https://www.nyc.gov/site/nycha/about...-20230621.page
Residents and NYCHA Announce Plans for Complete Rebuilding of Fulton and Elliott-Chelsea Houses
June 21, 2023
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Today, the New York City Housing Authority (NYCHA) joined residents of Fulton and Elliott-Chelsea Houses to announce plans for a complete rebuilding of the campuses, following a recent survey that was the latest component of an unprecedented resident engagement effort underway since the formation of the Chelsea NYCHA Working Group in 2019.
This spring, the resident-selected partner team, Essence Development and Related Companies, continued their engagement with residents, NYCHA, and the Citizens Housing & Planning Council (CHPC) to facilitate a process for all residents to decide whether to pursue total redevelopment of their campuses or to rehabilitate existing buildings. More than half of resident respondents were in favor of building brand-new NYCHA Project-Based Section 8 buildings across the Fulton, Elliott, and Chelsea campuses.
The new redevelopment plan, which will be overseen by NYCHA and Essence Development, and co-developed by Related Companies, prioritizes the rebuilding of all the campuses’ existing NYCHA apartment buildings, as well as the redesigning of community centers and outdoor spaces, and building additional mixed-income buildings and community facilities (additional plan details are below).
This continuation of a robust resident engagement process is a model for having residents inform and cultivate a path to new, modern, and functional homes, while improving quality of life. In December 2021, the Resident Review Committee – which consisted of 10 resident leaders from the campuses – selected Essence Development and Related Companies as the team that would deliver comprehensive upgrades for nearly 4,500 residents living in 2,055 apartments through the PACT program. The Resident Review Committee evaluated proposals and conducted interviews regarding proposed building upgrades, management practices, sustainability and design features, and plans to enhance social services.
This year, over a 60-day period beginning in March, Essence and NYCHA held 35 information sessions, canvassed thousands of residents, and mailed informational packets to every apartment within the developments to inform the community of the selection process and the three options up for consideration. Residents 18 years of age and older could indicate their preference of new buildings or rehabilitation of existing buildings, using either an online or paper survey. If residents selected new buildings, they could then choose from two variations of new construction plans.
NYCHA currently has a growing backlog of over $40 billion worth of repairs and maintenance due to aging infrastructure and decades of federal disinvestment — the results of which are evident at all NYCHA developments, including Fulton and Elliott-Chelsea Houses.
Following the 2021 designation of the joint venture between Essence Development and Related Companies as the development partner, a pre-design due diligence process revealed significant, previously unknown structural, systemic, and environmental issues, tripling the cost and requiring temporary resident relocation.
Before going ahead with renovations at such a drastically higher cost, longer timeline, and more disruptive schedule, Essence Development, NYCHA, and resident association leadership partnered to develop two alternative paths forward and engaged with residents directly in a transparent process for them to determine the future of their homes.
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The resident-selected plan includes the following:
-All 2,055 existing NYCHA apartments – including 1,111 homes at Elliott-Chelsea and 944 homes at Fulton – will be replaced on existing campuses within brand-new NYCHA buildings that offer enhanced layouts, ventilation, and energy efficiency.
-Roughly 3,500 new mixed-income apartments, including approximately 875 new affordable apartments, will be added to the campuses.
-Amenities in each building will include resident-controlled, in-unit heating and cooling; new dishwashers, washers, and dryers in every apartment; common area amenities; large, multipurpose community spaces; and rooftop space.
-Onsite community resources will be enhanced with healthcare facilities, community centers, grocery stores, retail stores, and additional outdoor recreational spaces.
-With updated zoning restrictions allowing for taller buildings, new construction is expected to be completed in approximately six years.
-Before residents move into new buildings, some renovations and upkeep will be completed in existing NYCHA residential buildings to immediately improve quality of life while residents await the construction of new NYCHA Section 8 replacement housing. Additionally, on-site security will be upgraded during this time as well.
-Similar to NYCHA’s PACT program, all resident rights and protections will be preserved. Rent will continue to be calculated at 30 percent of adjusted gross household income, heads of households will be able to add relatives to their household composition, and lease renewals will occur automatically, among other important protections.
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Residents also considered the following two options:
Additional New Construction Option Presented (Within Current Zoning):
-This option would have replaced all 2,055 existing apartments within brand-new NYCHA buildings that offer enhanced layouts, ventilation, and energy efficiency.
-This option would have built new buildings within current zoning restrictions, which would have limited the building height. Construction under this plan would have been completed in approximately nine years.
Original Plan for Rehabilitation of Current Buildings:
-This option would have resulted in the renovation of all apartments, including new windows; updated kitchens, bathrooms, floors; updated heating systems; and new security features.
-All tenants would be relocated out of their units into temporary housing for at least 21 to 30 days (longer in some cases, if necessary, to allow for abatement of serious conditions like asbestos or lead).
-Rehabilitation of current buildings under this plan would have been completed in roughly four years.
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