With a boost from federal stimulus funds, 135th Street is going green—in more ways than one.
At the end of January, the Obama administration awarded its first stimulus grant for green retrofitting—apartment renovations that increase energy efficiency—to a row of apartment houses on 135th Street between Seventh and Lenox avenues in Central Harlem.
The $3.6 million federal housing loan is part of a larger national effort by the Department of Housing and Urban Development to renovate apartment facilities so that they are greener and more affordable.
This week, Jonathan Rose Companies—a local developer committed to green affordable housing—is breaking ground with the 135th Street apartments, a 198-unit, 10-building complex, which Rose analyst Clay McPhail says is around 98 percent occupied.
The units are assisted by project-based Section 8 vouchers, which are government subsidies for low-income residents, with the vouchers tied to specific units.
Rose Companies acquired the properties about a year ago through its Rose Smart Growth Investment Fund, which allows the developer to buy existing buildings and green them. And, in May 2009, Rose began a lengthy application process to get federal funds for the project, ultimately receiving the award in January. “It was extremely competitive,” McPhail said.
Now, Rose is converting some of the vacant properties into “hospitality suites” for residents who need or request to be temporarily relocated during the redevelopment process.
Ultimately, the entire complex will be retrofitted, hopefully by the end of 2010.
Nathan Taft, director of acquisitions for Rose, said that the renovation will be on a large scale. “It is an integrated design process,” he said. “It is a comprehensive green strategy, and a whole capital renovation that looks at the building holistically.”
McPhail said that because the buildings are over 100 years old, and have not been updated since the late ’70s, the renovation will include an upgrade of infrastructure and appliances, including fire alarms, flooring, elevators, refrigerators, and the lobby—all with green implements such as LED lights.
McPhail said the renovations include using paint that helps improve air quality, replacing the 15-year-old boiler with an energy-efficient one to save gas, and utilizing solar energy for support.
Nilda Mesa, Columbia adjunct professor of environmental stewardship, said that certain aspects of this project could make a big difference.
“Not only will the heating and hot water costs go down but there may also be fewer particulates emitted into the surrounding neighborhood, especially if the boilers will be dual-fuel or able to use natural gas,” she said in an email, adding that the shift could help combat high asthma rates—a major health problem in Harlem.
Direct federal funds here are also important, Mesa said, because the up-front costs are often the biggest challenge in energy-efficient retrofits. “This sort of program helps remove that hurdle. It’s a winning solution for everyone,” she said.
Congressman Charles Rangel, who represents northern Manhattan, said that the design will help green the neighborhood and also provide jobs.
“The idea is that it’s an award that, by helping the landlord green retrofit the buildings, will be a way to maintain the cost of the building and the cost of living in the buildings, and keep the cost low,” Elbert Garcia, a spokesperson for Rangel, said.
“The plan could save us up to 25 percent on energy costs relative to other buildings, mostly through replacing old systems with newer and more efficient ones,” Garcia said.
Some think this development could be a citywide paradigm. “This is the first one of these efforts, so other projects and other landlords will take a look at how things go, and maybe follow,” Garcia said.
“It is the critical strategy going forward,” Taft said, adding, “This is a tremendous opportunity. … Real estate can play a meaningful role in combating climate change.”
Current residents agreed that the apartments have been deteriorating, and they are hopeful that the retrofit will address serious issues with the buildings—though some are skeptical.
“I’m all for it [green retrofitting], if it’s going to reduce lead poisoning, if it’s going to bring about more affordability in housing. I’m all for it—why not?” said Ron DeShields, a member of Community Board 4 in Brooklyn and a resident of one of the apartments. “Due to the fact that this is a housing area, and people are coming home here and living here, the buildings should be safer, and there should be adequate lighting. And if they can keep the costs low, then that’s great.”
Resident Lynette Phillips said that she is looking forward to it, but is not optimistic.
“I have very little faith. … I’ve been here for 30 years, and when I first saw it [the neighborhood], it was great, but it just seems to deteriorate year after year.”
She added of the proposed renovation, “It’s a great thing that’s going to happen, but my attitude is ‘wait and see.’”
Sam Levin contributed reporting.
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