYCHA and HPD. Late submissions will not be
accepted.

D. Format of Proposal
Each Proposal must consist of three (3) bound copies and three (3) flash drives with all Proposal
components saved in searchable PDF format. An authorized representative of the Applicant must
sign the Applicant’s letter and all forms for each copy of the Proposal.

The flash drives should be organized with separate folders for each tab listed in Section XI
Submission Requirements. The folders should be named according to the listed titles (i.e. TAB A –
Completeness Checklist and Applicant’s Letter). One complete submission in PDF format should be
included and named according to the following convention: RFP XXXX – Applicant Name.pdf. Each
bound copy of the Proposal must also be tabbed. The tabs should run down the right-hand side of
the bound Proposal document.

All forms associated with the Proposal must follow the format included in this RFP. All Forms
included in Exhibit E will be made available for download on the HPD website. Form B (Project
Summary Form) and Form K (Financing Proposal) must be submitted as Excel files and in original
formatting on the flash drive.

E. Modifications
An Applicant may submit a complete modified Proposal to replace all or any sections of a previously
submitted Proposal up until the submission deadline. Neither NYCHA nor HPD personnel will insert
pages or otherwise modify the Applicant's Proposal. The Applicant has the full responsibility for
ensuring that its final Proposal has been submitted in the desired form by the submission deadline.
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 The front cover of a modified Proposal must identify the submission as a modified proposal and
include the date on which the modified Proposal is submitted.

Modifications received after the submission deadline due date will not be considered. If NYCHA and
HPD determine, upon review of a Proposal, that any items are missing and/or incomplete, NYCHA
and HPD, in their sole discretion, by written notification given to the Applicant, may permit the
Applicant to provide or clarify such items. Failure to provide complete information in a timely
fashion could result in rejection of the Proposal.

F. RFP Addenda
NYCHA and HPD reserve the right to amend or withdraw this RFP at any time. In order to be
considered, Proposals must conform to any amendments that may be issued to this RFP.
Amendments may include, without limitation, any requirements and terms or conditions contained
in this RFP. NYCHA and HPD will advise each Applicant of any clarifications or revisions.

If, in NYCHA and HPD’s judgment, additional time is required for Applicants to prepare their
Proposals, NYCHA and HPD reserve the right to grant an extension of the deadline for submission of
a Proposal, and such extension will then be granted to all Applicants.

G. References and Requests for Further Information

Submission of a Proposal shall constitute permission from the Applicant for NYCHA and HPD to make
such inquiries concerning the Applicant as NYCHA and HPD deem necessary. NYCHA and HPD
reserve the right to communicate with any of the Applicants, but NYCHA and HPD are not obligated
to do so. NYCHA and HPD may discuss the Proposals of any Applicants concurrently or sequentially,
as NYCHA and HPD may determine. No Applicant has any rights against NYCHA and HPD solely
arising from any such invitation to a discussion, or from any negotiations that may arise pursuant to
the discussions.

Applicants must comply with all requests for information and, if requested by NYCHA and HPD,
appear for presentations or discussions. If any Applicant fails to do so within the time period given
(or within any time extension that NYCHA and HPD may grant), NYCHA and HPD may deem this as a
failure and act of non-compliance with the RFP, which will permit NYCHA and HPD to select another
Applicant or to solicit new Proposals. In furtherance and not in limitation of the foregoing, before a
final selection is made, an Applicant may be required to produce more detailed information
concerning the professional background of those persons who own and manage such Applicant, a
report on the financial background of such Applicant, and information concerning the nature and
status of any past or pending threatened charges or actions (including lawsuits, criminal or
disciplinary actions, administrative proceedings by any governmental or regulatory agency or
bankruptcy action) against such Applicant or any of its partners, directors, officers, employees,
shareholders, subsidiaries, or affiliates, as the case may be.

H. Review
NYCHA and HPD will evaluate each Proposal and each Applicant according to the threshold
requirements (“Threshold Requirements”), considering the information provided in the Proposal,
references, and any other information about the Applicant’s performance available to NYCHA and
HPD. Proposals that are not complete or do not conform to the Threshold Requirements of this RFP

19
 will be eliminated from further consideration, unless NYCHA and HPD permit the Applicant to
correct the omission.

Proposals that meet all Threshold Requirements will be comprehensively evaluated, rated, and
ranked according to the competitive selection criteria (“Competitive Selection Criteria”). NYCHA and
HPD may request additional information, interviews, presentations, or site visits. The Developer will
be chosen from among the highest rated and ranked Proposals. NYCHA and HPD may disapprove the
inclusion of any member of a Developer’s Development Team and/or require the Developer to
substitute other individuals or firms.

NYCHA and HPD strongly encourage M/WBE and non-profit developers to submit Proposals under
this RFP.

Applicants that can demonstrate a successful history of labor relations in construction and property
management and operations will be viewed favorably.

I. Selection
Selection of a Developer under this RFP means only that NYCHA and HPD will commence
negotiations with such Applicant regarding the Proposal for the Development Site.

J. Negotiation Letter
Upon such selection, HPD and NYCHA will send written notification (“Negotiation Letter” or “Letter”)
to the Developer regarding the commencement of negotiations. This Negotiation Letter will set
forth certain information regarding the Project and procedures that will form the basis for such
negotiation.

Each Proposal must include an Applicant’s Letter (Form A-2), signed on behalf of the Applicant by a
Principal. NYCHA and HPD reserve the right to terminate negotiations with or without cause after
the issuance of such Negotiation Letter.

K. Pre-Development Timetable
The Negotiation Letter will include a development schedule setting out the major actions and
timeframes necessary to start construction within 24 months from the date of the Letter. Failure of
the Developer to follow the development schedule may result in the termination of negotiations
and the selection of another Developer. The Developer must begin pre-development work within
thirty (30) days of the date of the Negotiation Letter.

L. Disclosure
The Developer who receives a Negotiation Letter from NYCHA and HPD must thereafter disclose all
previous participation in NYCHA and City-assisted projects. Such entity or entities and all Principals
thereof will each be required to submit completed Entity and Individual Disclosure Statements.
NYCHA and HPD will provide copies of these forms upon request to any Applicant.

M. No Obligation
This RFP does not represent any obligation or agreement whatsoever on the part of NYCHA and
HPD. Any obligation or agreement on the part of NYCHA and HPD may only be incurred after NYCHA,
HPD and the Developer enter into a written agreement(s) approved by the Corporation Counsel,

20
 with approval from the NYCHA Board and HUD for the conveyance of the Development Site at
construction financing closing. NYCHA and HPD may use the Proposals submitted pursuant to this
RFP as a basis for negotiation with Applicants as they deem appropriate. NYCHA and HPD may reject
at any time any or all Proposals, amend or withdraw this RFP in whole or in part, negotiate with one
or more Applicants, and/or negotiate and dispose of the Development Site on terms other than
those set forth herein (including to parties other than those responding to this RFP). NYCHA and
HPD may also, at any time, waive compliance with, or change any of the terms and conditions of this
RFP, entertain modifications or additions to selected Proposals, or withdraw or add an individual
Development Site or parcels from or to this RFP.

All determinations as to the completeness or compliance of any Proposals, or as to the eligibility or

qualification of any Applicant, will be within the discretion of NYCHA and HPD.

N. FOIL
All Proposals and other materials submitted to NYCHA and HPD in response to this RFP may be
disclosed in accordance with the standards specified in the Freedom of Information Law, Article 6 of
the Public Officers Law (“FOIL”). The Applicant submitting a Proposal must designate those portions
of the Proposal that it believes are exempt from FOIL. This characterization shall not be
determinative, but will be considered by NYCHA when evaluating the applicability of any exemptions
in response to a FOIL request.

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IX. THRESHOLD REQUIREMENTS
The Proposal must contain all documentation required under the Submission Requirements section of
this document. All of the required forms must be fully completed and application requirements met at
the time of submission. Upon review, however, NYCHA and HPD, at their discretion, may notify an
Applicant that additional information or clarification is necessary. Additionally, Proposals must meet the
requirements described in the section.

A. Comparable Development Experience

“Development Experience” is defined as the successful completion of the construction of at least
one new construction project of at least one hundred (100) residential units within the past seven
(7) years. At least one Principal of the Applicant must have had the required prior Development
Experience.

B. Comparable Management Experience

At least one Principal of the Applicant or the proposed managing agent on its Development Team
must have comparable rental management experience. “Comparable Management Experience” is
defined as the successful management of at least two hundred (200) residential units in New York
City within the past seven (7) years. The Principal must have been the owner and manager, or the
owner acting through a management entity, to fulfill this qualification. No changes in managing
agent may be made without prior NYCHA and HPD approval.

C. Development Capacity and Current Workload

Applicants must be capable of meeting the construction timeline presented in Section VI of this
document. An Applicant’s current workload and other pending project obligations will be considered
in assessing capacity for undertaking the Project proposed by the Applicant within NYCHA and HPD’s
proposed timeframe prescribed for the Project.

D. Conformance with RFP

Proposal must meet all minimum requirements outlined in this RFP.

E. Ability to Finance
Applicants must demonstrate adequate financial resources to develop a project of the scope
proposed in their submission. NYCHA and HPD will evaluate the Applicant’s assets, bank or other
lender references, and current commitments in order to assess the Applicant’s capacity to secure
construction and permanent financing, meet construction lender’s equity requirements, absorb any
cost overruns, and commence and complete construction of Applicant’s entire Project in a timely
manner.

F. Adverse Findings
An Applicant’s Proposal will be rejected at any time during or after the evaluation process if there
are any adverse findings that would prevent NYCHA from leasing the Development Site to the
Applicant, or any or any person or entity associated with the Applicant. Such adverse findings
include, but are not limited to:
• Negative findings by the NYCHA Inspector General’s Office or the New York City Department of
Investigation;
22
 • Conviction, administrative violation, judicial or administrative finding, pending judicial or
administrative case, or pending litigation for harassment, arson, fraud, bribery, grand larceny,
any felony or crime of dishonesty, or noncompliance with fair housing or anti-discrimination
laws, any applicable codes or ordinances, labor laws, or construction laws.
• Defaults or poor performance under any government-assisted program;
• Suspension or debarment by any governmental entity;
• Mortgage arrears, default, or foreclosure proceedings;
• Tax arrears, tax foreclosure or enforcement proceedings, or sale of tax liens; or
• Voluntary or involuntary bankruptcy proceeding.

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X. COMPETITIVE SELECTION CRITERIA
Proposals that satisfy the Threshold Requirements will be evaluated and ranked according to the
Competitive Selection Criteria described below. In evaluating Proposals under these criteria, the
combined experience and resources of all Principals of the Applicant will be considered. NYCHA and HPD
may request additional information, site visits, interviews, or presentations by the Development Team.

A. Resident Preference
As a part of the NextGen Neighborhoods process, NYCHA obtained resident feedback and
preferences for the new developments, including information relevant to each of the Competitive
Scoring Criteria below. A summary of the findings for the Development Site can be found in the
NYCHA Community Visioning document (see Exhibit A). Preference will be given to Proposals that
align with the findings from the resident engagement process as described in these summaries.

B. Financial Return to NYCHA (Weight 20%)

Financing proposals will be evaluated principally on the amount of upfront payment paid to NYCHA
at construction closing. Additional proposed payments at construction completion, share of the
developer fee, revenue streams, and/or other matters of substantial value will also be considered in
this section of the Competitive Selection Criteria.

C. Financial Feasibility of Development Proposal (Weight 20%)

Proposals will be evaluated based on the reasonableness of estimated development and operating
costs, proposed rents and other income, demonstrated financial capacity to complete the Project,
the feasibility/terms of and demonstrated experience with the financing sources proposed to
finance the Project, and the ability to support operating expenses, capital costs, and debt service.
Proposals will also be evaluated on the proposed affordable housing program. Applicants must
include detailed market comparables for all underwritten income assumptions.

D. Quality of Building & Urban Design (Weight: 20%)

Proposals will be evaluated on quality of design, extent to which they demonstrate creativity and
insight in their solution to site conditions, relationship to the surrounding NYCHA development,
quality of construction, innovative use of materials and construction technology, sustainability, and
potential long-term viability within reasonable cost parameters.

Proposals will also be evaluated on the quality and scope of site improvements within, but not
necessarily limited to, the Development Site. Site planning, building arrangement, street wall
elevations, massing, interior layouts, building materials, amenities, active design and streetscape
treatment will be considered. New street trees, lighting, and other streetscape features should be
provided around the Development Site; the design should integrate the new building with the
existing NYCHA development and surrounding community; existing trees should be preserved when
possible. Safety and security for the Project will also be considered.

E. Program (Weight: 20%)

Proposals will be evaluated on design, affordability levels, and amenities and uses accessory to the
residential units and tenants.

24
 Proposals will be also evaluated on the community facility proposed as described in Community
Facility Plan. The Community Facility Plan must demonstrate financial feasibility and include a pro
forma and the overall strategy for managing the community facility space. Additional preference will
be given to Proposals that include Letters of Interest from community facility operators.

The strength of the Hiring Plan and Community Outreach Plan will also be considered in this section.

Submissions must demonstrate that the uses contribute to the economic and social vibrancy of the
neighborhood, address a neighborhood need, enhance the current inventory of commercial or
community uses in the neighborhood, and responds to the goals and priorities recorded in the
Community Visioning documents.

F. Development Experience, Management, and Capacity (Weight: 20%)

Previous development experience will be evaluated as it reflects the Applicant’s demonstrated
ability to successfully carry out a quality project of this type, size, and complexity in a timely manner.
Among the factors that will be considered are:
• Quality of construction and design in projects completed or currently being built by the
Applicant and/or its Principals;
• Extent of the Applicant’s experience, in terms of number, size, type, and scale of projects built
within the last seven (7) years;
• Extent of the Applicant’s experience developing and managing market rate and affordable
residential rental space within the last seven (7) years;
• Applicant’s current workload, staff capacity and other pending project obligations and their
potential impact on ability of Applicant to complete project within the prescribed timeframe;
• Applicant’s history of delivering quality projects on time and within budget;
• Experience with sustainable design practices consistent with Enterprise Green Communities
requirements;
• Experience operating projects with community facility uses in comparable markets;
• Extent of the Applicant’s experience and success in designing and implementing a NYCHA
Resident Hiring Plan or similar hiring plan on projects similar in scale and scope;
• Experience with community outreach for project hiring, which may be demonstrated by
activities including, but not limited to, training programs, job placement activities, Applicants’
own staffing practices, and/or Applicants’ contracting practices on the proposed Project;
• Demonstrated commitment to long-term and deep affordability;
• Demonstrated commitment and successful track record of tangible investments in community
and economic development;
• Design experience of the Applicant will be taken into consideration.

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XI. SUBMISSION REQUIREMENTS
Proposals that are not complete or not in conformance with the requirements of this RFP will be
eliminated from further consideration. Proposals must contain the forms and supporting documentation
described below. All Proposal Forms can be found in Exhibit E.

A. TAB A - Completeness Checklist and Applicant’s Letter

Each Applicant must submit a Completeness Checklist (Form A-1), Applicant’s Letter (Form A-2),
and Bid/Proposal Face Sheet (Form A-3). The Applicant’s Letter must be printed on the Applicant’s
letterhead. The Letter and Face Sheet must be signed by an authorized representative of the
Applicant.

B. TAB B - Proposal Narrative and Summary

Applicants must include a Project Narrative (of two or more pages) that describes the Proposal. The
narrative must include, at a minimum a description of:
• the proposed development program and uses;
• residential units by type and affordability;
• the sources and amounts of financing, including any tax exemption assumptions;
• the roles and responsibilities of the Development Team;
• the most relevant development experience of the Development Team;
• experience with community development of the Development Team, such as investments in
community programs or services.

Applicants must complete a Project Summary (Form B), which must be consistent with the rest of
the Proposal (e.g. Financing Proposal and Design Narrative). Form B must be submitted in both hard
copy and Excel format.

C. TAB C - Applicant Description

Applicants must complete the Development Team Information and Applicant Questionnaire (Form
C-1). Applicants that include a not-for-profit organization as a member of the Development Team
must also complete the Not-For-Profit Organization Applicant Description (Form C-2).

Applicants must provide a Staffing Plan indicating which Principals and staff members would have
primary responsibilities for implementing the Project and their roles in day-to-day management of
the Project.

If the Applicant is a joint venture, the Principals of each entity that make up the joint venture must
be identified, and a Principal of each entity must sign the Form. Applicants must include an
Organizational Chart or diagram explaining the intended form and structure of any proposed
partnership or joint venture. The structure and percentages of ownership and investment must be
included.

Applicants are encouraged to provide resumes describing key members of the Development Team
and/or brochures describing the Applicant and any similar projects in which the Applicant has been
involved. These may include information regarding projects that the Applicant has developed in the
vicinity of the Development Site or clarification of information provided in the forms included in the
26
 Proposal. All additional marketing materials and resumes must be included as Attachments to the
Proposal.

D. TAB D –Experience and Current Workload

Each Principal of the Applicant must complete the Development Experience and Current Workload
(Form D-1), Management Experience and Current Workload (Form D-2) and the Management
Questionnaire (Form D-3). If a Principal has no experience, this shall be indicated by including a
form marked “None”. Form D-1 and Form D-2 must be submitted in both hard copy and Excel
format. A separate Form D-3 shall be provided for each Principal with residential management
experience. Care should be taken to provide accurate information about references. In addition, a
separate Form D-2 and Form D-3 shall be provided for the Managing Agent proposed to manage the
Development if other than one of the Principals of the Applicant.

E. TAB E - Assets Statement

Each Principal of the Applicant must submit audited or certified financial statements describing in
detail the Principal’s financial status in the two (2) most recent fiscal years preceding the deadline
for the submission of Proposals in response to this RFP. Publicly-owned companies must submit the
latest annual report and Form 10K as well as any Form 10Q submitted after such Form 10K. As an
alternative, the Assets Statement (Form E) may be used.

F. TAB F –Schedule
Applicants must provide a Development Schedule and Phasing Plan (if applicable), including
benchmarks for commencement and completion of plans and drawings, New York City Department
of Buildings plan approval, site preparation, construction commencement and completion,
marketing, and occupancy of the Project. If applicable, in order to complete the timeline, assume at
least one (1) year for NYCHA and HPD approvals for pre-development work, preparation of Section
18 disposition application due to HUD and ULURP certification.

G. TAB G – Design
Applicants must provide a Design Narrative (up to five pages) outlining the proposed concept of the
Project and include, among other things, the Applicant’s approach to the Project, critical Project
issues and problem-solving techniques, primary design objectives of the Project intended to meet
the standard of design and construction described throughout this RFP, and specific high
performance and sustainable design features. This description must identify:
• A rationale for the design concept chosen for the Project that includes circulation (private and
public), new building configuration and lot coverage, heights, orientation and relationship to
surroundings, primary building materials, major architectural features, and sustainable design
elements.
• Type, location, and total Project square footage (gross and saleable or rentable, including
basement(s), if applicable), as well as total square footage breakdown for each use.
• Type, number, and characteristics of the residential units, including unit distribution, number of
bedrooms, approximate square footages and amenities.
• Detailed description of construction methods, foundation type(s), and building systems for all
new buildings.
• Description and location of all mandatory infrastructure and other public improvements,
including public and private open spaces, landscaping, and parking. Description of how the
Project complies with all zoning and other legal requirements.

27
 Applicants must also provide a Design Team Experience Description that shows examples of
residential projects of similar scale and scope and qualifications detailing applicable residential and
mixed-use development experience.

Additional marketing materials and resumes may be included as Attachments to the Proposal.

H. TAB H – Architectural Submission

Applicants must include an Architectural Submission on paper size of 11” by 17” or smaller. All plans
must be prepared by a Registered Architect or Professional Engineer and must be easily
reproducible. The following must be included:
• Photographs: Provide photos of the Development Site and the Development Site’s relation to
surrounding buildings, streets and open spaces, at least 3” x 5” in size. Photos must be keyed on
the area plan outlined below. The photos should be clear enough to be reproducible.
• Zoning / Unit Distribution: Provide a zoning map for the area including the Development Site, a
detailed zoning computation and analysis to demonstrate compliance with existing zoning, and
Building Code information indicating occupancy group and construction classification. The
computation should also include apartment count and distribution, and community facility
space.
• Development Site Plan: Provide a clearly legible site plan indicating all components of the
Project and other development within one block of the Development Site. It must include
walkways, sidewalks, parking, driveways, building access points, tree locations, plant materials,
fences, gates, lighting, easements, and encroachments, with dimensions.
• Typical and Atypical Floor Plans: It is not required that design and architectural documents
submitted include full apartment layouts for the floor plans. Submissions, however, must show
blocked out units and clearly indicate all dimensions and total square footages. Community
spaces (laundry room, play room, etc.) should be indicated in the floor plans. Unit plans must be
1/8”=1’0”. Unit and bedroom dimensions should be computed to the inside of finished surfaces
of walls, excluding columns, pipe chases, kitchens, kitchenettes, entryways, and closets. Basic
furniture lay-out should be illustrated for each apartment type. Plans should include a North
arrow, actual scale and graphic scale.
• Community Facility Plan: Provide a ground-floor plan depicting community facility areas and
clearly indicate dimensions, square footage, structural columns, ceiling heights, storage space,
utility outlets, and bathrooms. Clearly indicate access points, , storage space, and bathrooms.
• Parking Plan: If applicable, provide plan depicting parking areas and clearly indicating
dimensions, square footage, structural columns, access points, and ceiling heights.
• Elevations: Provide all elevations of the buildings at the same scale as the plans. Finishes,
construction materials, ceiling heights, and floor elevations (level) must be shown and labeled
on drawings. Perspective drawings/renderings are optional; however, they must not replace
required elevations. Color renderings and/or elevations are appreciated but not required.
• Provide any other architectural drawings such as axonometric, street frontage elevations,
perspective or sectional drawings or computer generated modeling, if they provide a better
understanding of the development concept or relationship to adjacent NYCHA development.

I. TAB I – Sustainability
Applicants must provide a concise Sustainability Narrative (no more than three pages) and the
completed 2015 Enterprise Green Communities Criteria Certification Overlay.
28
 The Sustainability Narrative should describe sustainability, active design, and resiliency elements
included in the proposal.

Applicants must also complete and include the 2015 Enterprise Green Communities Criteria
Certification Overlay. Applicants should clearly indicate which of the elements are included in their
proposal.

J. TAB J – Community Facility

Proposals must provide a Community Facility Narrative (no more than three pages) that describes,
at a minimum, a management and operations plan that is feasible and responsive to the
community’s and operators’ needs. The narrative must specify uses and services to be provided,
staffing and/or partners who will provide the services, operating budget and funding sources.
Applicants should also describe their prior experience operating projects with Community Facility
Uses in comparable markets. A letter or letters of interest from prospective community facility
tenants are encouraged. If private financing is proposed, a letter or letters of interest from a private
lender or lenders must be included.

K. TAB K – Financing
Applicants must submit a Financing Narrative (no more than four pages) and (2) completed
Financing Proposals. Applicants must present underwriting using the Form K provided as an
addendum to this RFP. Submissions must include completed Form K’s as Excel files in original
formatting on the flash drive.

Applicants must complete two Financing Proposals to underwrite the different real estate tax
treatments:
• Form K-1 – PILOT
• Form K-2 – Affordable New York 421a

All proposals must reflect the rent price affordability calculations, and utility allowances described in
Form K. In addition to the minimum affordability requirements described throughout this RFP, the
ELLA term sheet will determine additional, if any, required affordability levels. Specific information
about the superintendent’s unit(s) should be included, as appropriate, in the Financing Proposal. If
the superintendent is not located onsite, a letter explaining alternative provisions for janitorial
services that satisfy the Housing Maintenance Code must be included in this tab.

Applicants should submit a Financing Narrative that clearly explains the financing structure of the
Project should be included. The narrative must explicitly identify proposed financing programs and
payments to NYCHA. The narrative should provide market comparables in the form of detailed
rental listings of at least three properties/projects with operations similar to the proposed Project
located within less than a mile of the Development Site. Applicants must provide detailed market
comparables for all underwritten income assumptions.

If proposing Competitive Financing Sources (as defined), Applicants should describe in the Financing
Narrative their success securing such funding and provide compelling reasons why leveraging such
capital improves the overall Project.

29
 The plans and costs for ongoing maintenance of open space(s) must be included in the Financing
Narrative and Financing Proposal.

L. TAB L – Financing Letters of Interest

Letters of interest may be required dependent upon the proposed financing source(s), as described
below.

Private Financing
If private financing is proposed, a letter or letters of interest from a private lender or lenders must
be included. Letters must be dated no earlier than two (2) months from the date of submission of
the Applicant’s proposal. The letter(s) must indicate a willingness to provide construction and
permanent financing in amounts and with terms consistent with the proposal, and must include the
following:

For Construction Loans:

• The amount of financing that the lender would consider based on the lender’s preliminary
determination of feasibility, based on expected development costs, and rent levels; and
• The interest rate (fixed or variable), the equity requirement, applicable fees, and other terms
under which the lender would provide construction financing.

For Permanent Loans:

• The amount of financing that the lender would consider based on the lender’s preliminary
determination of feasibility, based on expected development costs and rent levels; and
• The interest rate (fixed or variable), the equity requirement, applicable fees, and other terms
under which the lender would provide permanent financing; and
• The maximum loan to value ratio and other underwriting criteria, including treatment of rental
income, minimum maintenance and operating expenses, and debt service coverage
requirements.

The letters must be provided on the lender's letterhead, signed by a representative of the lender,
and must state the amount and terms of the financing.

Public Financing
If HDC bond financing is proposed, a letter of interest from HDC is NOT required. However, a letter
of interest from a lender or, if applicable, credit enhancer acceptable to HDC must be provided and
must include underlying credit terms including, as applicable, the amount of the proposed letter of
credit, the terms of agreement, applicable fees and any other conditions.

If the use of public funds from sources other than HPD or HDC is proposed, a written indication of
interest (e.g. a letter of interest, a commitment letter or an award letter) dated no earlier than two
(2) months from the date of submission of the Applicant’s proposal, must be included. Each letter
must be on the organization’s letterhead and signed by a representative of that organization.

M. TAB M - NYCHA Resident Hiring Plan

Pursuant to NYCHA’s goal of generating economic opportunities for its residents, Applicants must
include a Resident Hiring Narrative describing experience with Section 3 or similar hiring programs
and the proposed hiring outreach strategy. The narrative can also describe

30
 partnerships or collaborations for more effective outreach and training.

Proposals should also include a NYCHA REES General Hiring Plan Form (Form M-1) or, if applicable,
a Section 3 Hiring Plan (Form M-2) and Section 3 Hiring Summary (Form M-3).

N. TAB N – Community Outreach Plan

Applicants must provide a Community Outreach Plan describing the proposed outreach process,
timeline and communication strategy to the community. Additionally, Applicants should describe
roles and responsibilities within the Development Team for Community Outreach, and describe
previous experience with Community Outreach and/or NYCHA resident engagement.

31
XII. CONDITIONS, TERMS, AND LIMITATIONS
This RFP is subject to the specific conditions, terms and limitations stated below:

Proposals submitted shall be deemed to incorporate all of the terms and conditions contained in the
RFP. Applicants will be deemed to have consented to such terms by submitting a Proposal in response to
this RFP.

The Development Site will be disposed in "as-is" condition. NYCHA, the City, or any of their respective
officers, agents, and employees make no representation whatsoever as to the physical condition of the
Development Site or their suitability for any specific use. NYCHA and HPD require the Developer to
assume the obligation to remediate any environmental contamination, indemnify NYCHA and HPD for
any claims that may be made against them in the future, and release NYCHA and HPD from any claims
that the Developer or its affiliates may have in the future arising out of the condition of the
Development Site. All due diligence is the responsibility of the Developer and Developers are urged to
satisfy themselves with respect to the condition of the Development Site. NYCHA and HPD will not be
responsible for any injury or damage arising out of or occurring during any visit to the Development Site.

The proposed Project shall conform to, and be subject to, the provisions of the City Zoning Resolution,
Building Code, and all other applicable laws, regulations and ordinances of all Federal, State, and City
authorities having jurisdiction, as the same may be amended from time to time.

Valid permits and approvals, as required by City, State and Federal agencies, shall be obtained by the
Developer prior to commencing work.

The commencement of negotiations with a Developer will depend on satisfaction of the documentation
and review requirements described in this RFP and will be subject to joint review by NYCHA and HPD.
The continuation of negotiations with a Developer may depend on provision of additional
documentation required by NYCHA and HPD.

NYCHA will lease the Development Site pursuant to approval from the NYCHA Board and HUD and all
documentation, including but not limited to the ground lease and restrictive declaration, shall be in form
and substance satisfactory to the NYCHA Board and HUD.

No transaction will be consummated if any Principal of any Developer with whom NYCHA or HPD has
commenced negotiations is in arrears, or in default upon any debt, lease, contract or obligation to the
City or, NYCHA, or HPD, including without limitation, real estate taxes and any other municipal liens or
charges. The City and NYCHA reserve the right not to review any Proposal by any such Applicant.

No commission for brokerage or any other fee or compensation shall be due or payable by the City,
NYCHA, or HPD, and the submission of a Proposal will constitute the Applicant’s undertaking to
indemnify and hold the City, NYCHA and HPD harmless from and against any such claim for any such fee
or compensation based upon, arising out of, or in connection with any action taken by the Applicant, the

32
selection of the Applicant's Proposal and invitation to the Applicant to respond to this RFP, or the
conditional selection of a Developer pursuant to this RFP.

Neither the City, NYCHA, nor HPD is obligated to pay, nor shall the City, NYCHA or HPD in fact pay any
costs or losses incurred by any Applicant at any time, including any costs incurred by the Applicant in
connection with the Applicant’s response to this RFP.

NYCHA is under no legal obligation to lease the Development Site. NYCHA and HPD may also, at any
time, waive compliance with, or change any of the terms and conditions of this RFP, entertain
modifications or additions to selected Proposals, which may include, without limitation, additions to the
Project contemplated, or withdraw or add individual sites or parcels from or to this RFP.

Selection of an Applicant's Proposal will not create any rights on the Applicant's part, including, without
limitation, rights of enforcement, equity or reimbursement, until after the approvals of HUD, NYCHA and
HPD, and until the Ground Lease and all related documents are fully executed and approved at a
construction financing closing..

All determinations as to the completeness or compliance of any Proposals, or as to the eligibility or

qualification of any Applicant, will be within the joint discretion of NYCHA and the City.

NYCHA and HPD are separate legal entities and will have separate responsibilities with respect to the
Project. NYCHA is a Public Housing Authority, which was organized and exists as a New York public
benefit corporation. HPD is a department of the City of New York. NYCHA will be responsible for
arranging all leasing permissions and licenses to enter upon the Development Site, and for ground
leasing of the Site. NYCHA and HPD will jointly oversee the actual development process.

This RFP and any agreement resulting there from are subject to all applicable laws, rules and regulations
promulgated by any Federal, State, or municipal authority having jurisdiction over the subject matter
thereof, as the same may be amended from time to time.

33
XIII. CONFLICTS OF INTEREST
Current or former employees of the City of New York may respond to this RFP only in accordance with
the section(s) of Chapter 68 of the New York City Charter governing conflicts of interest affecting City
personnel. Section 2604(b)(7) of the City Charter contains specific prohibitions that exclude
enumerated groups of employees from participating in the sales process. In addition, current NYCHA or
HPD employees may not respond to this RFP.

Persons in the employ of the City considering the submission of a Proposal are advised that opinions
regarding the propriety of their participating in the Project may be requested from the New York City
Conflict of Interests Board. This body is empowered, under Section 2602 of the City Charter, to issue
advisory opinions on conflict of interest questions and other matters of ethical consideration. It is not
necessary, however, that such an opinion be obtained prior to responding to this RFP.

Former employees of the City of New York or NYCHA are also advised that the City Charter imposes
certain restrictions on post-employment business relationships with the City. Such individuals should
consult the specific provisions on this issue contained in the City Charter.

The Applicant must not have any organizational conflict of interest, which is defined as a situation in
which the nature of the obligations under the NYCHA Documents or with respect to the Project, and the
Applicant’s organizational, financial, contractual or other interests are such that:

a) award of the NYCHA Documents may result in an unfair competitive advantage; or

b) the Applicant’s objectivity in performing its obligations under the NYCHA Documents or with
respect to the Project may be impaired.

If after award the Developer discovers an organizational conflict of interest with respect to the NYCHA
Documents or the Project, the Developer shall make an immediate and full disclosure in writing to
NYCHA, which shall include a description of the action which the Developer has taken or intends to take
to eliminate or neutralize the conflict. NYCHA may, however, terminate the Project and the NYCHA
Documents if it would be in the best interest of NYCHA.

34
XIV. DISCLAIMER
NYCHA does not make and specifically negates and disclaims any representations, warranties, promises,
covenants, contracts or guarantees of any kind or character whatsoever, whether express or implied,
oral or written, past, present or future, of, as to, concerning or with respect to the Development Site
including, without limitation, the following:

a) the value of the Development Site;

b) the income to be derived from the Development Site;
c) the nature, quality or condition of the Development Site, including, without limitation, the
manner, quality, state of repair or lack of repair of the Development Site and the water, soil and
geology thereof and any drainage from or onto the Development Site;
d) the current or future real estate tax liability, assessment or valuation of the Development Site;
e) the availability or unavailability or withdrawal or revocation of any benefits or incentives
conferred by any federal, state or municipal authorities;
f) any other matter with respect to the Development Site; or
g) the accuracy of any exhibit or information provided relating to the Development Site.

35
EXHIBIT A

NYCHA Community Vision

36
 Summer/Fall 2017

A Community Vision for La Guardia

i
NextGeneration Neighborhoods
NextGeneration NYCHA: A Community Vision for La Guardia Houses
 Table of Contents
04 Introduction

06 Background

07 Engagement Process

14 Findings

19 Conclusion

20 Works Cited

21 Appendix

35 Credits

2 NextGeneration NYCHA: A Community Vision for La Guardia Houses

ACKNOWLEDGMENTS

This visioning summary would not have been possible

without the participation from residents of La Guardia
Houses and La Guardia Addition. We would like to thank
all attendees for taking the time to share their ideas and
concerns regarding the new housing development at La
Guardia. We would also like to thank the Good Old Lower
East Side (GOLES”), the La Guardia Resident Association,
the New York City Department of Housing Preservation
and Development (“HPD”), and the New York City
Housing Development Corporation (“HDC”) staff for their
continued collaboration with the New York City Housing
Authority.

NextGeneration NYCHA: A Community Vision for La Guardia Houses 3

 Introduction
The New York City Housing Authority (“NYCHA”) is
committed to achieving financial stability and improving
residents’ quality of life by creating safe, clean, and
connected communities. Through the Authority’s
NextGeneration Neighborhoods (“NGN”) initiative,
NYCHA can harness the potential marketplace value of
underutilized NYCHA land to support the development
of new housing units. By working with residents and
requiring 50 percent of units to be affordable and 50
percent to be targeted to market-rate tenants, these sites
offer unique opportunities to deliver community amenities
and significant capital repairs to the surrounding NYCHA
development, while also securing the Authority’s financial
future. NYCHA will continue to own, manage, and operate
its existing developments while selected development
teams will build and operate the new buildings.

The third NextGeneration Neighborhoods site selected for

development is located at La Guardia Houses in the Lower
East Side, Manhattan. NYCHA staff met with residents
of La Guardia and La Guardia Addition in six Community
Visioning sessions in the summer and fall of 2017. The
overall goals of the sessions were to inform residents
of the planned development and create a summary
document of residents’ preferences and concerns.

Some of the key preferences from the Community

Visioning sessions include a new development that:
Covers of Mayor’s 10-Year
Housing Plan and The Authority’s
• provides a flexible multi-purpose community space
NextGeneration NYCHA Plan. that serves the greater Lower East Side community;

4 Introduction NextGeneration NYCHA: A Community Vision for La Guardia Houses

 SITE VIEWS FROM MADISON STREET / VISTAS DEL SITIO / 现场观察

AERIAL VIEW / VISTA AÉREA / 空中视野

View from Madison Street View from Madison Street

SITE

Sumner Campus

St SF
er
s
00
Ru tg 11,0
He
nry
St

Ma
dis
on
St
St
n
to
in
Cl

Ch
err
yS
• provides community programming to address tthe lack
of affordable food access in the neighborhood and
DEVELOPMENT
addresses the negative impacts of gentrification;
• accounts for the multicultural and multi-generational QUICK FACTS
population of the Lower East Side;
The proposed development will
• provides affordable family-sized apartments for
include:
households that align with the income levels of the
Lower East Side neighborhood; • a 99-year ground lease;
• minimizes the shadows cast on adjacent buildings and • approximately 225
Little Flower Playground; affordable housing units;
• introduces new materials, textures, colors, and • approximately 225 market-
proportions to the neighborhood; rate housing units; and
• limits the environmental impacts experienced during • a ground floor community
construction; and
facility.
• improves the safety, security, and accessibility of the
immediate surroundings.

NextGeneration NYCHA: A Community Vision for La Guardia Houses Introduction 5


LA GUARDIA
AT A GLANCE*
buildings: 9
apartments: 1,092
residents: 2,504
density: 232 people/acre
avg gross income: $26,258
avg gross rent: $564
5-yr capital needs: $70 million
community district: Manhattan 3
NYC council district: 01
*The neighboring development,
La Guardia Addition, is a 16-story
senior building with 193 residents
living in 149 apartments. The
average gross rent is $307 per
month. The 5-year capital needs
of La Guardia Addition are $8.4
million.
6 Background
Background
Site
SITE
LA GUARDIA HOUSES
Built in 1957 within the Lower East Side neighborhood of
Manhattan, La Guardia Houses is home to approximately
2,500 public housing residents.1 The Lower East Side has
a long history as an immigrant neighborhood, previously
populated by Irish, Italian, and Jewish families, then
Dominican, Puerto Rican and African-American, and most
recently by Chinese immigrants.2
Located east of the Manhattan Bridge and near the East
River waterfront, La Guardia is an 11-acre development
that includes 9 buildings that stand 16 stories tall.1 The
development includes shaded open spaces and surrounds
the Little Flower Playground and La Guardia Bath House.
An underutilized parking lot at La Guardia was selected as
the development site for NextGeneration Neighborhoods.
NextGeneration NYCHA: A Community Vision for La Guardia Houses
Engagement Process
The NextGeneration engagement process at La The charts in the report show
preferences expressed by
Guardia took place throughout the summer and fall
meeting participants.
of 2017. Outreach efforts included door-knocking,
flyer distribution, and tabling events to encourage the
participation of La Guardia residents in the Community
Visioning sessions. During the meetings, staff led a
range of activities to help NYCHA residents and other
community members identify solutions that would both
strengthen existing assets and address current challenges
of the neighborhood. Participants raised concerns, asked
important questions, and suggested specific design
solutions to be included in this visioning document for the
NextGeneration development at La Guardia.
What makes La
Guardia Houses
special?
feeling of community

housing affordability

neighborhood history

neighborhood character

access to transportation

other

ENGAGEMENT MEETINGS
Residents
Over asked additional
the course of fourquestions about
meetings, the planned
NYCHA useddevelopment
various
after the Introductory meeting.

NextGeneration NYCHA: A Community Vision for La Guardia Houses Engagement Process 7

 ENGAGEMENT PROCESS
Over the course of six meetings, NYCHA used various
activities to provide program information, document
common concerns, and determine participants’
preferences for the forthcoming development at La
Guardia Houses. The activities were developed using
social, economic, and health data about Manhattan
Community District 3 (“MN3”).

Meeting 1 - Introductory Meeting

The first meeting included a presentation informing
attendees about the NextGeneration Neighborhoods
initiative and the planned development at La Guardia
Houses. A town-hall Question & Answer session
followed the presentation to help clarify the goals and
implementation process of the program.

Goals
• Provide an overview of the NextGeneration
Neighborhoods program.
• Inform residents about the planned development and
resident engagement process.
• Gather initial community feedback about the needs
and challenges of the neighborhood.

Event Details
• Date: May 18, 2017
• Venue: PS 134 Henrietta Szold
• Participants: 32 NYCHA residents and 13 other
• Languages: English, Spanish, and Chinese

Activities
• Evaluation Survey: This activity asked residents
about their understanding of the NextGeneration
Neighborhoods program.

Meeting 2 - Operations at La Guardia

The second meeting included a presentation detailing
the current capital needs at La Guardia Houses and how
Preference boards from the the planned development would generate revenue to
NGN Detailed Meeting address some of those needs. A town-hall Question &

8 Engagement Process NextGeneration NYCHA: A Community Vision for La Guardia Houses

 FREQUENTLY
ASKED
QUESTIONS
What is affordable
housing?
It is housing where the
occupant(s) pay no more
than 30% of their income
for housing expenses.

Who will own the land?

NYCHA will maintain
ownership of the land and
continue to manage and
operate La Guardia. The
selected development
team will build and
operate the new building.

What type of housing

will be developed?
Residents identified existing community assets near La Guardia The project will dedicate
during the Visioning Workshops. 50 percent of its units to
families earing no more
than 60 percent of AMI.
The remaining units will
be targeted to market-
rate tenants.

Who can apply for the

new units?
During construction, the
selected development
team will begin the
marketing of the units and
publicize the application
requirements. The
building will include a 25%
Residents discussed their preferences for the ground floor use of NYCHA preference for the
the new building at La Guardia. new affordable units.

NextGeneration NYCHA: A Community Vision for La Guardia Houses Engagement Process 9

 Residents listened to a presentation about the planned development during the Introductory meeting.

Answer session followed the presentation to help clarify

the goals and implementation process of NextGeneration
Neighborhoods.
What is your biggest
Goals
concern about the new
• Provide an overview of the NextGeneration
building at La Guardia?
Neighborhoods program and how it will be
implemented at La Guardia.
• Provide updates regarding resident concerns and how
they are being addressed.
• Inform residents about the existing capital needs at La
Guardia.

Event Details
loss of neighborhood character
loss of cultural diversity

overcrowding

loss of parking lot

rising cost of housing

other

• Date: June 28, 2017

• Venue: Rutgers Community Center
• Participants: 50 NYCHA residents and 15 other
• Languages: English, Spanish, and Chinese

Activities
• Evaluation Survey: This activity asked residents
about their understanding of the NextGeneration
Neighborhoods program.

10 Engagement Process NextGeneration NYCHA: A Community Vision for La Guardia Houses

 Residents listened to a presentation before beginning small group activities during a Visioning Workshop.

Meeting 3 – NextGeneration Neighborhoods Detailed

The third meeting included a presentation about the
NextGeneration Neighborhoods program, including What topics would
information about resident engagement opportunities you like more
throughout the development process. NYCHA’s information on?
Community Development staff facilitated small group
activities that explained the significance of the
community visioning process for developer selection.
Finally, staff provided additional information about
economic, housing, and participation opportunities related
to the new development.

Goals
income affordability levels

construction activities

environmental review process

Section 3 requirements

new unit application process

other

• Review goals and strategies of NextGeneration

Neighborhoods program.
• Explain objectives of resident engagement process.
• Provide detailed explanation of Request for Proposals
(“RFP”) document, community visioning summary, and
developer selection process.
• Provide information about economic opportunities,
lottery application process for new development, and
the role of the stakeholder committee.

NextGeneration NYCHA: A Community Vision for La Guardia Houses Engagement Process 11

 Event Details
• Date: July 27, 2017
• Venue: Rutgers Community Center
• Participants: 21 NYCHA residents and 17 other
• Languages: English, Spanish, and Chinese

Activities
• Evaluation Survey: This activity asked residents
about their understanding of the NextGeneration
Neighborhoods program.
• Community Strengths/Needs: Participants identified
strengths and needs of the neighborhood.

Meetings 4 & 5 – Visioning Workshops

The fourth and fifth meetings included an overview of
the NextGeneration Neighborhoods program and the
planned development at La Guardia Houses. The activities
of the workshops were developed in direct response to
the findings gathered at the previous meetings. NYCHA’s
Community Development staff led small group activities
and residents gave feedback on their preferred ground
floor use and site improvements.

Goals
• Identify assets and challenges in the immediate
area to better understand how the development can
strengthen the conditions of the neighborhood.
• Determine clear preferences for ground floor space.
• Gather feedback about preferred unit types,
affordability, character of building, and site conditions.

Event Details
• Date: September 27, 2017
• Venue: Rutgers Community Center
• Participants: 17 NYCHA residents and 9 other
• Languages: English, Spanish, and Chinese

• Date: October 3, 2017

• Venue: Rutgers Community Center
Small group activities from • Participants: 9 NYCHA residents and 7 other
the Visioning Workshops • Languages: English, Spanish, and Chinese

12 Engagement Process NextGeneration NYCHA: A Community Vision for La Guardia Houses

Activities
• Preference Boards: This activity asked participants
about apartment types, level of affordability, and
architectural characteristic for the new building.
Participants placed stickers on their preferred choices.
• Questionnaire: Participants answered questions
about their concerns and needs related to the new
development.
• Neighborhood Asset Mapping: Participants reviewed an
asset map to discuss the challenges and opportunities
of existing neighborhood assets.
• Ground Floor Space Preference: Participants selected
their preference for how the ground floor space could
be used at the new development.
• Site Improvements: Residents evaluated the existing
sites based upon three criteria – accessibility, safety,
and outdoor amenities. Participants reflected upon
personal experience with the site, studied provided
materials to better understand the site conditions, and Small group activities from
provided recommendations of site improvements. the Visioning Workshops

Meeting 6 - Report Back

The last meeting of the visioning sessions included a
brief presentation of the NextGeneration Neighborhoods
program and the planned development at La Guardia
Houses. NYCHA’s Community Development staff
facilitated a small group activity to report back the
findings of the previous engagement meetings.

Goals
• Provide an overview of the NextGeneration
Neighborhoods program.
• Validate and qualify the findings with supplemental
feedback.

Event Details
Date: November 2, 2017
Venue: Rutgers Community Center
Participants: 29 residents and 8 other
Languages: English, Spanish, and Chinese

NextGeneration NYCHA: A Community Vision for La Guardia Houses Engagement Process 13


What is your preferred
affordability level?
1 30% AMI
up to $20,040 annual
income for one person
2 60% AMI
up to $40,080 annual
income for one person
The charts in the report show
preferences expressed by
meeting participants.
14 Findings
Findings
Throughout the engagement process, NYCHA discussed
a range of issues with La Guardia residents. The resident
feedback collected from the sessions has been organized
into four categories: Housing, Urban Design, Community
Resources, and Human Capital. Data from Manhattan
Community District 3 (“MN3”) is included in each category
to contextualize the resident feedback.
HOUSING
According to Manhattan Community Board 3, the district
is facing significant housing challenges. The shortage of
deeply affordable, accessible, and adequately maintained
rental units continues to impact the community.3
Resident Preferences
• Ensure the rents for affordable units align with the
income levels of the Lower East Side neighborhood.
Residents prefer that a significant percentage of the
affordable units are dedicated to families making up to
30% AMI.
• Provide affordable family-sized apartments with two-
and three-bedrooms. Units should be sufficiently-sized
for the intended number of occupants.
• Ensure housing is accessible for people with mobility
disabilities.
Supporting Data
• More than a quarter of the residents in MN3 are living
below the federal poverty level. The median household
NextGeneration NYCHA: A Community Vision for La Guardia Houses
 income in MN3 is $42,102 which is significantly less
than New York City’s median household income of
$53,373.4
• The median rent for all renters in MN3 has increased
by 14% from 2006-2016 compared to the citywide rate
increase of 20%.5
• Thirty percent of the residents in MN3 are rent-
burdened, spending more than 30% of their income for
housing-related expenses.5
• In Manhattan, only 6.3% of rental units are affordable
at 30% of the Area Media Income compared to the
citywide rate of 8.2%. Less than 20% of rental units
are affordable at 80% of the Area Media Income
compared to the citywide rate of 38%.5

URBAN DESIGN What is your preferred

According to residents, the new development should
apartment type?
strengthen neighborhood character, increase health and
safety, and generate interaction at the street level by
providing a diverse set of site amenities.
1 two bedroom
2 three bedroom
Resident Preferences 3 one bedroom
• Minimize the height of the building and the shadows
cast on the adjacent building and Little Flower
Playground.
• Introduce new materials, textures, colors, and
What is your
proportions to the neighborhood, but still respect the
preference for the
area context and the adjacent buildings.
number of units?
• Improve the safety, security, and accessibility of the
immediate surroundings through lighting, surveillance,
and ground floor activation.
• Improve the pedestrian experience by repairing
sidewalks, revisiting circulation paths, and providing
clear wayfinding features and signage.
• Improve existing open spaces by providing amenities
for all ages, including versatile public seating, flower
maximize number
of units
make building
shorter

beds, bicycle storage, waste and recycling receptacles,

walking circuits, cultural/holiday decorations, and a dog
park.
• Provide repairs and/or improvements to the children’s
play area and basketball courts at Little Flower

NextGeneration NYCHA: A Community Vision for La Guardia Houses Findings 15

 Playground.
• Implement integrated pest management strategies
during construction and operation to address rat
activity across the La Guardia campus.
• Propose waste compaction and/or containerization
What is your preferred strategies to limit illegal dumping, pest harborages, and
community facility? other negative effects of curbside disposal. Consider
comprehensive strategies for the entire La Guardia
1 affordable food campus.
access • Implement flood resiliency measures.
• Utilize green and healthy materials that have high
2 community center
durability.
3 arts and culture
• Incorporate environmental design principles to promote
center water, energy, and material conservation.
• Limit the environmental impacts experienced during
construction, including noise, vibration, dust, and other
pollution effects.

Supporting Data
• MN3 is a densely-populated district that lacks open
space. The district ranks third in the city for population
density.5 It also has more than 3 times the number
What types of children per acre of open space than the citywide
of economic average.6
opportunities do you • MN3 is one of the most rat-infested districts in the city.7
think are the most • The air quality in MN3 at 9.9 micrograms per cubic
important? meter is slightly better than Manhattan, but worse
than the citywide average of 8.6 micrograms per cubic
meter.8
• The rate of avoidable adult asthma hospitalizations in
MN3 is slightly higher than the citywide average. Many
hospitalizations could be prevented by addressing
housing-related exposures to asthma triggers, including
construction jobs

vocational training

maintenance or janitorial jobs

job readiness services

other jobs

other trainings

cockroaches, mice, and second-hand smoke.9

• Twenty-four percent of residential units in MN3 are
located in the current FEMA preliminary floor hazard
areas.6 NYCHA residents were disproportionately
impacted by the effects of Superstorm Sandy.3

16 Findings NextGeneration NYCHA: A Community Vision for La Guardia Houses

COMMUNITY RESOURCES
According to residents, the growing demographic and
economic changes in the neighborhood have made it
difficult for local business and lower-income residents to
remain.

Resident Preferences
• Provide a flexible multi-purpose community space that
serves the greater Lower East Side community. Partner
with existing neighborhood service providers and/or
community-based organizations to provide ground-floor
programming.
• Provide community programming to address the lack of
affordable food access in the neighborhood. Residents
suggested a year-round farmers’ market, food pantry,
community garden, food delivery program, and
nutrition education programs.
• Provide community programming to address the
negative impacts of gentrification.
• Consider programming that accounts for the
multicultural and multi-generational population of the What are the most
Lower East Side. Residents suggested arts education, pressing issues in your
cultural preservation initiatives, and cultural fluency neighborhood?
programs.

Supporting Data
• The income diversity ratio, which is the gap between
incomes, is the third highest in the city at 8.1. (The
income diversity ratio compares the 80th percentile
household with the 20th percentile household
shortage of affordable housing

lack of social/health services

displacement of residents

lack of recreation opportunities

crime

lack of healthy food

to represent the income distribution for a given

geographic area.)5
• MN3 is the fourth highest racially diverse neighborhood
in the City according to the racial diversity index.5
• MN3 is approximately 32% White, 32% Asian, 25%
Hispanic or Latino, 9% Black or African American.4
• The percentage of the population who is foreign-born
in MN3 has decreased over the last decade while
the percentage of the population who is White has

NextGeneration NYCHA: A Community Vision for La Guardia Houses Findings 17

 increased by 28%.10
• Over 17% of MN3’s population is aged 65 or older
compared to the citywide rate of 13.5%.5

HUMAN CAPITAL
According to residents, the lack of job opportunities in the
neighborhood remains a significant challenge despite the
recent surge in investment in the district.

Resident Preferences
• Develop a resident hiring plan for the construction,
maintenance, and management of the new building in
coordination with the Resident Association.
• Provide janitorial jobs for residents in addition to
construction jobs.
• Provide permanent, full-time jobs that pay a living
wage.
• Offer vocational training and job readiness services for
residents.
• Procure services and supplies from local minority and
women-owned business enterprises.
• Continue community engagement with La Guardia
residents to ensure the project’s design and
implementation meet the community’s needs and
priorities.

Supporting Data
• About 24% of households in MN3 receive nutrition
assistance through the Supplemental Nutrition
Assistance Program.11

18 Findings NextGeneration NYCHA: A Community Vision for La Guardia Houses

Conclusion
The Community Visioning sessions are part of a multi-
year engagement process at NYCHA to inform residents
of planned developments and to incorporate resident
preferences and concerns. This report includes ideas for
implementation that require a cooperative effort among
residents, community partners, and development teams.

NYCHA has included this visioning document as part of

its Request For Proposals in order to solicit development
plans that align with resident preferences and address
their concerns. The selected development team will
continue the public engagement process and present their
proposed development plans to La Guardia residents. The
development team will also work with NYCHA’s Office
of Resident Economic Empowerment and Sustainability
to connect NYCHA residents to job opportunities before
construction begins. NYCHA, alongside HPD and HDC,
will monitor project progress from pre-development to
construction finish.

We would like to thank all who have participated and

encourage others to join as the process moves forward.
NYCHA will continue to update residents throughout the
development process at La Guardia.

COMMUNITY VISIONING PRE-DEVELOPMENT CONSTRUCTION CLOSE

Intro Visioning Report RFP Developer Design Closing Ground- Marketing Lease-up
Meeting Workshop Back Release Selection Review breaking
01/17/17 02/07/17 03/07/17 Spring ‘17 Fall ‘17 Fall ‘17 Fall ‘18 Winter ‘18 Summer ‘19 Spring ‘21

NextGeneration NYCHA: A Community Vision for La Guardia Houses Conclusion 19

 Works Cited
1. New York City Housing Authority. (2017). NYCHA
Development Data Book 2017.
2. McEvers, Kelly. (2005). Close-Up on Two Bridges,
Manhattan.
3. Manhattan Community Board 3. (2017). District Needs
Statement FY 2018.
4. United States Census Bureau. (2015). 2015 American
Community Survey, 5-year Estimates.
5. NYU Furman Center. (2017). CoreData.nyc.
6. New York City Department of City Planning. (2014).
Community District Profiles.
7. City of New York. (2017). “De Blasio Administration
Announces $32 Million Neighborhood Rat Reduction
Plan.”
8. New York City Department of Health and Mental
Health. (2017). The New York City Community Air
Survey.
9. New York State Department of Health. (2012).
Statewide Planning and Research Cooperative System,
2012.
10. Citizens’ Committee for Children of New York. (2015).
Keeping Track Online.
11. United States Census Bureau. (2016). 2016 American
Community Survey, 1-year Estimates.

20 Works Cited NextGeneration NYCHA: A Community Vision for La Guardia Houses

Appendix
Evaulation Survey

Community Strengths and Needs

Preference Boards

Questionaire

Asset Map

Ground Floor Space Preference

Site Improvements

Site Views

NextGeneration NYCHA: A Community Vision for La Guardia Houses 21

 Evaluation Survey

NextGeneration Neighborhoods Detailed at La Guardia Houses Exit Survey

June 28, 2017

Name

Phone Number

Address

Email Address

Development or Organization

For each item identified below, circle the number to the right that best fits your opinion.
Use the rating scale to select the appropriate number.

Question Scale
Strongly Strongly
At the conclusion of this meeting, Agree Neutral Disagree
Agree Disagree
1. I learned more about the NextGen
5 4 3 2 1
Neighborhoods Program.
2. My questions were answered. 5 4 3 2 1
3. I know how to get involved. 5 4 3 2 1
4. I understand the financial situation at La
5 4 3 2 1
Guardia Houses.
5. I understand the importance of the Community
Visioning summary.
Question Scale Additional Comments
6. Were you involved in any other meetings
YES NO
regarding NextGen Neighborhoods?
If so, please indicate which meetings:

7. Do you plan to participate in the Visioning

Sessions? If so, please be sure to include your YES NO
contact information at the top of this form.
8. Do you have any additional questions that were
YES NO
not answered?
If so, please indicate here:

9. Is there a key stakeholder (individual or

organization) that you would like to nominate to
YES NO
serve on the Stakeholder Committee for
NextGen Neighborhoods at La Guardia Houses?
If so, please indicate here:

22 Appendix NextGeneration NYCHA: A Community Vision for La Guardia Houses

Community Strengths and Needs

PLEASE TELL US...

WHAT YOU LOVE MOST ABOUT YOUR COMMUNITY.
POR FAVOR DÍGANOS QUE ES LO QUE MÁS LE GUSTA DE SU COMUNIDAD.
请你告诉我在你社区有什么地方或特点你认为好和满意。

NEXTGENERATION NEIGHBORHOODS: LA GUARDIA HOUSES

Community Visioning Series * Reflection Boards * Summer 2017
Taller de Visión Comunitario * Carteles de Pensamiento * Verano 2017
为拉瓜迪亚公房創新时代社区 * 社区愿景研讨会 * 2017年夏季

NextGeneration NYCHA: A Community Vision for La Guardia Houses Appendix 23

 Community Strengths and Needs

PLEASE TELL US...

WHAT WOULD YOU LIKE TO IMPROVE IN YOUR COMMUNITY.
POR FAVOR DÍGANOS QUE LE GUSTARÍA MEJORAR EN SU COMUNIDAD.
请你告诉我有什么在你社区你想要改进。

NEXTGENERATION NEIGHBORHOODS: LA GUARDIA HOUSES

Community Visioning Series * Reflection Boards * Summer 2017
Taller de Visión Comunitario * Carteles de Pensamiento * Verano 2017
为拉瓜迪亚公房創新时代社区 * 社区愿景研讨会 * 2017年夏季

24 Appendix NextGeneration NYCHA: A Community Vision for La Guardia Houses

Community Strengths and Needs

PLEASE TELL US...

WHAT WOULD YOU LIKE TO SEE IN YOUR COMMUNITY.
POR FAVOR DÍGANOS QUE LE GUSTARÍA VER EN SU COMUNIDAD.
请你告诉我你希望你的社区会有什么设施或服务。

NEXTGENERATION NEIGHBORHOODS: LA GUARDIA HOUSES

Community Visioning Series * Reflection Boards * Summer 2017
Taller de Visión Comunitario * Carteles de Pensamiento * Verano 2017
为拉瓜迪亚公房創新时代社区 * 社区愿景研讨会 * 2017年夏季

NextGeneration NYCHA: A Community Vision for La Guardia Houses Appendix 25

 Preference Boards

PLEASE TELL US...

WHAT TYPE OF APARTMENTS ARE NEEDED MOST.
POR FAVOR DÍGANOS QUÉ TIPO DE APARTAMENTOS MÁS SE NECESITAN.
你认为我们社区需要哪些类型的公寓最多。
Place a green sticker next to your 1st choice Ponga una etiqueta verde junto a su primera opción 在您的第一选择旁边放置一个绿色贴纸。 01 02
and a yellow sticker next to your 2nd choice. y una etiqueta amarilla junto a su segunda opción. 和在第二选择的旁边放置一个黄色的贴纸。

Studio Estudio 工作室 1-2 People Personas 人

1 Bedroom Dormitorio 间卧室 1-2 People Personas 人

2 Bedrooms Dormitorios 间卧室 2-4 People Personas 人

3 Bedrooms Dormitorios 间卧室 3-6 People Personas 人

NEXTGENERATION NEIGHBORHOODS: LA GUARDIA HOUSES

Community Visioning Series * Preference Boards * Summer 2017
Taller de Visión Comunitario * Tablas de Preferencia * Verano 2017
为拉瓜迪亚公房創新时代社区 * 社区愿景研讨会 * 2017年夏季

26 Appendix NextGeneration NYCHA: A Community Vision for La Guardia Houses

Preference Boards

PLEASE TELL US...

WHAT LEVEL OF AFFORDABILITY IS NEEDED MOST.
POR FAVOR DÍGANOS QUÉ NIVEL DE ASEQUIBILIDAD MÁS SE NECESITAN.
你认为我们社区需要什么收入能负担的公寓最多。
Place a green sticker next to your 1st choice Ponga una etiqueta verde junto a su primera opción 在您的第一选择旁边放置一个绿色贴纸。 01 02
and a yellow sticker next to your 2nd choice. y una etiqueta amarilla junto a su segunda opción. 和在第二选择的旁边放置一个黄色的贴纸。

30% $$ $
$25,770 $521 3

Area Median Income Annual Income Monthly Rent Household Size

Area Ingresos Mediano Ingreso Anual Alquiler Mensual Tamaño del hogar
中位数收入 年薪 每月租金 住户人口

60% $$ $
$51,540 $1,166 3

Area Median Income Annual Income Monthly Rent Household Size

Area Ingresos Mediano Ingreso Anual Alquiler Mensual Tamaño del hogar
中位数收入 年薪 每月租金 住户人口

80% $$ $
$68,720 $1,660 3

Area Median Income Annual Income Monthly Rent Household Size

Area Ingresos Mediano Ingreso Anual Alquiler Mensual Tamaño del hogar
中位数收入 年薪 每月租金 住户人口

130% $$ $
$111,670 $2,733 3

Area Median Income Annual Income Monthly Rent Household Size

Area Ingresos Mediano Ingreso Anual Alquiler Mensual Tamaño del hogar
中位数收入 年薪 每月租金 住户人口

NEXTGENERATION NEIGHBORHOODS: LA GUARDIA HOUSES

Community Visioning Series * Preference Boards * Summer 2017
Taller de Visión Comunitario * Tablas de Preferencia * Verano 2017
为拉瓜迪亚公房創新时代社区 * 社区愿景研讨会 * 2017年夏季

NextGeneration NYCHA: A Community Vision for La Guardia Houses Appendix 27

 Preference Boards

What is AFFORDABLE Housing?

Housing is considered ‘affordable’ when a

household spends no more than 1/3 of its
income on rent and utilities.

$
If your annual household Your monthly rent should
income is ... be approximately ...

$70,000 $1,700
$35,000 $825
$20,000 $450

What is AREA MEDIAN INCOME (AMI)?

AMI is the income for the median (middle)
household in a metropolitan region. Half
the households make less and half the
households make more than the AMI.

$25,770 $51,540 $68,720 $85,900 $111,670

30% 60% 80% 100% 130%

Retail Taxi Driver + Caseworker + Teacher + Nurse +

Salesperson Janitor Home Health Aide Construction Worker Firefighter

These incomes are for a family

of three in NYC in 2017.

NEXTGENERATION NEIGHBORHOODS:
LA GUARDIA HOUSES
Community Visioning Series * Preference Boards * Summer 2017

28 Appendix NextGeneration NYCHA: A Community Vision for La Guardia Houses

Preference Boards

PLEASE TELL US...

HOW SHOULD THE NEW BUILDING LOOK AND FEEL.
POR FAVOR DÍGANOS CÓMO DEBE VERSE Y SENTIRSE EL NUEVO EDIFICIO.
你认为新建筑应有多高和让人接受的设计。
Place a green sticker next to your 1st choice Ponga una etiqueta verde junto a su primera opción 在您的第一选择旁边放置一个绿色贴纸。 01 02
and a yellow sticker next to your 2nd choice. y una etiqueta amarilla junto a su segunda opción. 和在第二选择的旁边放置一个黄色的贴纸。

The new building STRONGLY looks and feels like other

neighbohood buildings. It uses MANY SIMILAR materials,
textures, colors, and proportions found throughout the
neighborhood.

El nuevo edificio se ve y se siente IGUALMENTE como los

demás edificios del vecindario. Utiliza materiales, texturas, colores
y proporciones SIMILARES como los demás edificios del
vecindario.

建筑物看起来像其他邻里建筑物一样或有类似的材料,纹理,颜
色和比例。

CONTEXTUAL Example/Ejemplo/例子
Location/Ubicación/位置
Highbridge Terrace
Bronx, NY
Contextual 类似模式 Completed/Completado/完成日期 2012

The new building SOMEWHAT looks and feels like other

neighbohood buildings. It uses SOME SIMILAR + SOME
NEW materials, textures, colors, and proportions found
throughout the neighborhood.

El nuevo edificio tiene ALGUNAS cosas que se ven y se sienten

como los demás edificios del vecindario. Utiliza ALGUNOS
materiales, texturas, colores y proporciones SIMILARES en el
vecindario.

该建筑有一些看起来和感觉像其他邻里的建筑物。 它混合使
用类似和新的材料,纹理,颜色和比例。

HYBRID Example/Ejemplo/例子
Location/Ubicación/位置
Soundview
Bronx, NY
Híbrido 混合风格 Completed/Completado/完成日期 2016

The new building MODESTLY looks and feels like the

neighbohood. It introduces MANY NEW materials, textures,
colors, and proportions to the neighborhood.

El nuevo edificio se ve y se siente DIFERENTE como los demás

edificios del vecindario. Utiliza NUEVOS materiales, texturas,
colores y proporciones DIFERENTES que los demás edificios
del vecindario.

该建筑看起来不很相似其他邻里建筑。 它引入了许多新材料,
纹理,颜色和比例。

CONTEMPORARY Example/Ejemplo/例子
Location/Ubicación/位置
Arbor House
Bronx, NY
Contemporáneo 现代格式 Completed/Completado/完成日期 2013

COMMENTS Commentarios 评论

NEXTGENERATION NEIGHBORHOODS: LA GUARDIA HOUSES

Community Visioning Series * Preference Boards * Summer 2017
Taller de Visión Comunitario * Tablas de Preferencia * Verano 2017
为拉瓜迪亚公房創新时代社区 * 社区愿景研讨会 * 2017年夏季

NextGeneration NYCHA: A Community Vision for La Guardia Houses Appendix 29

 Questionnaire

NEXTGEN NEIGHBORHOODS: LA GUARDIA HOUSES

Community Visioning Series: Questionnaire

NYCHA is conducting a community assessment of La Guardia Houses to understand your priorities and
concerns about the new building. We greatly appreciate your input!

(1) What makes La Guardia Houses special? [Choose top 2 with “X”]

Feeling of community Housing affordability Neighborhood history

Neighborhood character Access to transportation Access to social services
Access to education/job opportunities Access to recreation facilities Other:

(2) What are the most pressing issues in your neighborhood? [Choose top 2 with “X”]

Shortage of affordable housing Displacement of residents Lack of job opportunities

Lack of education facilities Lack of recreation opportunities Lack of healthy food
Lack of social/health services Crime Other:

(3) What is your biggest concern about the new building at La Guardia? [Choose top 2 with “X”]

Loss of cultural diversity Loss of neighborhood character Rising cost of housing

Overcrowding Loss of parking lot Other:

(4) There is a tradeoff between the height of the new building and the number of affordable units as
well as how much money the project will raise. What is your preference for the number of units
in the new building? [Choose 1 with “X”]

I prefer to maximize the number of units and financial return even if that would make the new building taller.
I prefer not to maximize the number of units or financial return to make the building shorter.

(5) The new building will create economic opportunities for residents. What types of opportunities
do you think are the most important? [Choose top 2 with “X”]

Construction jobs Maintenance or janitorial jobs Other jobs:

Vocational training Job readiness services Other trainings:

(6) We are at the beginning of a multi-year engagement process. What topics would you like more
information on? [Choose top 2 with “X”]

Income affordability levels Environmental review process New unit application process
Construction activities Section 3 requirements Other:

(7) Do you have additional ideas or comments you would like to share about the new building?

30 Appendix NextGeneration NYCHA: A Community Vision for La Guardia Houses

Asset Map
A community asset is anything that can be used to improve the

PLEASE HELP US IDENTIFY THE COMMUNITY ASSETS NEAR LA GUARDIA HOUSES.

quality of community life. Place a sticker on the map to locate
important assets in the neighborhood.

Un activo de la comunidad es todo lo que se puede utilizar para

POR FAVOR AYUDENOS A IDENTIFICAR LOS ACTIVOS COMUNITARIOS CERCA DE LA GUARDIA HOUSES. mejorar la calidad de vida de la comunidad. Coloque una etiqueta
en el mapa para localizar activos importantes en el vecindario.

请帮助我们识别您邻里的社区资产如游乐场, 学校, 社区中心等。 社區資產是可以用來提高社區生活質素。请在地圖上找你

认为重要的社區資產后,在旁放置一個貼紙。

Social Service Centers / Centros de Servicios Sociales / 社會服務中心

3 1. Grand Street Settlement 9. Hand In Hand Development, Inc.
2. Ohel Childrens Home 10. WIC Office
7 3. University Settlement House 11.
4. Henry Street Settlement 12.
5. Cabrini Immigrant Services 13.
6. Senior Center at La Guardia Addition 14.
4 7. Weinberg Center for Balanced Living 15.
3
Hamilton-Madison Senior Services
4 8. 16.

2 12 9 n St
Alle 5
Educational Institutions / Instituciones de Educación / 教育机构
4 1. University Neighborhood MS 9. Hamilton-Madison House Child Care
11 6 Castle Middle School Mei Wah Day Care Center
7 2. 10.

DDee
3. Orchard Collegiate Academy 11. Chinatown Day Care Center

la
nc
4. Manhattan Charter School II 12. City College Child Development Ctr
6

ey
Stt
x St 5. Meyer London 13. Little Star of Broome St ECC
Esse
6. Pike Street School Age Daycare 14.
7. Shuang Wen (PS 184) 15.
3 10

Gr
8. University Neighborhood HS 16.
5

an
ge

d
5
id

St
RUTGERS 6 5
Br
an

Public Health Facilities / Instalaciones de Salud Pública / 公共卫生设施

tt

1
ha
an
M

1. Gouverneur Health Medical Center 9. Medicaid Office

10 SITE 4 14 1
1 7 2. Health Unlimited 10.
3. Betances Health Center 11.
4. Community Healthcare Clinic 12.
3 EB
roa
5. Gouverneur Clinic 13.
St d wa 6. CityMD 14.
ers LA GUARDIA 1 9 y
tg 7. EmblemHealth Neighborhood Care 15.
Ru
1 10 2 3 Hamilton-Madison Behavioral Health
1 1
He
nry
8
8. 16.

4 6 2 St
2
3 4 9 Leisure Spaces / Espacios de Ocio / 休闲空间
Ma
dis
4
8 on
St 4 1. Little Flower Playground 9.
8 9 Cherry Clinton Playground
St

10 1 2. 10.
on

2 3 W 3. Chinatown YMCA 11.

nt

illi
Cli

am 4. Manny Cantor Center 12.

sb
3 13 ur
g
5. Seward Park 13.
Br 6. Basketball City 14.
St

4 id
y

ge
er

7. 15.
m

Ch
4
o

err
2 8. 16.
tg

yS
on

t
M

8 4
3 7 VLADECK Arts & Cultural Centers / Centros de Arte y Cultura / 艺术文化馆
1. Seward Park Library 9.

So 5 2. Chatham Square Library 10.

uth
St 3. Abrons Arts Center 11.
4. 12.
5. 13.

St
6. 14.

n
so
7. 15.

ck
Ja
8. 16.

6
Healthy Food Access / Acceso Alimentario Sano / 健康食物的通道
1. Gouverneur Health Youthmarket 9. Forsyth Produce Market
2. LES Youthmarket 10. Trader Joe’s (2018)
FD
RD 3. Papito Grocery 11.
riv
e 4. 265 Cherry Foodmarket 12.
5. Fine Fare Supermarket 13.
6. Chinatown Supermarket 14.
7. New York Supermarket 15.
8. Grand Street CSA 16.

Community Visioning Workshop * Community Asset Map * Summer 2017

NEXTGENERATION NEIGHBORHOODS
Taller de Visión de la Comunidad * Mapa de la Comunidad * Verano 2017
LA GUARDIA HOUSES 为拉瓜迪亚公房創新时代社区 * 社区愿景研讨会 * 2017年夏季

NextGeneration NYCHA: A Community Vision for La Guardia Houses Appendix 31

 Ground Floor Space Preference
PLEASE TELL US HOW THE GROUND FLOOR SPACE SHOULD BE USED IN THE NEW BUILDING AT LA GUARDIA.
EXAMPLES
SOCIAL SERVICES
benefits enrollment center
immigrant assistance services
small business support center
environmental justice advocacy
domestic violence support
EDUCATION
nursery/daycare center
after-school programs
tutoring/test prep center
STEM education hub
parenting center
PUBLIC HEALTH
preventative care initiatives
disease management services
substance abuse counseling
outpatient counseling
lab testing services
ARTS + CULTURE
visual arts center
performance arts center
community gallery
beautification programs
storytelling programs
LEISURE
play space
fitness center
athletic fields/courts
sauna/steam facility
community garden
HEALTHY FOOD ACCESS
food assistance services
food pantry
farmers market/youth market
farm-to-institution program
CSA program
NEXTGENERATION NEIGHBORHOODS
LA GUARDIA HOUSES
32 Appendix
Place a green sticker next to your 1st choice
and a yellow sticker next to your 2nd choice.
01 02
List your preferences.
COMMENTS Please explain your choices.
violence prevention/mediation
senior center
legal assistance center
crisis intervention services
anti-displacement programs
adult literacy programs
financial empowerment center
vocational training programs
job readiness services
mentoring programs
mental health services
healthcare enrollment services
prenatal/newborn care services
doula services
exercise programs
cultural fluency programs
cultural preservation initiatives
institutional access initiatives
mentorship programs
local arts advocacy
computer/reading room
communal dining room
lounge
event space
theater
nutrition awareness programs
meal delivery program
community farm
community kitchen
food justice advocacy
Community Visioning Workshop * Ground Floor Space Use * Summer 2017
NextGeneration NYCHA: A Community Vision for La Guardia Houses
Site Improvements

PLEASE TELL US WHAT SITE IMPROVEMENTS YOU WOULD LIKE TO SEE AT LA GUARDIA HOUSES.

CONCERNS SOLUTIONS
01) the new building will disrupt how residents connect to Madison Street 01) create comfortable walking paths around building

ACCESS
ability to move
around comfortably

01) certain areas of the site are very dark

SAFETY
ability to feel secure at
all hours of day

01) there is no covered place to sit outdoors 01) provide deep awning or other covered seating areas

AMENITIES
features that create a
more vibrant community

01) the new building will block all the sunlight of the existing building 01) design new building to ensure adequate light, air, and privacy of existing building

CONTEXT
relationship to immediate
surroundings

NEXTGENERATION NEIGHBORHOODS
LA GUARDIA HOUSES Community Visioning Workshop * Site Improvements* Summer 2017

NextGeneration NYCHA: A Community Vision for La Guardia Houses Appendix 33

 Site Views

SITE VIEWS FROM MADISON STREET / VISTAS DEL SITIO / 现场观察

AERIAL VIEW / VISTA AÉREA / 空中视野 SITE MAP / MAPA DEL SITIO / 网站计划

SITE

HEALTH
UNLIMTED
FAMILY MEDICAL
CENTER

LITTLE FLOWER
PLAYGROUND
St BATH
ers HOUSE
tg
Ru
He
nry
St

Ma
dis
on
St
St
n
to
in
Cl

Ch
err Development Site / Sitio de Desarollo / 场地
yS
t Existing Buildings / Edificios Existentes / 现有建筑物
Resident Parking Lots / Estacionamientos Residentes / 停车场
Electrical Service Building / Edificio de Servicio Eléctrico / 电气服务大楼

Community Visioning Workshop * Site Improvements * Summer 2017

NEXTGENERATION NEIGHBORHOODS
Taller de Visión de la Comunidad * Mejoras En El Sitio * Verano 2017
LA GUARDIA HOUSES 社區視野研討會 * 社區資產圖 * 2017年夏天

34 Appendix NextGeneration NYCHA: A Community Vision for La Guardia Houses

Credits
We would like to thank the NYCHA staff that helped to make this community
engagement process possible.

Real Estate Development Community Development

Digser Abreu Ebiotu Johnson
Matthew Charney Nixalis Dowdye
Olasunkanmi Dada Annette Hernandez
Spencer Edwards Bertha Insignatres
Jennifer Hiser Elizabeth Martinez
Jenneh Kaikai Hope McGuire-Moore
Alfredo Lavergne Judith Mitchell
Burton Leon Paulette Newton-Oliver
Yakima E. Pena Perez Josette Nelson-Dabo
J. Enrique Rodriguez Audra Palacio
Kathie Soroka Elizabeth Robert
Maria Sanchez
Sheila Simmons
Sheela Sreekumar
Helene Texeira
Edna Thomas
D’Andra Van Heusen-Thomas
Leroy Williams
Jennifer Wilson
Kadijah Wilson

NextGeneration NYCHA: A Community Vision for La Guardia Houses Credits 35

ABOUT NYCHA
The New York City Housing Authority’s mission is to
increase opportunities for low- and moderate-income
New Yorkers by providing safe, affordable housing and
facilitating access to social and community services. More
than 400,000 New Yorkers reside in NYCHA’s 326 public
housing developments across the City’s five boroughs.
Another 235,000 receive subsidized rental assistance in
private homes through the NYCHA-administered Section 8
Leased Housing Program.

To fulfill this mission and better serve residents while

facing dramatic reductions in traditional government
funding, NYCHA is developing new financing options
and building innovative partnerships across the public,
private, and non-profit sectors. These strategies help
NYCHA address many key challenges, from preserving
aging housing stock through timely maintenance and
modernization of buildings to increasing resident access
to a multitude of community, educational and recreational
programs, and job readiness and training initiatives.

ABOUT NEXTGENERATION NYCHA

Released in May of 2015, NextGeneration NYCHA is the
Authority’s multifaceted, 10-year strategic plan to protect
and preserve our properties, and create safe, clean and
connected communities for our residents. The goals
of NextGeneration NYCHA are to achieve short-term
financial stability and diversify funding for the long term
(Fund), operate as an efficient and effective landlord, (re)
build, expand and preserve public and affordable housing,
and engage residents and connect them to best-in-class
social services. For more information on NextGeneration
NYCHA, please visit www.nyc.gov/nycha.
EXHIBIT B

Development Site Maps

37
EXHIBIT B-1

DEVELOPMENT SITE PLAN

90’

LITTLE FLOWER
PLAYGROUND

200’

Not to scale. All dimensions are approximate.

EXHIBIT B-2

DEVELOPMENT SITE AERIAL VIEW

Madison Street

Cherry Street
EXHIBIT C

NYCHA Overlay for HPD Design Guidelines

38
EXHIBIT C – NYCHA Overlay for HPD Design Guidelines

NYCHA has outlined a set of design principles and guidelines to foster quality and encourage
creative approaches throughout the entire design development process for developments situated
on land leased or disposed of by NYCHA. The design guidelines apply to all new construction
housing projects subject to NYCHA/HPD review and approval.

General Building Design Principles

 Architectural design should respond to the local climate, topography, and history of the place,
and should follow best practices.
 The architectural design should blend, complement, or sensitively contrast with the existing
structures and / or salient neighborhood features.
 Active Design elements are encouraged throughout the building layout, as well as accessory
outdoor spaces: make interior and exterior spaces safer and more inviting to encourage active
use for health benefits: hyperlink is: http://centerforactivedesign.org/guidelines/.
 The design should be pedestrian-friendly and provide architectural elements that generate
activity, interest and interaction at the street level. Promote active uses on the First Floor
related to public spaces, where appropriate, such as community rooms, laundry rooms, and
other social spaces.
 In higher density, mixed-use districts, and where there is market demand, include retail space at
the street frontage where zoned for Commercial use to maintain storefront continuity.

I. SITE PLANNING

a) Ground Floor Activation

i) Create vibrant outdoor green spaces that contain a mix of uses and have a variety of
programming;
ii) Weave NYCHA developments back into the surrounding community through street-
facing installations. This could be through temporary structures, art installations, street
furniture, and/or landscaping;
iii) Increase pedestrian activity by redesigning walkways, revisiting circulation plans, and
considering ways to bring the street grid back into NYCHA superblocks;
iv) Face outwards with transparency through tools such as signage, increased use of glass
or other transparent materials, awnings, or other structures;
v) Increase the resiliency of NYCHA campuses through landscaping to manage storm water
flows; and
vi) Incorporate principles of Crime Prevention through Environmental Design (CPTED) to
increase safety and security.

b) Relationship to Neighborhood
i) New development should be considered within a larger urban context. It should
harmonize with adjacent buildings & heights, street walls, façade materials, uses, etc.

1
 ii) New development should help improve the existing site plan. It should relate well to the
existing buildings and help distinguish and rationalize poorly defined open areas thereby
facilitating their use.
iii) New development should connect and help to improve overall site circulation and
access.

b) Outdoor Space
Open spaces should be designed using sustainable / green design principles, such as pervious
materials (i.e. permeable pavers or porous concrete) at grade, rain gardens (vegetated or
landscaped depressions), ROW Bioswales and/or tree pits (planted areas in the sidewalk that
are designed to collect and manage stormwater), plants that require minimal watering (i.e.
succulents), and shading through trees / shrubs – to complement the architectural features for
same.

c) Exterior Lighting

The overall design approach is to enhance security on the site by insuring the exterior lighting
meets certain prescribed minimum foot-candles below, while maintain a “park-like setting”
and complement the adjacent NYCHA campus.
i) Wall-packs shall be avoided as much as possible. Instead, rely on post lighting and
canopy-mounted lighting.
ii) Entrances to buildings and all means of egress shall have a minimum of 4 foot candles,
extending 10’-0” from the entrance door.
iii) Parking Lots, Vehicular Circulation, and Exterior Compactor/Maintenance Areas shall
have a minimum of 2 Foot Candles.
iv) Pedestrian post lights on 12’-0” high poles for walkways, seating and play areas shall
have a minimum of 1 foot-candle.
v) Light levels shall be the maximum without violating the State Energy Code.
vi) Additional requirements for exterior lighting:
• All lighting shall be LED and shall meet the Illuminating Engineering Society of
North America’s LM-79 requirements for certification.
• Lighting shall be fully shielded or have full cut off and be Dark Sky compliant.

d) Street Facade/Building Elevation

i) The façade materials of all new buildings should be compatible with the surrounding
neighborhood.
ii) Dimensions and spacing of fenestration should echo neighborhood patterns and maximize
daylight into the unit.
iii) Incorporate environmental design principles to promote materials conservation.
iv) Should provide at least 50% glazing for non-residential uses at the ground floor.

2
 v) Color, texture, material, and fenestration should be used to:
• relate to adjacent buildings
• define the base, middle, and top of buildings
• reinforce the human scale at the base level
• minimize heat gain

II. BUILDING PLANNING

a) Lobby
Stair halls should be as transparent as possible when located on an exterior wall, and promote
usage as an “Active Design” feature.

b) Building Services
Provide a waste management system for the building, including trash chutes on each floor, a
recycling room on the First Floor, and a compactor room situated for the most efficient
maintenance operations.

3
EXHIBIT D

Equal Opportunity Requirements

39
Appendix D Equal Opportunity (EO) Requirements
EXHIBIT E

Proposal Forms

FORMS FORMAT

Form A-1: Completeness Checklist Attached separately in Word format

Form A-2: Applicant’s Letter Attached separately in Word format

Form A-3: Bid/Proposal Face Sheet Attached separately in PDF format

Form B: Proposal Summary Attached separately in Excel format

Form C-1: Development Team Attached separately in Word format

Information and Questionnaire

Form C-2: Not-For-Profit Organization Attached separately in Word format

Applicant Description

Form D-1: Development Experience and Attached separately in Excel format

Current Workload

Form D-2: Management Experience and Attached separately in Excel format

Current Workload

Form D-3: Management Questionnaire Attached separately in Excel format

Form E: Assets Statement Attached separately in Word format

Form K-1: Financing Proposal – PILOT Attached separately in Excel format

Form K-2: Financing Proposal – Attached separately in Excel format

Affordable New York (421a)

Form M-1: NYCHA General Hiring Plan Attached separately in PDF format

Form M-2: Section 3 Hiring Plan Attached separately in PDF format

Form M-3: Section 3 Hiring Summary Attached separately in PDF format

40
NextGen Neighborhoods RFP
Form A-1: Completeness Checklist
Before completing the following forms, please see instructions in Section XI (Submission Requirements).

Tab Form X
Completeness Checklist and Applicant’s Letter
A 1. Completeness Checklist (Form A-1)
2. Applicant’s Letter (Form A-2)
3. Bid/Proposal Face Sheet (Form A-3)
Proposal Summary and Proposal Narrative

B 1. Proposal Narrative (provided by Applicant)

2. Proposal Summary (Form B)
Applicant Description
1. Development Team Information and Applicant Questionnaire (Form C-1)
C 2. Not-For-Profit Organization Applicant Description (Form C-2, if applicable)
3. Staffing Plan (provided by Applicant)
4. Organizational Chart (provided by Applicant, if applicable)
Experience and Current Workload
1. Development Experience and Current Workload (Form D-1)
D
2. Management Experience and Current Workload (Form D-2)
3. Management Questionnaire (Form D-3)
E Assets Statement (Form E or alternate statements provided by Applicant)
F Development Schedule (provided by Applicant)
Design
G 1. Design Narrative (provided by Applicant)
2. Design Team Experience Description (provided by Applicant)
H Architectural Submission (provided by Applicant)
Sustainability
I 1. Sustainability Narrative (provided by Applicant)
2. 2015 Enterprise Green Communities Overlay for HPD Projects
Community Facility (provided by Applicant)
J 1. Community Facility Narrative (provided by Applicant)
2. Letters of Interest, if applicable (provided by Applicant)
Financing Proposal
1. Financing Narrative (provided by Applicant)
K
2. Financing Proposals (Forms K-1 and K-2)
3. Market Comparables (provided by Applicant)
L Financing Letters of Interest (provided by Applicant)
NYCHA Resident Hiring Plan (provided by Applicant)
1. Resident Hiring Narrative (provided by Applicant)
M 2. NYCHA REES General Hiring Plan (Form M-1)
3. Section 3 Hiring Plan (Form M-2, if applicable)
4. Section 3 Hiring Summary (Form M-3, if applicable)
N Community Outreach Plan (provided by Applicant)
NextGen Neighborhoods RFP
Form A-2: Applicant’s Letter
New York City Housing Authority
Procurement Department
90 Church Street, 6th Floor
New York, New York 10007

NYC Department of Housing Preservation and Development

Office of Neighborhood Strategies
100 Gold Street, 9X
New York, NY 10038

Re: Proposal in Response to NextGen Neighborhoods RFP

Dear Mr. XXX:

This letter is being submitted in connection with my proposal (“Proposal”) submitted in response to the
Request for Proposals (“RFP”) issued by the New York City Housing Authority (“NYCHA”) and the
Department of Housing Preservation and Development (“HPD”) of the City of New York (“City”) for the
NextGen Neighborhoods RFP.

I have received, read, and understand the provisions of the RFP. I understand that selection of an
Applicant (“Applicant”) under the RFP for disposition of the Development Site and the development of
the Project described in the RFP (“Project”) will mean only that NYCHA and HPD will commence
negotiations with such Developer regarding the development of the Development Site.

I recognize that any negotiations with NYCHA and HPD will be subject to the following terms and
conditions:

1. The commencement of negotiations will not represent any obligation or agreement on the part of the
City and NYCHA, which may only be incurred or entered into by a written agreement which has been
(i) approved as to form by the City’s Law Department, (ii) approved by the Mayor after a hearing on
due notice; and (iii) duly executed by the Applicant, NYCHA, and the City. The Negotiation Letter will
only indicate NYCHA and HPD’s intention to commence negotiations, which may ultimately lead to
the execution of such an agreement.

2. The Applicant will not have permission to enter upon the Development Site, which permission will
only be granted, if at all, in the form of a license agreement duly executed by the Applicant and
NYCHA. The execution of any such license agreement, if it occurs, will only indicate that NYCHA has
granted permission for the Applicant to enter onto the Development Site for the limited purposes
stated in the scope of work set forth therein, and will not indicate that NYCHA reached any other
agreement with the Applicant regarding the Development Site or the Project.

3. The following requirements will have to be satisfied prior to the disposition of the Development Site:
a. The ground lease of the Development Site and tax exemptions to be granted, if any, must be
reviewed and approved in accordance with all applicable NYCHA, HPD and City policies, which
include, but are not limited to, the following:
 b. The Applicant, any other potential grantee of the Development Site, and their respective
Principals must successfully undergo a background check concerning their suitability to do
business with the City and NYCHA.

c. The Development Site will not be leased to any person or entity which, or to any entity with a
Principal who: (i) has not fulfilled development responsibilities undertaken in connection with the
City, NYCHA, or other governmental entities, (ii) is in default on any obligations to the City, (iii) is
a former owner of the Development Site, or (iv) has lost real property to the City in tax or lien
enforcement proceedings.

d. The price and other terms for the ground lease of the Development Site and the tax exemption(s)
to be provided, if any, will be consistent with applicable City and NYCHA policies.

e. The grantee must execute legal documents in form and substance acceptable to NYCHA, HPD and
in form approved by the City’s Law Department.

4. During negotiations, the Applicant must diligently, competently, and expeditiously comply with all
requirements communicated to the Applicant by NYCHA and HPD.

5. The design of the Project must comply with any applicable NYCHA and HPD development
requirements and guidelines.

6. NYCHA, HPD or the Applicant may terminate negotiations at any time with or without cause.
Negotiations may be terminated if Applicant does not commence construction within eighteen (18)
months from the date of the Negotiation Letter.

7. If negotiations are terminated by NYCHA, HPD or the Applicant, whether with or without cause, or if
negotiations terminate automatically, then neither NYCHA, the City nor the Applicant will have any
rights against or liabilities to the other.

8. The City or NYCHA is not obligated to pay, nor will it in fact pay, any costs or losses incurred by the
Applicant at any time, including, but not limited to, the cost of: (i) any prior actions by the Applicant
in order to respond to any selection process, or (ii) any future actions by the Applicant in connection
with the negotiations, including, but not limited to, actions to comply with requirements of NYCHA,
HPD, the City, or any applicable laws.

Very truly yours,

________________________________
Signature

________________________________
Name and Title

________________________________
Applicant
 NextGeneration Neighborhoods: La Guardia
Form B-1: Proposal Summary

Name of Project
Developer / Equity Partners

[Insert Reference Image of Proposed Development]

PROGRAM
Unit Mix Units Percent
Affordable Rental Multi-Family Units #DIV/0!
Supportive Housing Units (if applicable) #DIV/0!
Senior Housing Units (if applicable) #DIV/0!
Market Rate Housing Units #DIV/0!
Super's Unit
Total 0
Affordability Units Percent
Formerly Homeless #DIV/0!
< 30% AMI #DIV/0!
< 40% AMI #DIV/0!
< 50% AMI #DIV/0!
< 60% AMI #DIV/0!
Total (Super's unit not included) 0
Unit Mix (Affordable Units) Units Percent
Studio #DIV/0!
1-Bedroom #DIV/0!
2-Bedroom #DIV/0!
3-Bedroom #DIV/0!
Total (Super's unit not included) 0
Unit Mix (Market Rate Units) Units Percent
Studio #DIV/0!
1-Bedroom #DIV/0!
2-Bedroom #DIV/0!
3-Bedroom #DIV/0!
Total (Super's unit not included) 0
Area Square Footage Percent
Residential #DIV/0!
Community Facility #DIV/0!
Total 0
BUILDING AND URBAN DESIGN
Height
Floors
Ground Floor Height
Construction System
Façade Materials
HVAC
Zoning Overrides or Discretionary Actions (if applicable)
Sustainability Features

Site Improvements

Building Amenities

FINANCIAL INFORMATION
Budget and Terms
Total Development Cost (TDC)
Hard Cost (per square foot)
Total Acquisition Cost (TAC)
Upfront Acquisition Cost (amount) (% of TAC)
Developer Fee to NYCHA (DF) (amount) (% of TDC)
Upfront Developer Fee (amount) (% of DF)
Deferred Developer Fee (amount) (% of DF)
Ground Lease Payment (if applicable)
Additional Source of Revenue to NYCHA (please specifiy)
Term Sheet
Financing Sources Source Amount
Financing Source
Financing Source
Financing Source
Financing Source
Financing Source
Financing Source
Total $ -
Rental Assistance and Services Contracts (if applicable)
Rental Assistance (number of units) (type of rental assistance)
Services Contracts (number of units) (source of contract)
DEVELOPMENT TEAM
Membership
Developer / Equity Partners Name Percent Interest

Architect
General Contractor
Marketing / Management Agent
Social Service Provider (if applicable)
Community Facility Operator
Other (please specify role)
Other (please specify role)
Development Experience Affordable Market-Rate
Units Constructed Since 1/2009
Residential Buildings Constructed Since 1/2009
Units Substantially Rehabbed Since 1/2009
Buildings Substantially Rehabbed Since 1/2009
% of Affordable Units Developed that Remain Affordable
Management Experience
Affordable Units Managed
Buildings Managed with Affordable Units
Community Facility Spaces Managed (if applicable)
[END]

NextGen Neighborhoods: La Guardia

Page 1 of 1
NextGen Neighborhoods La Guardia Houses- RFP 66733
Form C-1: Development Team Information and Applicant
Questionnaire

Name of Applicant:

Name of Contact Person:

E-mail:

Mailing Address:

Telephone No:

Alternate Phone:

1. Type of organization of Applicant (i.e. partnership, corporation, limited liability company, joint
venture):

2. Provide the following information about the Principals of the Applicant (see Section III: Definitions):
for corporations, provide the names of the officers and any shareholders owning 10% or more; for
partnerships, provide the names of all general partners. Also, state the role(s) that each Principal
and/or member thereof would play in the development of the sites.

ENTITY # 1:

Percent Interest in Applicant: %

Is the Entity a Registered Not-for-Profit? Yes [ ] No [ ]
Is the Entity a Registered M/WBE? Yes [ ] No [ ]

PRINCIPALS: % Interest
Name/Position/Title Address Role in Entity

Page 1 of 5
ENTITY # 2 (IF APPLICABLE):

Percent Interest in RFP Applicant: %

Is the Entity a Registered Not-for-Profit? Yes [ ] No [ ]
Is the Entity a Registered M/WBE? Yes [ ] No [ ]

PRINCIPALS: % Interest
Name/Position/Title Address Role in Entity

ENTITY # 3 (IF APPLICABLE):

Percent Interest in RFP Applicant: %

Is the Entity a Registered Not-for-Profit? Yes [ ] No [ ]
Is the Entity a Registered M/WBE? Yes [ ] No [ ]

PRINCIPALS: % Interest
Name/Position/Title Address Role in Entity

ENTITY # 4 (IF APPLICABLE):

Percent Interest in RFP Applicant: %

Is the Entity a Registered Not-for-Profit? Yes [ ] No [ ]
Is the Entity a Registered M/WBE? Yes [ ] No [ ]

PRINCIPALS: % Interest
Name/Position/Title Address Role in Entity

Page 2 of 5
3. Provide the names, addresses, e-mail addresses, and telephone of members of the Development
Team to the extent that these have been decided; if unknown, enter “N/A”.

Architect: Marketing Agent:

General Contractor: Managing Agent:

Legal Counsel: Social Service Provider:

Other: Other:

4. Is there an identity of interest between any Principals of the Applicant and any other entities that
make up the Development Team? If yes, please explain. Yes [ ] No [ ]

5. Has any Principal identified above, or any organization in which the Principal is or was a general
partner, corporate officer, or owned more than 10% of the shares of the corporation, been the
subject of any of the following:

a. Conviction of, or charges currently pending for, arson, fraud, bribery, or grand larceny
any felony or crime of dishonesty?
Yes [ ] No [ ]

b. Noncompliance with fair housing or anti-discrimination laws, any applicable codes or

ordinances, labor laws, or construction laws?
Yes [ ] No [ ]

c. Had an ownership or management interest in real property that was the subject of a tax
lien sale, was or is the subject of tax, mortgage, or lien foreclosure or enforcement
proceedings, or is currently in tax or mortgage arrears?

Page 3 of 5
 Yes [ ] No [ ]

d. Had an ownership or management interest in a property with respect to which HPD

commenced an action in the Housing Part of the Civil Court, or with respect to which an
administrator was appointed pursuant to Article 7-A of the Real Property Actions and
Proceedings Law?
Yes [ ] No [ ]

e. Denial of a certification of no harassment or any administrative or judicial finding of

harassment?
Yes [ ] No [ ]

f. Default or poor performance rating under any agreement with, or suspension or

debarment by, any governmental entity?
Yes [ ] No [ ]

g. In the last seven years, filed a bankruptcy petition or been the subject of involuntary
bankruptcy proceedings?
Yes [ ] No [ ]

h. In the last five years, failed to file any required tax returns, or failed to pay any
applicable Federal, State of New York, or City taxes or other charges?
Yes [ ] No [ ]

i. Had any negative findings from the City’s Department of Investigation?

Yes [ ] No [ ]

If the answer to any question is yes, provide the following information about each instance: name of
Principal(s); name(s) of organization(s) or corporation(s); Principal’s status in the organization or
corporation (e.g. officer), the date of the action, status and disposition.

Page 4 of 5
CERTIFICATION

[This certification must be signed by each of the Principals listed above; if the applicant is a joint
venture, it must be signed by a principal of each entity that comprises the joint venture.]

I certify that the information set forth in this application and all attachments and supporting
documentation is true and correct. I understand that the City of New York will rely on the information in
or attached to this document and that this document is submitted to induce the City of New York to
select this proposal for development of a site.

I understand that this statement is part of a continuing application and that until such time that the
subject project is finally and unconditionally approved by the City of New York, I will report any changes
in or additions to the information herein, and will furnish such further documentation or information as
may be requested by the City of New York or any agency thereof.

I understand that if I receive preliminary designation to develop this site, I must submit all additional
disclosure forms required.

Name of Entity 1 Name of Entity 3 (If Applicable)

Signature Signature

Print or Type Name and Title Print or Type Name and Title

Date Date

Name of Entity 2 (If Applicable) Name of Entity 4 (If Applicable)

Signature Signature

Print or Type Name and Title Print or Type Name and Title

Date Date

Page 5 of 5
NextGen Neighborhoods RFP
Form C-2: Not-For-Profit Organization Applicant Description

Name of Organization:

Executive Director:

Name of Contact Person:

E-mail:

Mailing Address:

Telephone No:

Alternate Phone:

Date Established:

Date Incorporated:

Describe the role that the not-for-profit organization will play in the Project, such as developer,
marketing agent, social service provider, etc.

CERTIFICATION
I certify that the information set forth in the disclosure statement and its attachments is true and
correct.

Signature of Officer

Print or Type Name and Title

Date

Page 1 of 3
NextGen Neighborhoods RFP
Form C-2 (Attachment 1): Not-For-Profit Officers, Directors and Key Staff
Name of Organization: ___________________________________________________

Name and Home Position and/or Office in Date of Initial

Address Organization Appointment Current Occupation and Name of Employer

Use additional sheets as necessary

Page 2 of 3
NextGen Neighborhoods RFP
Form C-2 (Attachment 2): Major Sources of Funding
Name of Organization: ___________________________________________________

Provide the following information regarding your major sources of funding during the two years preceding the deadline for submission of
proposals under this RFP.

Funding Source Name of Program Contact Person Purposes of Funding Dates of Funding Funding Amount
(Agency, Department, Name and Phone
etc.) Number

Use additional sheets as necessary

Page 3 of 3
Form D1 – Residential Development Experience and Current Workload
Site: Developer:
List below all residential properties developed within the seven (7) year period preceding the deadline for submission of proposals in response to this RFP. Use additional pages as needed.

Role Type Category ( # of Total # Completion Current

Project Name Address (a) (b) c) Buildings of Units TDC Start Date Date Status (d) Gov't Program (e) Construction Lender (f) Permanent Lender (f) Property Manager (g)

(a) ROLE: Indicate the role or roles you played in the development of each property listed. If developed as part of a joint venture, indicate such by adding JV to the respective role (e.g., D/JV).
D=Developer; B=Builder; GC= General Contractor; CM=Construction Manager; F=Provided Financing; O=Other (specify)
(b) TYPE: Project Type: RH=Rental Housing; CH=Coop/Condo Housing; SF=Single Family Housing; O=Office; R=Retail; CF=Community Facility; M=Mixed Use
(c) CATEGORY: NC=New Construction; SR=Substantial Rehab; MR=Moderate Rehab
(d) STATUS: Indicate if project is Pre=Pre-development; UC=Under Construction; Com=Completed
(e) GOVERNMENT PROGRAM: Provide the name of the program, contact name, and telephone number.
(f) CONSTRUCTION/PERMANENT LENDER: Provide the name of the institution.
(g) MANAGEMENT: Indicate if you manage the project directly or use a property manager. Provide the name of the property manager used, if any. Indicate N/A if you no longer own the project.
Form D2 – Residential Management Experience and Current Workload

Name of Applicant: ________________________________

Entity Whose Experience is Described Listed Below: ______________________________________________

List below all properties managed currently or within the seven (7) year period preceding the deadline
for submission of proposals in response to this RFP. Use additional pages as needed.

Property Address: Housing Type (i.e. 1 - 4 Number Dates of Management Section 8? LIHTC? Public Hsg Owner
Builiding Number, Street family homes; multifamily of DU's From To (Y/N) (Y/N) Units ("Self", or provide name
City, State, Zip rental; coop; condominium) (Y/N) and phone number):

Page ____ of _____ (Use additional sheets as necessary)

NextGen Neighborhoods RFP
Form D-3: Management Questionnaire

Name of Applicant:

Name of Entity:

1. Across your portfolio, what is the typical ratio of property managers to number of units?
Describe if staffing plans differ based on the funding source (e.g. LIHTC or HOME).

2. Describe the management and maintenance staffing plan envisioned for this project. If you
have one, please submit a sample or project-specific Management Plan.

3. What property management certifications and licenses are held by your staff? (For example:
RAM or IREM certification, tax credit certification, commercial real estate broker’s license, etc.)

4. Please describe any LIHTC and/or HOME compliance coursework management staff has
completed.

5. Has any property managed by the manager or owned by the owner ever had a recapture of
LIHTC? If so, please explain in detail. Please include instances where you may have purchased
or taken over management of a property with open compliance issues.

6. Have IRS Forms 8823s been issued for your properties, reporting noncompliance that was
uncorrected at the time of issuance? If so, how many have been issued? Please include
instances where you may have purchased or taken over management of a property with open
compliance issues.

7. Do any properties managed by the manager or owned by an affiliate of the owner have open
HOME compliance issues? If so, please explain in detail. Please include instances where you
may have purchased or taken over management of a property with open compliance issues.

8. Do any properties managed by the manager or owned by an affiliate of the owner have open
Class C NYC Housing Maintenance Code violations or open NYC DOB violations? If so, please
explain in detail. Please include instances where you may have purchased or taken over
management of a property with open violations.

9. Has the management company or any of its principals been disbarred by HUD or any other
government agencies?

10. What is the vacancy rate across your portfolio as of the date of this submission? Please explain.

11. What are delinquent rents as a percentage of total rent roll across your portfolio
of owned/managed properties? Please submit data showing arrears at 30, 60, and 90+ days
arrearages.

Page 1 of 2
12. Please submit a sample Monthly Management Report from the last year for an affordable
housing property of your choosing.

Page 2 of 2
NextGen Neighborhoods RFP
Form E: Assets Statement
Name of Applicant:

Assets Statement must describe financial status within the last twelve months and must be dated and signed.

1. Personal Information

Name:
Business Name:
Business Phone:

Residence Address:
City:
State:
Zip Code:

Business Address:
City:
State:
Zip Code:

Position (Title):

Years of Service:

Salary:
Bonus/Commission:

Other Income:
Source of Other Income:

Are you a defendant in any lawsuits or legal action that may impact your financial standing?
If so, please describe:

Do you have any contingent liabilities?

If so, please describe:

Page 1 of 4
2. Statement of Financial Condition

Dollars Dollars
Assets Liabilities
(omit cents) (omit cents)
Notes Payable to Banks
Cash On Hand and in Banks
Secured
Notes Payable to Banks
Notes Receivable
Unsecured

Mortgages Owned Notes Payable to Others Secured

Notes Payable to Others Unsecured

Marketable Securities Owned Debt Balances in Margin

See Schedule A Accounts with Brokers

Real Estate Owned Mortgages on Real Estate

Cash Value of Life Insurance Loans Against Life Insurance

Other Assets* (Itemize) Other Liabilities (Itemize)

Total Assets Total Liabilities

Net Worth

* Any interest in a closely held business must be documented by providing a current balance sheet for that
business and stating the percent of interest held by the applicant.

Page 2 of 4
Schedule A: Marketable Securities Owned

List separately and check (X) next to those pledged as collateral.

Dollars
Marketable Securities Owned Collateral?
(Omit Cents)

Page 3 of 4
3. Signature Page

You, the undersigned hereby represent the above to be a true and accurate Statement signed as of the date
herein.

Name of Principal:

Signature of Individual:

Print Name and Title of Individual:

Date:

Page 4 of 4
NextGen Neighborhoods (50/50) Total Units 0
Site: Affordable Units 0
Market Units 0
SOURCES AND USES

Construction Sources Affordable per DU % of total Market per DU % of total Total

First Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Second Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Third Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Fourth Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Developer Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
LIHTC Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Deferred Developer's Fee $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Gap / (Surplus) #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!

TOTAL SOURCES #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!

Permanent Sources Affordable per DU % of total Market per DU % of total Total

First Mortgage (Lender: ) #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!
Second Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Third Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Fourth Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Developer Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
LIHTC Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Deferred Developer's Fee $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Gap / (Surplus) #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!

TOTAL SOURCES #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!

Uses Affordable per DU % of total Market per DU % of total Total

Acquisition Cost $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Construction Cost $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Soft Cost #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!
Developer's Fee $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0

TOTAL USES #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!

NextGen Neighborhoods (50/50) Total Units 0
Site: Affordable Units 0
Market Units 0
SOURCES AND USES

Construction Sources Affordable per DU % of total Market per DU % of total Total

First Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Second Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Third Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Fourth Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Developer Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
LIHTC Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Deferred Developer's Fee $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Gap / (Surplus) #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!

TOTAL SOURCES #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!

Permanent Sources Affordable per DU % of total Market per DU % of total Total

First Mortgage (Lender: ) #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!
Second Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Third Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Fourth Mortgage (Lender: ) $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Developer Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
LIHTC Equity $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Deferred Developer's Fee $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Gap / (Surplus) #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!

TOTAL SOURCES #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!

Uses Affordable per DU % of total Market per DU % of total Total

Acquisition Cost $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Construction Cost $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0
Soft Cost #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!
Developer's Fee $0 #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! $0

TOTAL USES #DIV/0! #DIV/0! #DIV/0! $0 #DIV/0! #DIV/0! #DIV/0!

 EMPLOYMENT & TRAINING PLAN

A. Company Information

Company Name:________________________________ Federal Tax ID number: ___________

Business Address: _____________________________________________________________________

Business Phone #: ________________________

NYCHA Development (where work is being performed): ____________________________________

B. Contact Person:

The name & phone number of the individual authorized to serve as the Company Officer is:
Company Officer Name:_________________________________
Company Officer Email and Phone #:_______________________________
Contract number (if applicable): ___________________________

C. Employment and Training Opportunities:

NYCHA Resident Order of priority:

Category 1 residents: Residents of the housing development(s) where work is being performed
Category 2 residents: Residents of other housing developments managed by the housing authority

Employment Opportunities

Construction Positions (Non-Section 3 Projects only)

Projected Titles Training Projected # of Projected # of

Provided NYCHA New Hires
(Y/N) Resident Hires

1 October 6, 2017
 EMPLOYMENT & TRAINING PLAN

Post- Construction (Permanent) Positions

Projected Titles Training Projected # of Projected # of

Provided NYCHA New Hires
(Y/N) Resident Hires

Training Opportunities (All training offered including construction related training)

Projected Training Length of training Certificates/licenses Projected #
obtained of training
slots

D. Recruitment and Outreach Strategies:

What actions will your company take to recruit NYCHA residents for training and employment
opportunities listed above?

• Do you commit to working with the NYCHA’s office of Resident Economic Empowerment &
Sustainability (REES) to source Category 1 & 2 residents?
_______________________________
• Do you commit to interviewing qualified Category 1 & 2 residents who are graduates of the
NYCHA Resident Training Academy and other REES partners? ____________________________
• What other tools will you use to market job opportunities? _______________________________
• In which locations will you hang recruitment posters/flyers?
______________________________________________________________________________
• Do you commit to working with property managers to post available opportunities? ___________

• Which Resident Association/Organizations will you contact?

_____________________________

• How else do you plan to inform the NYCHA community regarding job opportunities?
______________________________________________________________________________
• How else will you recruit NYCHA residents?

2 October 6, 2017
 EMPLOYMENT & TRAINING PLAN
______________________________________________________________________________

E. Certification of Compliance

The proposer hereby certifies by signing below, that it will comply with the resident training and hiring
regulations as set forth by NYCHA. The Company Officer agrees to meet with any qualified NYCHA
residents submitted by NYCHA for employment consideration and to provide documentation and
reports required by NYCHA to confirm hiring of residents.

Signature: _____________________________________________

Print: _____________________________________________

Title: _____________________________________________

Date: _____________________________________________

3 October 6, 2017
 EMPLOYMENT & TRAINING PLAN

Directions

A) Company Information
Please fill out the company information for the development team completely. The NYCHA
development where work is being performed should also be completed.

B) Contact Person
Please include the name and contact information of the person authorized by the development team to
provide NYCHA with information on the training and hiring plan commitment. This person should be
able to answer questions directly related to the projections, hiring of NYCHA residents, and reporting
requirement on this project.

C) Employment and Training Opportunities

Please submit a plan for providing training and employment opportunities to NYCHA residents as
directed below:

Construction Positions (Non-Section 3 Projects only)

This section should be completed by development teams without a Section 3 requirement. If the
projected is subjected to Section 3 requirements, the development team must submit a separate Section
3 hiring plan for construction positions.

Please provide a breakdown on the total number of positions by titles and the number committed to the
hiring of NYCHA residents on this project.

Post- Construction (Permanent) Positions (Both Section 3 & Non-Section 3 Projects)

This section should be completed by development teams for post-construction position such as
permanent positions with the management team or other selected vendors. Development teams with a
Section 3 requirement are also expected to complete this section for post-construction positions.

Please provide a breakdown on the total number of positions by titles and the number committed to the
hiring of NYCHA residents on this project. If the development team will be providing training for any
of the available positions, please indicate so under the “Training Provided” column. The training
should be further broken out under the “Training Opportunities” section.

Training Opportunities (All training offered including construction related training)

Please list all training that will be provided to NYCHA residents by the development team for both
construction and post-construction (permanent) opportunities. These should be separate from general
on-boarding training provided by the company to all employees.

Note: The development team shall collaborate with NYCHA’s Resident Economic Empowerment and
Sustainability Office (“REES”) to finalize this training and employment opportunities plan. REES
referrals shall be included as one source of recruiting qualified NYCHA residents for employment.

Definitions

HUD Section 3 Regulation: The Section 3 program requires that recipients of certain HUD financial
assistance, to the greatest extent possible, provide job training, employment, and contract opportunities for
low- or very-low income residents in connection with projects and activities in their neighborhoods.
https://www.hud.gov/Section3

4 October 6, 2017
 SECTION 3 NEW YORK CITY HOUSING AUTHORITY
HIRING PLAN SUPPLY MANAGEMENT PROCUREMENT DEPARTMENT - COMPLIANCE UNIT

NYCHA DEVELOPMENTS WHERE WORK IS TAKING PLACE: CONTRACT NO: AUTHORIZATION / TASK ORDER NO:

TYPE OF WORK: COMPANY NAME:

BUSINESS ADDRESS:

BUSINESS PHONE #: EMAIL:

FEDERAL TAX #: PROPOSAL DATE:

A. Section 3 Plan: Name of Company official who will serve as the Section 3 Plan Officer.

Name Company Title

Phone Email

B. Workforce Analysis and Projection

Title: e.g. skilled, unskilled, administrative assistant, trainees, apprentices

JOB TITLE TOTAL NUMBER OF TOTAL NUMBER OF

PROJECTED SECTION 3 PROJECTED NEW
HIRES HIRES

C. Section 3 Business Concerns - Subcontracting

Names of Subcontractors Total Dollar Amount % of Total Contract

Construction

Non-Construction

• NYCHA Section 3 Business Concern Registry:

o http: //www1.nyc.gov/site/nycha/business/section3-business-concern-information.page#findS3BC

• HUD Section 3 Business Concern Registry:

o https: //portalapps.hud.gov/Sec3BusReg/BRegistry/SearchBusiness

1 of 3
NYCHA 136.122 (3/9/17) v1
What actions will your company take to recruit SECTION 3 residents for job titles list?

• Do you commit to working with Resident Economic Empowerment Sustainability Department (REES) to source Category 1 & 2 residents?

• Do you commit to interviewing qualified Category 1 & 2 residents who are graduates of the NRTA and other REES partners?

• Which labor unions and apprenticeship programs will you contact?

• What other tools will you use to market job opportunities?

• Do you commit to working with property managers to post job opportunities?

• How else do you plan to inform the Community and Resident Association regarding job opportunities?

• What efforts do you make to subcontract to Section 3 Business Concerns?

CONTRACTORS RESPONSIBILITIES FOR SECTION 3 COMPLIANCE

If the contractor has the need to hire new persons to complete the contract or needs to subcontract portions of the work to
another business, they are required to direct their newly created employment and/or subcontracting opportunities to Section
3 residents and Section 3 business concerns. The same numerical goals apply to contractors and subcontractors (i.e., 30
percent of new hires, 10 percent of construction contracts, and 3 percent of non-constructions contracts). In addition, the
contractor/subcontractor must notify NYCHA in writing about their efforts to comply with Section 3 and submit any required
documentation.

The contractor further certifies to comply with the Section 3 regulations. The Contractor’s Section 3 Plan Officer agrees to meet
with NYCHA residents and staff and provide documentation and reports required by NYCHA to confirm compliance with Section
3 requirements. Failure to comply may be deemed a material breach of this contract and may result in sanctions, termination
of this contract and/or unsatisfactory performance evaluation, cautions reported, and affect award of future contracts.

Signature of Section 3 Plan Officer

Company Title:

Date:

Resident Economic Empowerment Sustainability Department

(REES)
(Review and approval of item B on page 1)

Approved by: Title:

Signature: Date:

2 of 3
NYCHA 136.122 (3/9/17) v1
 INSTRUCTIONS

CONTRACTORS ARE REQUIRED TO COMPLETE THIS FORM IN ITS ENTIRETY

DEFINITION OF NEW HIRE

A new hire means a full-time employee for a new permanent, temporary, or seasonal position that is created during
the expenditure of Section 3 covered contract.

NYCHA expects Section 3 employment retention throughout the lifetime of the contract.

SECTION 3 MINIMUM NUMERICAL GOALS

The minimum numerical goal for employment:

• Thirty (30) percent of the aggregate number of new hires shall be Section 3 residents annually–i.e., 3 out of 10
new employees needed to complete a Section 3 covered project/activity shall be a Section 3 resident.

Definition of a Section 3 Business Concern:

a) 51 percent or more owned by Section 3 residents; or

b) At least 30 percent of its full time employees include persons that are currently Section 3 residents, or were
Section 3 residents within three years of the date of first hire; or
c) Provide evidence, as required, of a commitment to subcontract in excess of 25 percent of
the dollar award of all subcontracts to business concerns that meet one of the first two qualifications above.

The minimum goals for sub-contracting are:

• Ten (10) percent of the total dollar amount of all Section 3 covered contracts for building trades work for maintance,
repair, modernization or development or building trades work arising in connection with housing rehabilitation,
housing construction and other public construction, shall be awarded to Section 3 businesses; and

• Three (3) percent of the total dollar amount of all non-construction, shall be awarded to Section 3 businesses

DEFINITION OF SECTION 3 RESIDENT CATEGORIES

(In required order of hiring priority)

Category 1 Residents: Residents of the NYCHA development or developments where Section 3 covered
assistance is being expended.

Category 2 Residents: Residents of other developments owned managed by NYCHA for which the Section 3
covered assistance is being expended.

Category 3 Residents: Participants in HUD Youthbuild programs carried out in the New York City metropolitan
area in which Section 3 covered assistance is being expended.

Category 4 Residents*: Other low-income or very low income residents of the NYC metropolitan area in which
the Section 3 covered assistance is being expended.

* For all category 4 hires, contractor certifies review of government documentation verifying low income status per HUD income guidelines.
Contractors shall maintain copy of verifying documentation for auditing review purposes.

JOB ORDER CONTRACTS / TASK ORDERS / AUTHORIZATIONS

Section 3 and REP hiring plan required with each task order / authorization.

3 of 3
NYCHA 136.122 (3/9/17) v1
 SECTION 3 NEW YORK CITY HOUSING AUTHORITY
HIRING SUMMARY SUPPLY MANAGEMENT PROCUREMENT DEPARTMENT – COMPLIANCE UNIT

NYCHA DEVELOPMENT WHERE WORK IS TAKING PLACE: PRIME ORIGINAL PRIME ORIGINAL CONTRACT
CONTRACT NO: AMOUNT:

NAME OF PRIME CONTRACTOR AUTHORIZATION / TASK RELEASE NO:

ORDER NO:

PRIME CONTRACTOR ADDRESS: PAYROLL PERIOD PRIME CONTRACTOR’S

BEGINING: TELEPHONE NUMBER:
ENDING: ( )
NAME OF SUBCONTRACTOR SUBCONTRACT PRIME CONTRACTOR’S EMAIL:
AMOUNT:

LAST 4 JOB START NYCHA SECTION 3

NAME ADDRESS
DIGITS SS # TITLE DATE DEVELOPMENT CAT.

TOTAL NUMBER OF SECTION 3 NEW HIRES FOR ABOVE PAYROLL

TOTAL NUMBER OF ALL NEW HIRES FOR CONTRACT DURATION

Section 3 Business Concerns - Subcontracting

Names of Subcontractors Total Dollar Amount % of Total Contract

Construction

Non-Construction
SECTION 3 RESIDENT HIRING SUMMARY
FOR CONTRACT DURATION STATEMENT OF COMPLIANCE
a. Total Number of New Hires I, the undersigned, affirm that our company will comply with the Section 3 regulations.
I understand that failure to comply may be deemed to be a material breach of the
b. Number of Section 3 New Hires terms of the contract and may result in sanctions, termination and/or unsatisfactory
performance evaluations, cautions reported and affect award of future contracts.
c. % of Section 3 New Hires (b/a)*100

SECTION 3 PLAN OFFICER: (Print Name) Title:

Signature: Date:

NOTE: Any errors or omissions on this form may delay payment.

REVIEWED BY: (Print Name) Company: Title:

Signature: Date:

REVIEWED BY AUTHORIZED NYCHA EMPLOYEE: (Print Name) Title:

Signature: Date:

NYCHA 136.005 (3/9/17) v1 & Reverse

 INSTRUCTIONS

CONTRACTORS ARE REQUIRED TO COMPLETE THIS FORM IN ITS ENTIRETY

CONTRACTORS RESPONSIBILITIES FOR SECTION 3 COMPLIANCE

If the contractor has the need to hire new persons to complete the Section 3 covered contract or needs to subcontract
portions of the work to another business, they are required to direct their newly created employment and/or subcon-
tracting opportunities to Section 3 residents and business concerns. The same numerical goals apply to contractors
and subcontractors (i.e., 30 percent new hires, 10 percent of construction contracts, and 3 percent of non-constructions
contracts). In addition, the contractor/subcontractor must notify the recipient agency about their efforts to comply with
section 3 and submit any required documentation.

DEFINITION OF NEW HIRE

A new hire means a full-time employee for a new permanent, temporary, or seasonal position that is created during
the expenditure of Section 3 covered contract.

NYCHA expects Section 3 employment retention throughout the lifetime of the contract.

SECTION 3 MINIMUM NUMERICAL GOALS

The minimum numerical goal for employment:

• Thirty (30) percent of the aggregate number of new hires shall be Section 3 residents annually–i.e., 3 out of 10
new employees needed to complete a Section 3 covered project/activity shall be a Section 3 resident.

The minimum goals for sub-contracting are:

• Ten (10) percent of the total dollar amount of all Section 3 covered contracts for building trades work for maintance,
repair, modernization or development or building trades work arising in connection with housing rehabilitation,
housing construction and other public construction, shall be awarded to Section 3 businesses; and

• Three (3) percent of the total dollar amount of all non-construction, shall be awarded to Section 3 businesses

DEFINITION OF SECTION 3 RESIDENT CATEGORIES

Category 1 Residents: Residents of the NYCHA development or developments where Section 3 covered
assistance is being expended.

Category 2 Residents: Residents of other developments owned managed by NYCHA for which the Section 3
covered assistance is being expended.

Category 3 Residents: Participants in HUD Youthbuild programs carried out in the New York City metropolitan
area in which Section 3 covered assistance is being expended.

Category 4 Residents: Other low-income or very low income residents of the NYC metropolitan area in which
the Section 3 covered assistance is being expended.

NYCHA 136.005 (3/9/17) v1 & Reverse

EXHIBIT F

Historic Maps and Drawings1

1
Exhibit F is composed of historic drawings and plans owned by the New York City Housing Authority.
Please be advised that the documents found within the package have not been reviewed for
completeness, accuracy, or reliability of information, and should only be used for the purpose of
preparing a response to this RFP.

La Guardia_A-1 GENERAL SITE PLAN

La Guardia_E-1 ELECTRIC SITE PLAN

La Guardia_GS-1 LOCATION PLAN OF BORINGS GEOLOGICAL SECTIONS

La Guardia_KEY PLAN

La Guardia_NET AREA MAP

La Guardia_P-1 PLUMBING SITE PLAN

La Guardia_P-10 PLUMBING UTILITIES SITE PLAN

La Guardia_P-11 HOUSE SEWERS & YARD DRAINAGE

La Guardia_SY-12 ALIGNMENT & UTILITY LOCATION PLAN

41
 ·SECTION I OF THE NEW YORK COUNTY LAND MAP•

C>
z
zz THIS PORTION OF SITE LIES LEGEND'.
WITHIN THE BED OF MADISON
STREET AS MAPPED. INDICATES BOUNDS OF SITE OWNED IN FEE
~ BY THE NEW YORK CITY HOUSING AUTHORITY
Q.
SOUTHERLY l..INE OF MAPPED
MADISON ST~EET. (CONVEYED BY THE CITY OF NEW YORK TO
IL
0 THE,~EW YORK CITY HOUSING AUTHORITY
BY DEED DATED JULY 13, 19153. RECORDED
IL IN THE OFFlCE OF THE REGISTER OF THE
ILi
MADISON COUNTY OF NEW YORK ON JULY 25, 1953 IN
::c STREET
(,)
751915'

115.17
.,. 381. 8 LIBER 4844 C.P. 647.
'"f'-"V~-1Ht':.~-'MI'90".l6'..o9" ..... -~-1--1----_,,-EE~!rrAIL
0 Ill
iiia: I

~
0
If> 9Cf.IS2s· T.tr.X BLOCK N•. 2"8
Iii
I
I
LA GUARDIA HOUSES
If> e9"-$S.08' TAX LOT NO. I
<( ,"'--""""'--+.~llO!!..ll
LOT N"
I
I
NET AREA MAP
PARCEL "B" I S/MKHOVITCH
MAP SHOWING LAND AND PREMISES OWNED BY THE NEW
0

EILOCI< 256 e
z
:J
NET HOUSING AREA
177,000 SO. FT.
4.0T A,
J

I
I
HOUSE:S YORK CITY HOUSING AUTHORITY", BEING THE SITE OF
THE "LA GUARDIA HOUSES", CITY OF NEW YORK, BOROUGH
OF MANHATTAN, A FEDERAL"AIDED LOW RENT PUBLIC
u
.,. 43!5.93' HOUSING PROJECT NO. N.Y.5·21 SHOWING NET AREA OF SITE.
CHERRY STREET

I 381.08'
(EXCLUDING
Q
AREA OF PLAYGROUND 49,432 SQ.FT. 11~ ACRES
z TOTAL AREA 464,887 so. n. J0.87 ACRES
0
If> SCALE IN FEET
> rn~
c 2.69"S5'09" ALL FIGURES AAE IN U.S. STANDARD
(LOCAL STANDARDS ARE THE SAME)
C>
z PREPARED BY
z
z NEW YORK CITY HOUSING AUTHORITY
<( •TAX BLOCK N". 8 LANO BLOCK N°. ARE IDENTICAL·
_J 2911 BROADWAY N.Y.C.
11.

73452
EXHIBIT G

Phase I Environmental Site Assessment

42
 Environment Prepared for: Prepared by:
NYCHA AECOM
New York, NY New York, NY
Project #: 60282403
July 2013

Phase I Environmental Site Assessment

Site A and Site B, LaGuardia Houses, New
York, NY
 Environment Prepared for: Prepared by:
NYCHA AECOM
New York, NY New York, NY
Project #: 60282403
July 2013

Phase I Environmental Site Assessment

Site A and Site B, LaGuardia Houses, New
York, NY
AECOM Environment i

Contents

1.0 Introduction ............................................................................................................... 1-1

1.1 Purpose ......................................................................................................................1-1
1.2 Scope of Work ............................................................................................................1-1
1.3 Study Limitations.........................................................................................................1-1
1.4 Site-Related Limiting Conditions ..................................................................................1-2
1.5 Data Gaps/Data Failure ...............................................................................................1-2

2.0 Site Description ......................................................................................................... 2-1

2.1 Site Location and Parcel Description............................................................................2-1
2.2 Site Ownership ...........................................................................................................2-1
2.3 Site Visit .....................................................................................................................2-1
2.3.1 Site and Facility Description ...........................................................................2-1
2.3.2 Surrounding Properties..................................................................................2-1
2.3.3 Petroleum Products and Hazardous Materials ................................................2-2
2.3.4 Polychlorinated Biphenyls ..............................................................................2-2
2.3.5 Aboveground Storage Tanks .........................................................................2-2
2.3.6 Underground Storage Tanks..........................................................................2-2
2.3.7 Solid Waste ..................................................................................................2-3
2.3.8 Hazardous Waste..........................................................................................2-3
2.3.9 Water............................................................................................................2-3
2.3.10 Wastewater...................................................................................................2-3
2.3.11 Stormwater ...................................................................................................2-3

3.0 Environmental Setting .............................................................................................. 3-1

3.1 Topography ................................................................................................................3-1
3.2 Soil/Geology ...............................................................................................................3-1
3.3 Groundwater/Hydrology...............................................................................................3-1

4.0 Site and Area History ................................................................................................ 4-1

4.1 Site A .........................................................................................................................4-1
4.2 Site B .........................................................................................................................4-1
4.3 Off-site Properties .......................................................................................................4-1
4.4 Previously Prepared Environmental Reports ................................................................4-3

5.0 Database and Records Review ................................................................................. 5-1

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AECOM Environment ii

5.1 User Provided Information ...........................................................................................5-1

5.2 Title Records/Environmental Liens...............................................................................5-1
5.3 Database Information ..................................................................................................5-1
5.3.1 Site A and Site B ...........................................................................................5-1
5.3.2 Surrounding Sites..........................................................................................5-2
5.4 Agency File Review.....................................................................................................5-2

6.0 Findings and Opinions.............................................................................................. 6-1

6.1 Recognized Environmental Conditions .........................................................................6-1
6.2 Historical Recognized Environmental Conditions ..........................................................6-1
6.3 De Minimis Conditions.................................................................................................6-1

7.0 Conclusions .............................................................................................................. 7-1

8.0 Quality Control/Quality Assurance ........................................................................... 8-1

8.1 Site Visit, Research, and Report Preparation................................................................8-1
8.2 Quality Control Review ................................................................................................8-1
8.3 Environmental Professional Statement.........................................................................8-1

9.0 References ................................................................................................................ 9-1

9.1 Persons Interviewed....................................................................................................9-1
9.2 Agencies Contacted ....................................................................................................9-1
9.3 Documents Reviewed .................................................................................................9-1

List of Appendices
Appendix A Representative Site Photographs

Appendix B Environmental Database Report

Appendix C Qualifications of Environmental Professionals

List of Figures
Figure 1 – Site Location Map

Figure 2 – Site Plan

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AECOM Environment ES-1

Executive Summary

The New York City Housing Authority (NYCHA) contracted with AECOM to perform a Phase I
Environmental Site Assessment (ESA) of the parking lot located along Madison Street (Site A) and
Rutgers Street (Site B) on Block 256, Lot 1. This Phase I ESA was performed in general conformance
with the scope and limitations of the American Society for Testing and Materials Standard Practice
Designation E 1527-05 for ESAs. Exceptions to, or deletions from, this practice are described in this
report.

The site visit occurred on November 29, 2012. The size of Site A and Site B (hereafter referred to as
“Sites”) are approximately 10,000 and 8,400 square feet, respectively. Both the Sites are presently
developed asphalt-paved parking lots for LaGuardia Houses. LaGuardia Houses is a public housing
development built and maintained by the New York City Housing Authority (NYCHA) on the Lower
East Side of Manhattan. LaGuardia Houses is composed of ten buildings, all of which are sixteen
stories tall. The complex occupies 10.67 acres. During the site visit, no visual evidence of
underground storage tanks (e.g., vent pipes, fill ports), potable water wells, monitoring wells, clarifiers,
septic tanks, or leach fields was observed on either of the Sites. Black motor oil-like staining was
observed on the asphalt pavement in the parking areas on both the Sites. Given the localized nature
of this staining, AECOM considers this a de minimis condition. Trash compactors were noted on the
southern portion of Site A. Evidence of hydraulic oil spill was observed on the concrete pad
associated with the trash compactor. This is considered a Recognized Environmental Condition
(REC).

Gasoline service stations and dry cleaners were not observed in the immediate vicinity (approximately
500 feet) of the two Sites. Other off-site sources of concern were not identified in the immediately
vicinity.

Historical research indicates that the Site A was developed in 1894. Site A was occupied by several
4- to 6-story dwellings with store fronts from 1894 through 1928. The 1968 Sanborn Map shows that
the La Guardia Houses occupies the entire block. The northern and southern portion of Site B was
developed with 3- to 5-story residences in 1894. In that year Monroe Street traverses through Site B.
A synagogue is located in the southwestern portion of Site B at the intersection of Monroe Street and
Rutgers Street in the 1905 Sanborn Map and a paint store is identified in the southeastern portion of
Site B. The 1950 Sanborn Map indicates that the synagogue and paint shop no longer occupy Site B;
and, the northeastern portion of Site B is undeveloped. The 1968 Sanborn Map shows that Monroe
Street no longer exists and is part of the super block on which the LaGuardia Houses are located. The
Sites appear to be unchanged since 1968.

The two Sites do not have a dedicated street address. The residential buildings, which are located
at 250 Madison Street, 240 Madison Street, and 65 Jefferson Street, New York, NY are identified on
the Resource Conservation Recovery Act (RCRA) sites non-generating hazardous waste (RCRA-
NonGen), RCRA conditionally exempt small quantity generator (RCRA-CESQG), Facility Index
System (FINDS), NY Historical Spills and Historical Leaking Under Ground Storage Tanks (HIST
LTANK) environmental databases reviewed for this assessment. The spill case was closed on July
6, 1993. These database listings are not considered to represent a REC.

A number of surrounding sites were identified in the environmental database search report. Based
on AECOM’s review and analysis of the database listings, none of the surrounding sites are expected

July 2013 Project #: 60282403

AECOM Environment ES-2

to present a REC to the subject properties, based on their distance (generally greater than 500 feet),
regulatory status (i.e. regulatory closure, no violations found), media impacted (soil only), and/or
topographical position relative to the Subject Property (i.e. down-gradient or cross-gradient).

Evidence of hydraulic oil spill was observed on the concrete pad associated with the trash compactor
located along the southern portion of Site A. This is considered a REC. No RECs were identified in
connection with Site B.

No historical RECs (HREC) were identified during this assessment.

The following de minimis conditions were identified during this assessment:

Black motor oil-like staining was observed on the asphalt pavement in the parking areas on
both the Sites. Given the localized nature of this staining, AECOM considers this a de
minimis condition.
A Limited Phase II Site Investigation is recommended to evaluate any potential contamination
associated with the hydraulic oil spill at Site A.

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AECOM Environment 1-1

1.0 Introduction

1.1 Purpose
This Phase I Environmental Site Assessment (ESA) was performed pursuant to AECOM's written
proposal, dated November 16, 2012, that was approved by New York City Housing Authority
(NYCHA) on November 16, 2012. This assessment was performed in advance of potential
development on the parking lots located along Madison Street (Site A) and Rutgers Street (Site B) on
Block 256, Lot 1. The purpose of this Phase I ESA is to provide the client with information for use in
evaluating recognized environmental conditions (RECs) associated with Site A and Site B.

A REC is defined by the ASTM as “The presence of or likely presence of any hazardous substances
or petroleum products on a property under conditions that indicate an existing release, a past release,
or a material threat of a release of any hazardous substances or petroleum products even under
conditions in compliance with laws. The term is not intended to include de minimis conditions that
generally do not present a material risk to public health or the environment and that generally would
not be the subject of an enforcement action if brought to the attention of appropriate government
agencies.” This assessment is based on a review of existing conditions, reported pre-existing
conditions, and observed operations at the subject properties and adjacent properties.

1.2 Scope of Work

The Phase I ESA included a site visit, regulatory research, historical review, and environmental
database analysis of Site A and Site B. In conducting the Phase I ESA, AECOM assessed Site A and
Site B for visible signs of possible contamination, researched public records for the two sites, and
conducted interviews with NYCHA representatives.

This project was performed in general accordance with ASTM Standard Practice Designation E 1527-
05 and AECOM’s proposal, dated November 16, 2012. Conclusions reached in this report are based
upon the assessment performed and are subject limitations set forth in Sections 1.3, 1.4, and 1.5
below.

1.3 Study Limitations

This report describes the results of AECOM’s Phase I ESA to identify the presence of contamination-
related liabilities materially affecting the subject properties. In the conduct of this assessment,
AECOM assessed the presence of such problems within the limits of the established scope of work as
described in our proposal.

As with any due diligence assessment, there is a certain degree of dependence upon oral information
provided by facility or site representatives, which is not readily verifiable through visual observations or
supported by any available written documentation. AECOM shall not be held responsible for
conditions or consequences arising from relevant facts that were concealed, withheld, or not fully
disclosed by facility or site representatives at the time this assessment was performed. In addition,
the findings in this report are subject to certain conditions and assumptions, which are noted in the
report. Any party reviewing the findings of the report must carefully review and consider all such
conditions and assumptions.

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AECOM Environment 1-2

This report and all field data and notes were gathered and/or prepared by AECOM in accordance with
the agreed upon scope of work and generally accepted engineering and scientific practice in effect at
the time of AECOM's assessment of Site A and Site B. The statements, conclusions, and opinions
contained in this report are only intended to give approximations of the environmental conditions at the
subject properties.

As specified in the ASTM standard (referred to below as “this practice”), it is incumbent that the client
and any other parties who review and rely upon this report understand the following inherent
conditions surrounding any Phase I ESA:

Uncertainty Not Eliminated – No ESA can wholly eliminate uncertainty regarding the potential
for REC in connection with a property. Performance of this practice is intended to reduce, but
not eliminate, uncertainty regarding the potential for REC in connection with a property, and
this practice recognizes reasonable limits of time and costs. (Section 4.5.1 of the ASTM
standard)
Not Exhaustive – “All appropriate inquiry” does not mean an exhaustive assessment of a
clean property. There is a point at which the cost of information obtained outweighs the
usefulness of the information and, in fact, may be a material detriment to the orderly
completion of transactions. One of the purposes of this practice is to identify a balance
between the competing goals of limiting the costs and time demands inherent in performing
an ESA and the reduction of uncertainty about unknown conditions resulting from additional
information. (Section 4.5.2 of the ASTM Standard)
Comparison with Subsequent Inquiry – It should not be concluded or assumed that an inquiry
was not an “all appropriate inquiry” merely because the inquiry did not identify RECs in
connection with a property. ESAs must be evaluated based on the reasonableness of
judgments made at the time and under the circumstances in which they were made.
Subsequent ESAs should not be considered valid standards to judge the appropriateness of
any prior assessment based on hindsight, new information, use of developing technology or
analytical techniques, or other factors. (Section 4.5.4 of the ASTM Standard)

The passage of time may result in changes in technology, economic conditions, site variations, or
regulatory provisions, which would render the report inaccurate. Reliance on this report after the date
of issuance as an accurate representation of current site conditions shall be at the user’s sole risk.

1.4 Site-Related Limiting Conditions

The following site-specific limitations were encountered during the course of this assessment:

It was not feasible to evaluate every individual room or space within Buildings 1 and 2 of the
LaGuardia Houses that abut Site A and Site B during the site visit. AECOM's evaluation of
these buildings was focused on areas (e.g., boiler room and paint storage room) where
hazardous substances are handled. Based on the use of Site A and Site B (residences) this
particular site-relate limiting condition is not expected to have a significant limitation to this
assessment.

1.5 Data Gaps/Data Failure

The following data failure/data gaps were encountered during the course of this assessment:

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AECOM Environment 1-3

Per ASTM, past owners, operators, and occupants of Site A and Site B who are likely to have
material information regarding the potential for contamination at the two Sites shall be
contacted to the extent that they can be identified and that the information likely to be
obtained is not duplicative of information already obtained from other sources. AECOM was
unable to interview past owners and/or operators at the two Sites. However, based upon
historical data collected from other sources (i.e., residential use of the Site A and former
Monroe Street at Site B since at least 1905), this data gap is not expected to represent a data
failure and as a result is not expected to impact the results of this assessment.

July 2013 Project #: 60282403

AECOM Environment 2-1

2.0 Site Description

2.1 Site Location and Parcel Description

The sizes of Site A and Site B are approximately 10,000 and 8,400 square feet, respectively. Both the
Sites are located on Block 256, Lot 1; as shown on Figure 1 – Site Location Map. Site A can be
accessed from Madison Street and Site B can be accessed from Rutgers Street.

2.2 Site Ownership

According to the New York City Department of Finance, Office of City Register Records, both the
Sites are owned by NYCHA.

2.3 Site Visit

Mr. Amit Haryani with AECOM’s New York, NY office visited both the Sites on November 29, 2012.
During the site visit, Mr. Haryani was accompanied by Mr. Olasunkanmi Dada, Architect, Department
of Development and Mr. Fred Manson, Property Maintenance Supervisor of NYCHA. Mr. Dada and
Mr. Mason have been associated with the Sites for approximately four and two years, respectively and
provided AECOM with information on current operations at Sites A and B. Site-related limiting
conditions encountered during this assessment were previously summarized in Section 1.4.

The site visit methodology consisted of walking over accessible areas of Site A and Site B, including
the perimeter, and the portions of the surrounding area. The following sections summarize the results
of the site visit.

2.3.1 Site and Facility Description

Site A and Site B are presently developed as asphalt-paved parking lots for LaGuardia Houses.
LaGuardia Houses, is a public housing development built and maintained by NYCHA on the Lower
East Side of Manhattan. LaGuardia Houses is composed of ten buildings, all of which are sixteen
stories tall. The complex occupies 10.67 acres.

During the site visit, no visual evidence of underground storage tanks (USTs) (e.g., vent pipes, fill
ports), potable water wells, monitoring wells, clarifiers, septic tanks, or leach fields was observed on
either of the Sites. Black motor oil-like staining was observed on the asphalt pavement in the parking
areas on both the Sites. Given the localized nature of this staining, AECOM considers this a de
minimis condition. Trash compactors were noted on the southern portion of Site A. Evidence of
hydraulic oil spill was observed on the concrete pad associated with the trash compactor. This is
considered a REC. The general layout of the two Sites is illustrated on Figure 2 - Site Plan.
Representative site photographs are provided in Appendix A.

2.3.2 Surrounding Properties

Site A: Site A is located in the northwestern corner of Block 256, Lot 1 and is abutted to the north by
Madison Street, to the west by LaGuardia Houses building number 1, the south by parking lot and
LaGuardia Senior Citizen Center and to the east by a playground associated with LaGuardia Houses.
Mixed use buildings (storefronts on first floor and residence on higher floors) are located to the north

July 2013 Project #: 60282403

AECOM Environment 2-2

and northwest of Site A fronting Madison Street. The Rutgers Houses are located on the superblock
to the west across Rutgers Street. Residential buildings are located to the south fronting Cherry
Street. LaGuardia Houses Buildings 3 and 4 are located to the southeast of the Site A. AECOM
performed inspection of the Paint Room and Boiler Room, located in the building number 4. AECOM
also inspected the 30,000-gallon No. 2 Fuel Oil UST located on the sidewalk along building number 4.
No stains, odor or sign of spill were documented during the inspection of the paint room, boiler room
and the UST. Groundwater monitoring wells were noted in the grassy and paved areas around the
UST. A former bath house and LaGuardia Houses building number 5 are located to the northeast of
Site A.

Site B: Site B is located in the western portion of Block 256, Lot 1 and is abutted to the north by
LaGuardia Houses building number 1, to the west by Rutgers Street, to the south LaGuardia Houses
building number 2, to the east by the LaGuardia Senior Citizen Center and to the northeast by a
parking lot (Site A). Mixed use buildings (storefronts on first floor and residence on higher floors) are
located to the north and northwest of Site B fronting Madison Street. The Rutgers Houses are located
on the superblock to the west across Rutgers Street. Residential buildings are located to the south
fronting Cherry Street. LaGuardia Houses Buildings 3 and 4 are located to the southeast of the Site B.
A former bath house and LaGuardia Houses building number 5 are located to the northeast of Site B.

AECOM did not observe any gasoline service stations or dry cleaners in the immediate vicinity (500
feet) of the two Sites. Based on AECOM site reconnaissance of the surrounding neighborhood, no
off-site sources of concern were identified.

2.3.3 Petroleum Products and Hazardous Materials

Staining or visual evidence of a hazardous materials release was not observed at the time of the site
visit on either of the Sites. Black motor oil-like staining was observed on the asphalt pavement in the
parking areas on both the Sites. Given the localized nature of this staining, AECOM considers this a
de minimis condition. Evidence of hydraulic oil spill was observed on the concrete pad at Site A
associated with the trash compactor. This is considered a REC.

2.3.4 Polychlorinated Biphenyls

Polychlorinated biphenyls (PCB)-containing dielectric fluids have been widely used as coolants and
lubricants in transformers, capacitors, and other electric equipment due to their insulating and
nonflammable properties. A trash compactor is located on Site A. No information is available to
determine whether PCBs have been historically used in the hydraulic fluid at the Site A. Evidence of
hydraulic oil spill was observed on the concrete pad associated with the trash compactor. This is
considered a REC. No other hydraulic equipment (transformers or lifts) was observed on either of
the Sites.

2.3.5 Aboveground Storage Tanks

Aboveground storage tanks (ASTs) were not observed during the site visit. In addition, no ASTs were
listed in the site-specific environmental database report reviewed by AECOM, or otherwise identified
during AECOM’s review of historical aerial photographs.

2.3.6 Underground Storage Tanks

Visual evidence of USTs (e.g., vent pipes, fill ports) was not observed on either of the Sites during the
site visit. In addition, no USTs were listed in the site-specific environmental database report.

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AECOM Environment 2-3

A 30,000-gallon No. 2 Fuel Oil UST is located on the sidewalk along building number 4 located
approximately 400 feet to the southeast of the two Sites.

2.3.7 Solid Waste

Trash compactors were noted on the southern portion of Site A. Evidence of hydraulic oil spill was
observed on the concrete pad associated with the trash compactor. This is considered a REC. Trash
bags and dumpsters containing cardboard were located on the curb outside Site B. No signs of spill or
discoloration were observed on the sidewalk.

2.3.8 Hazardous Waste

No evidence of hazardous waste generation was observed at either of the two Sites, and the site
contact reported no such activities.

2.3.9 Water
The facility receives its potable water supply from the NYCDEP. No potable water wells were
observed at the subject properties.

2.3.10 Wastewater
No wastewater discharges were observed at the two Sites as they are developed as parking lots.

2.3.11 Stormwater
Stormwater from the two Sites appears to drain via sheet flow to the numerous stormwater drains
located throughout the paved portions of the Sites. Both the Sites are connected to the municipal
stormwater sewer system. No staining was observed in the vicinity of the storm drains.

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AECOM Environment 3-1

3.0 Environmental Setting

3.1 Topography
According to the United States Geological Survey topographic map (40073-F8 BROOKLYN, NY) of
the area, the elevation of the Sites is approximately 18 feet above mean sea level. Based on a review
of these technical resources and AECOM’s site visit, the Sites appear to be generally flat with a slight
downward slope toward the south.

3.2 Soil/Geology
According to the EDR report, the two Sites are located in New York County, NY and are listed under
FEMA (Panel Number 360497) Flood Zone.

According to soils information provided in the EDR report, the Site area is underlain by soils
classified as “Urban Land” with “variable” soil surface texture. The stratigraphic rock formation in
the area is defined by “Paleozoic” era and “Ordovician” system. The surface soils are identified as
underlain primarily by silt loam, loamy sand, sandy loam, and fine sandy loam. Shallow soil is
identified as sandy loam and deeper soils as un-weathered bedrock, very gravelly-loamy sand,
stratified, and sandy loam. No site specific information about the geology of the Sites is available
at this time.

3.3 Groundwater/Hydrology
Site-specific hydrologic information was not identified during the course of this assessment. Based on
the topographic gradient in the area of the Sites, the groundwater flow beneath the Sites and in the
surrounding area is anticipated to flow south towards East River, located 0.2-mile to the south of the
Sites. However, the actual groundwater flow direction in the vicinity of the Sites cannot be determined
without site-specific groundwater monitoring well data.

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AECOM Environment 4-1

4.0 Site and Area History

Historical information for the Site A and Site B and surrounding properties is based on AECOM’s
review and analysis of the following historical sources:

Aerial Photographs dated 1924, 1943, 1954, 1966, 1975, 1984, 1994, 1995, and 2006;
Topographic Maps dated 1900, 1947, 1956, 1967, 1979, 1995;
Sanborn Fire Insurance Maps dated 1894, 1905, 1913, 1919, 1928, 1950, 1968, 1976, 1977,
1978, 1979, 1980, 1983, 1985, 1987, 1988, 1990, 1992, 1993, 1994, 1995, 1996, 2001, 2002,
2003, 2004, and 2005; and,
City Directories for the years 1920, 1923, 1927, 1931, 1934, 1938, 1942, 1947, 1950, 1956,
1958, 1963, 1968, 1973, 1978, 1983, 1988, 1993, 1996, 1998, 2000, 2006, 2007, and 2012.
In addition, an interview was conducted with Mr. Fred Wede (Property Manager) and Mr. Fred Manso
(Property Maintenance Supervisor) of NYCHA who have been associated with the Sites for the past
three and two years, respectively. Inadequate information is available on the 1913, 1919, and 1928
Sanborn Maps to interpret land use history. As such, these maps have not been used in determining
the land use history of the Sites and surrounding properties.

4.1 Site A
Historical research indicates that the Site A was developed in 1894. The Site A, located on Block 271,
was occupied by several 4- to 6-story dwellings and store fronts from 1894 through 1928. The 1950
Sanborn Map shows that the northeastern, southeastern, and southern portions of Site A are
undeveloped. The rest of Site A is unchanged since the 1928 Sanborn Map. The 1968 Sanborn Map
shows that the LaGuardia Houses occupy the entire block. Site A appears to be unchanged since
1968.

4.2 Site B
Historical research indicates that the northern and southern portion of Site B was developed with 3-5
story residences in 1894 and that Monroe Street traverses through Site B. A synagogue is located in
the southwestern portion of the Site B at the intersection of Monroe Street and Rutgers Street in the
1905 Sanborn Map. The 1905 Sanborn Map also shows a paint shop located in the southeastern
corner of Site B. The 1950 Sanborn Map indicates that the synagogue and paint shop no longer
occupy Site B; and, the northeastern portion of Site B is undeveloped. The 1968 Sanborn Map shows
that Monroe Street no longer exists and is part of the super block on which the LaGuardia Houses are
located. Site B appears to be unchanged since 1968.

4.3 Off-site Properties

North: The areas to the north of the Sites are developed with 3- to 6-story buildings and a mission
building on the 1894 Sanborn Map. The 1905 Sanborn Map indicates that the mission has been
developed as a Synagogue and Baths; and that a Hebrew school and drug store are now located
north of the site. The 1950 Sanborn Map indicates that the synagogue has expanded and occupies
multiple lots; several undeveloped lots are also shown on the 1950 Sanborn Map. The 1968 Sanborn

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AECOM Environment 4-2

Map indicates that the undeveloped lots have been developed with 5- to 6- story structures. No
changes to the land use were observed on the 1976, 1977, 1978, 1979, 1980, 1983, 1985, 1987,
1988, 1990, 1992, and 1993 Sanborn Maps. The 1994 Sanborn Map indicates that several lots are
undeveloped and the synagogue no longer occupies the block to the north of the Sites. No changes to
the land use were observed on the 1995, 1996, and 2001 Sanborn Maps. The 2002 Sanborn Map
depicts the Chung TE Buddist Association of NY in the general area of the former Synagogue.on the
block. The areas to the north of the Sites appear to be unchanged since 2002.

Northwest: The areas to the northwest of the Sites are developed with 2- to 6-story buildings on the
1894 Sanborn Map. The 1905 Sanborn Map depicts two drug stores, a synagogue and baths, and a
job printer occupy areas to the northwest of the Sites. The 1950 Sanborn Map indicates that the
synagogue has expanded and several parcels are undeveloped. The 1968 Sanborn Map indicates
that the parking lot now occupies one of the former synagogue locations The map also illustrates
some type of hall, a church, and a structure identified as the Garfield Building. The 1977 Sanborn Map
depicts the hall as Kingdom Hall for the Jehovah’s Witnesses. No changes to the land use were
observed on the 1978, 1979, 1980, and 1983 Sanborn Maps. The 1985 Sanborn Map depicts that the
synagogue no longer occupies the block. The 1987 Sanborn Map depicts that former Garfield Building
is now identified as theHoho Art Craft Building . The areas to the northwest of the Sites appear to be
unchanged since 2002.

West: The areas to the west of the Sites are developed with 3- to 6-story buildings on the 1894
Sanborn Map. The 1905 Sanborn Map depicts that an industrial school on the same block as the Site,
two bakeries and a drugstore now occupy areas to the west of the Site. The 1950 Sanborn Map
indicates that the industrial school is no longer present, several lots are undeveloped and the only one
bakery occupies the area. The 1968 Sanborn Map depicts that the whole block has been redeveloped
as Rutgers Apartments. The areas to the west of the Sites appear to be unchanged since 1968.

Southwest: The areas to the southwest of the Sites are developed with 3- to 7-story buildings on the
1894 Sanborn Map. The 1905 Sanborn Map depicts that the a building identified as Oil & Gas Stoves,
chinese laundry, and Liberman Milk Co. now occupy areas to the southwest of the Sites. The 1950
Sanborn Map depicts that the Consolidated Edison substation is now developed to the southwest of
the Sites and Oil & Gas Stoves, chinese laundry, and Liberman Milk Co. no longer occupy the block.
The former Liberman Milk Co, is identified as “Rags”. The 1968 Sanborn Map depicts that the whole
block has been redeveloped as Rutgers Apartments, with the exception of the Consolidated Edison
substation remaining on the block. The areas to the southwest of the Sites appear to be unchanged
since 1968.

South: The areas to the south of the Sites are occupied by 3- to 7-story structures on Block 256 on the
1894 Sanborn Map. The 1905 Sanborn Map depicts that a drug store, paint store, and a bakery have
been developed on Block 256 and Hecker, Jones Jewell Milling Co is located on Block 247. The 1950
Sanborn Map shows that several lots are undeveloped on Block 256 and a wagon yard is developed
on Block 256. The drug store, paint store, and a bakery no longer occupy the block. Former
operations on Block 247 have been redeveloped as Rags & Waste paper, private garages and a
beverage depot. The 1968 Sanborn Map depicts that LaGuardia Houses occupy all of Block 256. Five
gasoline tanks are located on Block 247; A and Bottling Company now occupies one of the former
garage. The 1976 Sanborn Map depicts only A and Bottling and two garages. The 1977 Sanborn Map
depicts that the whole Block 247 is undeveloped. The 1978 Sanborn Map depicts that a housing
development now occupies the whole block. The areas to the south of the Sites appear to be
unchanged since 1978.

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Southeast: The areas to the southeast of the Sites on Block 256 are occupied by 3- to 7-story
structures on the 1894 Sanborn Map. Marble works occupies portion of Block 247. The 1905 Sanborn
Map depicts that Beth Israel Hospital, a chinese laundry, a metal works and a bakery have been
developed on Block 256 and a boarding and storage operations on Block 246. Block 257 is developed
with 5- to 6-story mixed used structures and a bakery. The 1950 Sanborn Map shows that Beth Israel
Hospital has expanded its operations and that the chinese laundry, metal works, and bakery no longer
present on Block 256. The former boarding and storage operations on Block 247 have been
redeveloped as a garage and warehouse. Auto Parking now occupies portion of Block 257. The 1968
Sanborn Map depicts that LaGuardia Houses occupy all of Block 256 (and former Block 257). Blocks
256, 257 and 270 have been combined into one super block 256. Two gasoline tanks and Fidelity
Ware House are located on Block 246. The 1976 Sanborn Map depicts that the western portion of the
Block is undeveloped. The 1978 Sanborn Map depicts that a housing development occupies Block
246. The areas to the southeast of the Sites appear to be unchanged since 1978.

East: The areas to the east of the Sites are occupied by 3- to 5-story structures on Block 270 on the
1894 Sanborn Map. The 1905 Sanborn Map depicts that a job printer shop, a synagogue, a carpenter
shop, a drug store and a bakery have been developed on Block 270. The 1950 Sanborn Map shows
that the operations listed above were replaced with multi story structures. The building which included
the job printer is now identified as the Madison Street Settlement HouseThe 1968 Sanborn Map
depicts that LaGuardia Houses now occupy the whole Block 256. A public bath and gymnasium is
also located to the east of the Sites within the LaGuardia Houses. No changes were noted since 1968.

Northeast: The areas to the northeast of the Sites are occupied by 2- to 6-story structures and the 7th
Precinct police station on Block 270 on the 1894 Sanborn Map. The 1905 Sanborn Map depicts that a
job printer shop, a synagogue, a chinese laundry, a drug store and a bakery have been developed on
Block 270. The 1950 Sanborn Map shows that the bakery, drugstore, and chinese laundry no longer
operate on the Block 270; and that the police station is now occupied by public bath house. A
synagogue is shown on the corner of Madison and Jefferson Streets. Several other parcels on the
block are identified as undeveloped. The 1968 Sanborn Map depicts that the entire block is developed
as New Gouverneur Hospital. No changes were noted since 1968.

4.4 Previously Prepared Environmental Reports

AECOM inquired about existing environmental reports associated with the two Sites. As of the date of
this report, AECOM has not been received any environmental reports for the Sites from NYCHA.

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5.0 Database and Records Review

5.1 User Provided Information

On November 20, 2012, Mr. Olasunkanmi Dada with NYCHA provided AECOM with a partially
completed ASTM 1527-05 User Questionnaire which summarized their knowledge of title records,
environmental liens, specialized knowledge, and/or real estate value reduction issues associated with
the subject properties. Mr. Dada was not aware of any environmental liens or activity use limitations
having been placed on the two Sites. Mr. Dada stated that he did not have specialized knowledge or
experience that is material to RECs in connection with the two Sites. According to Mr. Dada, NYCHA
is looking to redevelop the parking lots as residential buildings.

5.2 Title Records/Environmental Liens

An environmental lien search was not performed as part of this assessment.

5.3 Database Information

In accordance with the scope of work and ASTM Standard E-1527-05, a search of various
governmental databases was conducted by EDR. The site-specific environmental database report
prepared by EDR was reviewed to determine the potential for environmental impacts to the Subject
Property from on-site and/or off-site sources of concern. The database abbreviations are provided in
the site-specific environmental database report.

The database report includes various reports detailing database information for each of the sites
identified/geocoded within the specified radius. Additional sites with recognized environmental risks
were identified, but AECOM was not able to map them to specific locations due to
insufficient/contradicting address information. These sites were included in the database report as
"orphan" sites. Based upon AECOM's review, there does not appear to be any significant concerns
associated with any of the orphan sites. A summary of AECOM’s review and analysis of the site-
specific environmental database report is presented below. A copy of the database report is provided
in Appendix B.

5.3.1 Site A and Site B

The two sites are parking lots associated with the LaGuardia Houses and do not have a dedicated
site address. The residential buildings, which are located at 250 Madison Street (listed as NYCHA
LA GUARDIA HOUSES, LA GUARDIA, HLA GUARDIA), 240 Madison Street (listed as NYCHA –
LA GUARDIA HOUSES), and 65 Jefferson Street, New York, NY (listed as NYCHA LA GUARDIA),
are identified on the Resource Conservation Recovery Act (RCRA) sites non-generating hazardous
waste (RCRA-NonGen), RCRA conditionally exempt small quantity generator (RCRA-CESQG),
Facility Index System (FINDS), NY Historical Spills and Historical Leaking Under Ground Storage
Tanks (HIST LTANK) environmental databases reviewed for this assessment. The RCRA-NonGen
listing identifies NYC HA LA GUARDIA as a generator of hazardous waste with no violations found.
The RCRA-CESQG listing identifies NYCHA-LA GUARDIA HOUSES as a generator of hazardous
waste (lead) with no violations found. The HIST LTANKS listing identifies a #4 Fuel Oil spill related
to tank overfill on HLA GUARDIA. The spill was contained on concrete and the cleanup completed.
The spill case was closed on July 6, 1993. The NY Hist Spill listing identifies a 45-gallon #6 Fuel Oil

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AECOM Environment 5-2

spill related to custodian telling the driver to fill wrong tank on LA GUARDIA on October 22, 1991.
The spill was contained on grass and the cleanup completed on July 6, 1993. The FINDS listing
points to the generator listing. These database listings are not considered to represent a REC.

5.3.2 Surrounding Sites

According to the EDR report, following sites are located within their respective ASTM search
distances from the subject properties (mapped by EDR as 250 Madison Street, New York, NY).

Search Total
Target Distance Plotted
Database Property (Miles) < 1/8 1/8 – 1/4 1/4 – 1/2 1/2 – 1 >1

RCRA-SQG 0.250 0 2 NR NR NR 2
RCRA-CESQG 0.250 8 3 NR NR NR 11
SHWS 1.000 0 0 0 1 NR 1
LTANKS 0.500 2 5 38 NR NR 45
HIST LTANKS X 0.500 1 6 35 NR NR 43
TANKS 0.250 1 0 NR NR NR 1
UST 0.250 6 5 NR NR NR 11
AST 0.250 11 15 NR NR NR 26
DEL SHWS 1.000 0 0 0 1 NR 1
HIST UST 0.250 6 5 NR NR NR 11
NY Spills 0.125 18 NR NR NR NR 18
NY Hist Spills X 0.125 13 NR NR NR NR 14
RCRA-NonGen 0.250 14 10 NR NR NR 24
FINDS X TP NR NR NR NR NR 1
MANIFEST 0.250 19 27 NR NR NR 46
DRYCLEANERS 0.250 0 1 NR NR NR 1
Manufactured Gas 1.000 0 0 0 8 NR 8
Plants

Based on AECOM’s review of these database listings, none of these sites are expected to present a
REC to the two Sites based on their distance from the Sites, regulatory status (i.e. corrective action
taken, closed, no violations found), media impacted (i.e. soil only), type of spill (i.e., #2 fuel oil, etc.),
and/or topographical position from the Sites (i.e. down-gradient or cross-gradient).

5.4 Agency File Review

AECOM submitted Freedom of Information Act (FOIA) requests to the New York State Department of
Environmental Conservation (NYSDEC) and the USEPA for information about the two Sites. The
purpose of the contacting the agencies was to obtain information related to spills/releases of oil or
hazardous materials and other significant incidents

AECOM is currently waiting for a response from USEPA and NYSDEC. AECOM also reviewed the
following databases, in addition to those identified in Section 5.3.2:

USEPA Enforcement and Compliance History Online (ECHO): The ECHO database consists
of USEPA compliance history at a site. NYC HA LA GUARDIA HOUSES located at 250
Madison Street are listed in the RCRA-NonGen database.

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AECOM Environment 5-3

Envirofacts Database: Envirofacts is a database search of USEPA databases, including the

CERCLIS database, which consists of sites being assessed under the Superfund program
(NPL sites), hazardous waste sites, and potential hazardous waste sites. 250 Madison Street,
240 Madison Street (as a CESQG), and 300 Cherry Street, New York, NY (as CESEQ) are
listed in the Envirofacts database with no violations.

Based on AECOM’s research to date, AECOM does not anticipate the response (if any) from the
NYSDEC and USEPA to our FOIA requests will significantly alter the conclusions or
recommendations of this report. However, if information is received from these FOIA requests which
significantly impacts the conclusions or recommendations of this report, this information will be
forwarded upon receipt.

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AECOM Environment 6-1

6.0 Findings and Opinions

AECOM performed a Phase I ESA of Site A and Site B in conformance with the scope and limitations
of ASTM Practice E 1527-05, which meets the requirements of Title 40, Code of Federal Regulations
Part 312 and is intended to constitute all appropriate inquiry for purposes of the landowner liability
protections. Any exceptions to, or deletions from, this practice are described in Section 1.3 through
1.5 of this report.

6.1 Recognized Environmental Conditions

Evidence of hydraulic oil spill was observed on the concrete pad associated with the trash compactor
located along the southern portion of Site A. This is considered a REC. No RECs were identified in
connection with Site B.

6.2 Historical Recognized Environmental Conditions

No HRECs were identified in connection with the two Sites.

6.3 De Minimis Conditions

The following de minimis conditions (DMC) were identified during this assessment:

Black motor oil-like staining was observed on the asphalt pavement in the parking areas on
both the Sites. Given the localized nature of this staining, AECOM considers this a de
minimis condition.

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AECOM Environment 7-1

7.0 Conclusions

We have performed a Phase I Environmental Site Assessment in conformance with the scope and
limitations of ASTM Practice E 1527-05 of parking lots located along Madison Street (Site A) and
Rutgers Street (Site B) on Block 256, Lot 1. Any exception to, or deletions from, this practice are
described in Sections 1.3 through 1.5 of this report. This assessment has revealed presence of a
REC along the southern portion of Site A.

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AECOM Environment 8-1

8.0 Quality Control/Quality Assurance

8.1 Site Visit, Research, and Report Preparation

The site visit, research, and report preparation were conducted by Amit Haryani, in AECOM’s New
York, NY office.

Signature: ___________________________

8.2 Quality Control Review

A first level review of this report was conducted by Nelson Abrams, in AECOM’s New York, NY office.

Signature: ___________________________

8.3 Environmental Professional Statement

Mr. Haryani was the Environmental Professional (EP) for this project. Mr. Haryani’s EP statement is
below and his CV is provided in Appendix C:

I declare that, to the best of our professional knowledge and belief, I meet the definition of an EP as
defined in §312.10 of 40 Code of Federal Regulations (CFR) and that I have the specific qualifications
based on education, training, and experience to assess a property of the nature, history, and setting of
the Subject Property. I have developed and performed all the appropriate inquiries in conformance
with the standards and practices set forth in 40 CFR Part 312.

Signature: ___________________________ Date: July 18, 2013

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AECOM Environment 9-1

9.0 References

9.1 Persons Interviewed

Olasunkanmi Dada, Architect, Department for Development, NYCHA, 250 Broadway, New York, NY
10007, 212-306-4375. Provided site walk escort on November 29, 2012.

Frank Wede, Property Manager, LaGuardia Houses, 250 Madison Street, New York, NY, 212-732-
0700. Completed ASTM 1527-05 User Questionnaire and provided walk escort on November 29,
2012.

9.2 Agencies Contacted

Property records and parcel information, reviewed for Manhattan, NY at
http://www.nyc.gov/html/dof/html/jump/acris.shtml. This information was reviewed online by Mr.
Haryani with AECOM on December 20, 2012.

Buildings information (including, violations, certificate of occupancy, permits, etc.), reviewed for
Subject Property at http://www.nyc.gov/html/dob/html/home/home.shtml. This information was
reviewed online by Mr. Haryani with AECOM on December 20, 2012.

Compliance History reviewed for Subject Property at http://www.epa-echo.gov/echo/. This information

was reviewed online by Mr. Haryani with AECOM on December 20, 2012.

USEPA Databases, http://www.epa.gov/enviro/. This information was reviewed online by Mr. Haryani
with AECOM on December 20, 2012.

9.3 Documents Reviewed

EDR 7.5 Minute Topographic Maps, prepared for LaGuardia Houses Parking Lots, 250 Madison
Street, New York, NY, dated November 27, 2012. Inquiry number 3463630.4. Topographic Maps
1897, 1947, 1956, 1966, 1979, and 1995. Report prepared by Environmental Data Resources, 440
Wheelers Farms Road, Milford, Connecticut 06460, 800-353-0050.

EDR Aerial Photos Decade Package prepared for LaGuardia Houses Parking Lots, 250 Madison
Street, New York, NY, dated November 29, 2012. Inquiry number 3463630.5. Aerial photographs
dated 1924, 1954, 1966, 1975, 1984, 1994, 1995, 2006, and 2008. Report prepared by
Environmental Data Resources, 440 Wheelers Farms Road, Milford, Connecticut 06460, 800-353-
0050.

EDR City Directory Abstract prepared for LaGuardia Houses Parking Lots, 250 Madison Street, New
York, NY, dated November 27, 2012. Inquiry number 3463630.6. Report prepared by Environmental
Data Resources, 440 Wheelers Farms Road, Milford, Connecticut 06460, 800-352-0050.

EDR Radius Map with GeoCheck®, prepared for LaGuardia Houses Parking Lots, 250 Madison
Street, New York, NY, dated November 27, 2012. Inquiry number 3463630.2s. Report prepared by

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AECOM Environment 9-2

Environmental Data Resources, 440 Wheelers Farms Road, Milford, Connecticut 06460, 800-352-
0050.

EDR Sanborn Map Report, prepared for LaGuardia Houses Parking Lots, 250 Madison Street, New
York, NY, dated November 28, 2012. Inquiry number 3463630.3. Report prepared by Environmental
Data Resources, 440 Wheelers Farms Road, Milford, Connecticut 06460, 800-352-0050.

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AECOM Environment

Figures

January 2013 Project #: 60282403

 Image Provided by ESRI

Site A & Site B

Boundaries of the Property are Approximate.

SITE LOCATION MAP

La Guardia Site A and Site B
250 Madison Street
New York, NY 10002
PREPARED FOR: NYCHA
PROJ. MGR: AH DATE: 12/23/2012
DRAWN BY: AH PROJ. #: 60282403
20 Exchange Place, 13th Floor
New York, New York 10005
Legend: Figure 2
Location of Trash Compactors and Hydraulic Site Plan Project No: 60282403
Fluid Spill
Location of temporary solid waste storage
Site A and Site B
Site A La Guardia Houses
Phase I
Site B
EXHIBIT H

Architectural Survey

43
 CAPITAL PROJECTS
DIVISION
NEW YORK CITY 90 CHURCH STREET, NEW YORK
HOUSING NEW YORK 10007

AUTHORITY
PROGRAM UNIT:

140'-1"
71'-8"

64’-2”

130’-5”
ENGINEERS, ARCHITECTS
AND
LAND SURVEYORS, PC

Rev. No. Description By

Date

ARCHITECT'S SEAL: ENGINEER'S SEAL:

NEW YORK CITY HOUSING AUTHORITY

LAND LEASE SITE AREA

OFFICE OF DESIGN
SITE DIMENSIONS
60’ LIGHT & AIR SEPARATION
30’ FIRE SEPARATION DEVELOPMENT: G. W. LA GUARDIA HOUSES
BOROUGH OF : MANHATTAN

KEY/ LOCATION PLAN

PROJ. NO. EDP NO.

BLOCK/LOT NO. BLK.256 LOT 1 & 14; BLK.258 LOT 1

CONTRACT TITLE
TASK ORDER ASSIGNMENT FOR
PROFESSIONAL LAND SURVEY SERVICES AT

CONTRACT NO. AE1203157

DRAWING TITLE:

TOPOGRAPHICAL AND
PROPERTY LINE SURVEY FOR
LAGUARDIA HOUSES

DRAWN BY: DATE DRAWING No.

NL 7/19/2013
CHECKED BY: SCALE T-1
EM 1"=40'
 CAPITAL PROJECTS
DIVISION
NEW YORK CITY 90 CHURCH STREET, NEW YORK
NEW YORK 10007
HOUSING
AUTHORITY
PROGRAM UNIT:

ENGINEERS, ARCHITECTS
AND
LAND SURVEYORS, PC

Rev. No. Description By

Date

ARCHITECT'S SEAL: ENGINEER'S SEAL:

NEW YORK CITY HOUSING AUTHORITY

OFFICE OF DESIGN

DEVELOPMENT: G. W. LA GUARDIA HOUSES

BOROUGH OF : MANHATTAN

KEY/ LOCATION PLAN

PROJ. NO. EDP NO.

BLOCK/LOT NO. BLK.256 LOT 1 & 14; BLK.258 LOT 1

CONTRACT TITLE
TASK ORDER ASSIGNMENT FOR
PROFESSIONAL LAND SURVEY SERVICES AT

CONTRACT NO. AE1203157

DRAWING TITLE:

TOPOGRAPHICAL AND
PROPERTY LINE SURVEY FOR
LAGUARDIA HOUSES

DRAWN BY: DATE DRAWING No.

NL 7/19/2013
CHECKED BY: SCALE T-2
EM 1"=40'