The Heritage

Built in 1974, the buildings have little-to-no remaining insulation, costly and inefficient baseboard electric resistance heat systems, and central natural gas-fired domestic hot water (DHW) plants. The outdated design and building age make the Heritage an ideal candidate for a carbon-neutral deep retrofit. 

At the time of its acquisition in late 2019, L+M planned to open up the façade at 1660 Madison to increase the size of some of the bedroom windows and replace the roof. Previous ownership had already completed this scope of work on the two high-rise towers. Since 1660 Madison was already targeted for these more intrusive upgrades, the building presented the greatest opportunity for a deep retrofit scope of work. This 11-story building’s scale and layout is representative of L+M’s portfolio and LMI (low and moderate housing) buildings in New York State.

The package cost exceeds that of standard business-as-usual practice at the property. Every element of the buildings’ envelope, HVAC systems, DHW systems, and controls are proposed for upgrades to modernize the building to meet necessary resiliency and low-carbon needs. 

Standard operating practice at the building would entail maintenance and replacement of mechanical systems in-kind at end of useful life (e.g., baseboard heaters, central DHW, and exhaust equipment), and code-minimum glazing replacement at end of useful life. 

The building’s heating system consists of mainly baseboard electric resistance heaters in apartments and some common areas. It is estimated that roughly 50% of the heaters date to the building’s construction and as such are past the end of useful life and in need of replacement. Cooling in apartments is provided by sleeve ACs provided by residents. PTHP installation will provide controllable, efficient heating, as well as cooling to all residents within the 1660 Madison building. The higher cost for this upgrade provides a better functioning system and benefit to residents. 

The three gas-fired water heaters are near the end of their useful life, making for an ideal time to invest in a new approach to DHW. The electrification of the load at 1660 will inform the approach used at the towers later in the decarbonization period. 

Facade maintenance requires continual investment. In particular, recladding of the three properties is estimated to avoid $10 million of LL11 compliance costs between now and 2046.The new façade approach will nearly eliminate these costs throughout the life of the product as it will not require the same upkeep as the existing materials.

The 1660 Madison building is an 11-story Concrete Superstructure with a masonry cavity wall façade with no insulation. The master bedrooms have one full height window and one narrow ribbon window at the top of the wall. All other bedrooms have a narrow ribbon window at the top of the wall. All the windows were replaced over 20 years ago and are in poor condition. Only the living rooms and master bedrooms are cooled, with conventional AC Units installed in through-wall sleeves. 

The initial approach to updating the façade was to enlarge ribbon windows, install AC units/through-wall sleeves in all rooms without cooling, replace all residential windows, and then clad masonry with an EIFS system. 

After review, it was determined that masonry columns around windows and modified openings would require a significant amount of reinforcement and likely not survive demolition and need to be removed and replaced. Construction time frames would take roughly 8 weeks per apartment with a temporary interior wall shrinking apartment spaces. 

Instead L+M identified a solution that would address both the engineering and tenant challenges and found that a window-wall or panelized system would solve both. This solution eliminates the need for added masonry reinforcing and/or the rebuilding of masonry which significantly reduces installation time from (8) to (2) weeks. This allows residents to remain in their units during construction and substantially reduces the impact on their daily lives.

This approach would also give added access to upgrade the existing baseboard heating and through-wall AC cooling to combined BMS-controlled PTHPs. The façade work also permits running the necessary electrical conduit and drainage for the PTHPs. L+M identified the Dextall Dwall product which combines UPVC components resulting in superior thermal values. This prefabricated product addresses insulation and air-sealing requirements, while also including window replacements in one package. L+M verified with the manufacturer that it can be customized to include necessary sleeve penetrations for PTHPs. 

Financial feasibility for decarbonization projects depends on numerous factors including the availability of project financing, incentive funding, and allocation of low-income housing tax credits (LIHTC). Exterior over-cladding projects that enhance curb appeal and improvements to resident comfort may also increase market rents and/or Section 8 rents. L+M evaluates potential reductions to long-term capital spending in addition to operating expense savings in determining which projects to pursue. In addition to financial feasibility, L+M may elect to pursue decarbonization measures in order to evaluate new materials and technologies, meet internal ESG goals, or comply with mandated or anticipated regulatory changes.