Owner/operator Lantern Organization and development consultant Rockabill Consulting closed financing and began an electrification retrofit and renovations at Silverleaf Hall, a 118-unit supportive housing residence located at 480 East 176^th Street in the East Tremont neighborhood of the Bronx.

Completed in 2006, the eight-story, 130,000-square foot Silverleaf Hall includes 55 units under contract with NYS Supportive Housing Program (NYSSHP) for formerly homeless families and 63 affordable units available to single adults and families earning less than 80% AMI. The property offers modern laundry facilities, an outdoor terrace, and community space. Silverleaf Hall is currently under a New York State Supportive Housing Program (NYSHHP) contract, which funds supportive services at the property.

Dan Kent, president & CEO of Lantern Organization, said, “The multitude of planned upgrades, including sustainability improvements and electrification are a worthy goal, but also a challenging process from the design, engineering and cost perspectives. It was critical to the project’s success to engage a very experienced architectural and project management team of IMC Architecture and Rockabill, which has both negotiated the necessary funding and designed the retrofit in an economical and highly functional manner.”

"The electrification, retrofit, and renovation of the 118 homes at Silverleaf Hall represent some of the important work we are doing to build a greener, more robust, affordable housing stock, alongside all of our incredible development partners, lenders, and sister agencies across local, state, and federal government," said Acting Commissioner of HPD Ahmed Tigani. "We cannot protect the longevity of our existing housing without a preservation strategy that includes making it greener, healthier, and more resilient. Today’s announcement at Silverleaf Hall laying out interior and exterior renovations along with modern, energy-efficient upgrades that lower utility costs, reduce carbon emissions, and create healthier living spaces shows how we are delivering on these vital goals. This investment ensures that residents not only have a high-quality place to call home, but also one that supports their well-being and our shared climate goals."

According to IMC Principal Dominick Casale, AIA, “The $29.7 million retrofit and renovation program encompasses replacement of all fossil fuel-based heating and cooling equipment with highly efficient and sustainable electric heat pump (PTHP) systems, replacement of the building’s roof, installation of rooftop photovoltaic panels, exterior renovations, replacement of windows, accessibility and aging-in-place upgrades, interior renovations, energy and water saving fixtures and installation of a new wireless Internet access network. The property will remain occupied throughout the renovation, which requires careful logistical planning to complete the upgrades in stages, without disrupting the tenants.”

“The Silverleaf Hall project demonstrates how a thoughtful rehabilitation can preserve affordable housing while bringing it into the future. Rockabill assisted Lantern in closing on $29.7 million in construction financing obtained from several federal, state and city sources,” explained Rockabill Principal, Niall Murray. “In addition to a $9,735,000 HPD Year 15 subsidy, funding includes a new $7,650,000 senior loan from New York City Housing Development Corporation (HDC), $640,000 from NYSERDA’s Low Carbon Pathways Program to support the heating electrification, an existing 7,432,309 HDC loan and the New York State Homeless Housing and Assistance Corporation’s (HHAC) extended existing loan of $3,100,000.”

“HDC is proud to finance this preservation effort, which helps to advance the City’s affordability and sustainability goals,” said HDC President Eric Enderlin. “These renovations and energy-efficiency improvements will enhance the quality of life for the residents at Silverleaf Hall and help to ensure the long-term stability of the community.”

The project team also includes general contractor Procida Construction Corp., property manager Arete Management, MEP engineer EMTG Consultants, environmental and sustainability consultant KOW Building Consultants and photovoltaic system designer and installer Sunkeeper. Mega Contracting Group served as contractor for the original building, completed in 2006. 

Electrification and Interior Renovations

The building's outdated fossil fuel-based heating and hot water systems will be replaced, so that the property operates more efficiently and economically. Packaged terminal heat pumps, also known as All-in-one heat pump units, which provide both highly energy-efficient heating and cooling will be installed in each residence’s existing air conditioning sleeves located in the exterior walls. The units are the iCool XC All Climate Wall-Mounted Heat Pump by Ice Air.

According to Casale, “HVAC upgrades will include the installation of packaged terminal heat pumps (PTHPs), which are all-in-one units capable of providing both heating and cooling. These units will replace the existing through-wall air conditioning units, which will be fully removed. By utilizing the existing façade penetrations previously used for AC units, the new PTHPs can be seamlessly integrated without revisions to the building’s envelope. Additionally, the PTHPs are designed to operate using the existing dedicated appliance outlets, thereby also eliminating the need for electrical upgrades.”

“The selected PTHPs are Con Edison Clean Heat Program-certified and eligible for utility incentives. Utilizing PTHPs eliminates the need for separate heating and cooling systems, new ductwork or rooftop HVAC infrastructure, resulting in a very cost effective, low impact retrofit solution that supports electrification and energy efficiency goals,” continued Casale.

The building’s existing hydronic boiler system, which provides heat to the units, is outdated and inefficient. It will be removed, along with baseboards, radiators and valves. All hot water heaters that are currently tied to existing atmospheric-type boilers will be replaced with new high-efficiency condensing water heaters.

Upgrades will also be made to many of the rooftop fans and ventilation systems. Since testing showed that current apartment airflow is low, all non-functioning central exhaust rooftop fans will be fully replaced and be placed on an operating schedule with controls. Balancing dampers will also be installed in the apartments.

The existing gas-fired 100 percent fresh air ventilation on the roof, which supplies fresh air to the common areas and public corridors on all floors, will be replaced with a new 100 percent fresh air Variable Refrigerant Flow (VRF) heat pump for heating, cooling and ventilation. Two existing central air-cooled split air conditioners for the cellar community room and the offices will also be replaced with new VRF Heat Pump air conditioners. The team will also install new outside air louvers with motorized controls and fire smoke dampers. 

According to KOW Director of Sustainability Jared Forman, CEM, “The retrofit will result in over 52.7 percent reduction of the building’s energy use as well as 42 percent decrease of CO2 emissions. KOW has modeled both the existing energy consumption and energy performance of various potential redesign solutions, allowing the project team to select the optimal design and systems.”

The existing energy consumption of the property totals 20,151,450 kBtu annually, including 786,735 kWh of electricity and 174,670 therms of gas. The consumption of new systems is expected to total 9,523,985 kBtu, including 1,523,525 kWh of electric energy and 43,255 therms of gas.

“Once the upgrade is completed, KOW will perform post-construction utility benchmarking to compare energy use before and after the retrofit. The results will confirm the improved performance as well as fulfill the project’s compliance with the requirements of state energy efficiency programs. Our firm will provide the Enterprise Green Communities 2020 NYC Overlay certification, NYSERDA Low Carbon Pathways incentive verification, NYS Clean Heat incentive verification, and Energy Code TR8 and Commissioning sign-off,” added Forman.

Both of the building's elevators will be completely modernized, with new cabs, machinery and cables, and the hoistway will be refurbished. The project will also include installation of a wireless broadband connection provided by Flume for all tenants, which will be funded by New York State HCR's Affordable Housing Connectivity Program.

Aging in Place/ADA Renovations

In compliance with Section 504 of the Federal Fair Housing Act (FHA) guidelines, the project team was required to ensure a minimum of five percent of all units would be accessible and designated for people with mobility impairments and an additional two percent of the units be designated for people with a hearing or vision impairment.

The aging-in-place and ADA renovations will include installing accessible plumbing fixtures; adding grab bars, accessible toilets, adjustable hand-held showerheads and bathtub controls in the bathrooms; replacing existing floors with slip-resistant flooring; placing lighting at key work areas in the kitchen and under cabinetry and changing cabinet handles; removing barriers throughout the units; adding expandable door hinges for wider openings and lever handles for easier operation; and installing glow-in-the dark rocker-style light switches, visual smoke/fire/carbon monoxide detector strobe lights and amplified doorbells.

In addition to the accessibility upgrades, several other renovations will be made to the residential units to improve energy efficiency and comfort. New LED bulbs will be installed in apartments, and occupancy sensors and bi-level lighting will be installed in the common areas, corridors and exterior locations. All lighting will have required controls at the support and back of house spaces. All units will also have low-flow plumbing fixtures and showerheads installed to minimize water usage without compromising functionality. The building will also receive new intercoms in all units and a new trash compactor, with a sanitized chute and replacement hopper doors. 

Exterior Renovations

Several upgrades and repairs will be made to the building envelope and systems to comply with NYC Local Law 11 requirements, which mandates facade inspections and repairs for pedestrian safety. Repairs will be made to several areas of the façade, including repointing, pin and relieving angle installations, and masonry repair. Masonry elements in the common areas, court yards and porches/steps will also be repaired. Common areas windows will be replaced to improve energy efficiency.

The old roof will be removed and a new NVS cool roof with energy code-compliant R-33 rigid insulation will be installed, which will eliminate leaks and increase both the energy performance and energy savings. The exterior doors that terminate at the roof will be raised and reset and all exterior doors and doors to unconditioned spaces will be weatherstripped. Additionally, Sunkeeper Solar will install a 112kw solar photovoltaic array to reduce common area utility costs.

Upgrades will also be made to many of the rooftop fans and ventilation systems. Since testing showed that current apartment airflow is low, all non-functioning central exhaust rooftop fans will be fully replaced and be placed on an operating schedule with controls. Balancing dampers will also be installed in the apartments.

The existing gas-fired 100 percent fresh air ventilation on the roof, which supplies fresh air to the common areas and public corridors on all floors, will be replaced with a new 100 percent fresh air Variable Refrigerant Flow (VRF) heat pump for heating, cooling and ventilation. Two existing central air-cooled split air conditioners for the cellar community room and the offices will also be replaced with new VRF Heat Pump air conditioners. The team will also install new outside air louvers with motorized controls and fire smoke dampers.