Guidelines to Building Resiliency

1-4 Family Homes

Table of ContentsFlood Zone Definitions

Wet Floodproofing

Managing Basement Flooding and Plumbing Issues

Mechanical Systems

Flood Insurance

Resources

Fifth Avenue Committee’s Rebuilding in Red Hook and Gowanus Initiative is made possible with support from the Brooklyn Community Foundation, Citi Foundation, Local Initia-tives Support Corporation, & United Way of NYC.

Through its Rebuilding in Red Hook and Gowanus Initiative, Fifth Avenue Committee, Inc. provides guidance to Hurri-cane Sandy impacted homeowners, small businesses and nonprofits. This includes helping homeowners navigate the road to recovery and make informed decisions on con-structing more resilient buildings. More than 30% of Sandy impacted homes that are expected to undergo retrofits are 1-4 family homes. This guide focuses on suggested resilien-cy measures for 1-4 family homes.

ResilienceThe capacity to recover quickly from setbacksThe ability to spring back quickly into shape

Guidelines for Building Resiliency contains a summary of resiliency improvements drawn from the PlaNYC’s Special Initiative of Rebuilding and Resiliency (SIRR), Urban Green Council’s Building Resiliency Task Force, NYC Department of City Planning’s Flood Resiliency Text Amendment, NYC Department of Building’s Appendix G, American Society of Civil Engineers 24 Flood Resistant Design and Construction guide and FEMA’s Coastal Residential Construction Stan-dards Technical Bulletins

Information surrounding building resiliency is being updated as new data and tools become available. Please reference the brochure online for the most up to date information at:http://issuu.com/fifthavenuecommittee/docs/resiliency_brochure-online

The examples presented should not be used directly as the basis for carrying out any mitigation work. Homeowners should consult a licensed design professional before carrying out any work, and should obtain all required permits.

V.1 - June 2014

Resiliency planning is a combination of measures taken to minimize the risk of losses in

the event of a natural disaster or emergency.

To access your home’s flood zone and Base Flood Elevation go to:

Example of Flood Zone Map for Red Hook and Gowanus, Brooklyn

Source: FEMA

http://www.region2coastal.com/sandy/table

Important factors to be aware of in determining your home’s risk of flooding:

Flood Zones are geographic areas that FEMA has de-fined according to varying levels of flood risk and type of flooding. Flood Zones are divided into VE (100 year flood plus waves), AE (100 year flood), and X (500 year flood) (these differ from the NYC Evacuation Zones).These zones are depicted on Flood Insurance Rate Maps.

Flood Insurance Rate Maps (FIRM) provide an official depiction of flood hazards for communities and proper-ties located within the flood zones.

Base Flood Elevation (BFE) is the elevation to which floodwater is anticipated to rise during a major flood event that has a 1% chance of occurring in any given year (ie: 100-year flood). The BFE is the regulatory re-quirement for the elevation or floodproofing of struc-tures.

Freeboard is the distance between the lowest floor in the home and the BFE. NYC adopted a freeboard of 2ft above the BFE.

Design Flood Elevation (DFE) is the elevation adopted by NYC zoning and building codes. Calculated as the height of the BFE + Freeboard of 2ft.

Source: NYC SIRR Report

Why wet floodproof?A homeowner would want to wet floodproof their building to prevent the buildup of pressure on the walls causing a potential collapse.

Wet floodproofing might not be the best option for every building and use. Acceptable areas are non-res-idential uses such as basements, sub-floor crawlspaces, parking garages, storage areas, and some commercial areas.

Wet Floodproofing

WITHOUTWet Floodproofing

WITHWet Floodproofing

Wet floodproofing is a resiliency method that addresses increased flood risk and the need to adapt buildings to become more resilient in the event of a major flood. It consists of methods that allow water to enter and leave a building. Wet floodproofing is often relatively less costly than other mitigation measures. Its important to point out that, residen-tial buildings that were substantially damaged (as defined by FEMA) and located in Flood Zone A must be wet floodproofed below the DFE.

Flood VentsWet floodproofing involves the instal-lation of flood openings and vents that allow water to automatically enter and leave a building. The openings should be located below the DFE and on at least two sides of the building.

Source: NYC SIRR Report

WITHOUTWet Floodproofing

WITHWet Floodproofing

Flood Resistant MaterialsBuildings that use wet floodproofing techniques should also use flood-resistant materials in rooms located below the DFE and might experience occassional flooding. To prevent mold and decay it is advised to use flood-resistant materials such as: •Marine grade plywood, decay resistant redwood, black locust, or cedar •Cast stone or cement board with flood resistant mortar is acceptable for protecting walls and ceilings •Metal doors, cabinets and window frames, as well as glass brick windows are acceptable •All hardware used should be made of stainless or galva-nized steel

FEMA’s Flood Damage-Resistant Materials Technical Bulletin goes into more detail on specific materials

NYC’s Combined Sewer SystemNew York City has a combined sewer system, where both stormwater and wastewater travel through the same pipes. So when it floods this combined, untreated sewage can backup into the basements of floodprone areas. Sewage backup can be a significant health hazard.

Managing Basement Flooding and Plumbing Issues

Installation of a sump pump and a backflow preventer can help mit-igate against the sewage backflow from the street sewer lines into a basement during heavy rains and extreme flooding.

Backwater Valve/Preventor is a one-way valve that is installed on a building’s lateral sewer line that connects the home to the public sanitary sewage system. They should be installed in the building drain at its point of exit from the building and downstream of the building trap.

Some lines to consider adding a back flow valve are washing machine drainage lines, sewage lines and sinks.

•Seal up gaps in basement structure by injecting epoxy grout water-proofing at the cellar slab and walls.

•Install watertight cellar doors to prevent drainage from the street into the basement.

•Dig a trench channel around the perimeter of the interior cellar, slop-ing to the sump pit. This will help to navigate basement flood waters to the sump pump.

Installation of Sump Pump and Backflow Preventer

Implementation recommendations that address basement flooding:

CLOSED POSITIONPrevents surcharge from backing up into the building

OPEN POSITIONPermits normal opertation of building sewer connection

BACKFLOWVALVE

Sump Pump

Cleanout

Weeping tile connected to sump pit

Sewer Connection

Downspout

Splash Pad

Gravel

Perforated Pipe

Inject epoxy grout to seal gaps

Trench Details

Watertight cellar doors

Trench Channel

The Department of Building’s Post-Sandy ResponseAfter Sandy, NYC Department of Buildings revised the building code and now requires that plumbing systems located below the DFE need to be protected with automatic backwater valves or other automatic backflow devices (Local Law 83/13).

Source: masterplumbermn.com

Water damage to mechanical systems is one of the most costly repairs after a flood. Heating, ventilating, air conditioning, plumbing applianc-es, plumbing fixtures, duct systems, and electrical equipment (service panels, meters, switches, and outlets) should be raised above DFE. Not only is replacement an issue to deal with, there is also the potential for fires caused by short circuits. Raising mechanical systems helps to avoid these problems.

Enclosed structure in backyard Elevated platform

Mechanical Systems

Options for relocation include:

Mechanical equipment is permit-ted in any side yard or rear yard as long as it is located above the De-sign Flood Elevation (DFE). Equip-ment must be located at least five (5) feet from any lot line and should also be screened on all sides by walls consisting of at least 50% opaque materials. Location of the equipment in the yard is limited to a maximum of seven (7) feet from the building and no more than 10 feet above the DFE.

When using a platform to elevate mechanical equipment, the top of the platform must be above the DFE. It is also important to main-tain proper clearance between the top of the mechanical equipment and the ceiling to ensure acces-sibility for proper maintenance when needed.

Relocation within building Relocation to roof of building

Before any equipment is relocated to the roof of buildings, structur-al integrity should be tested as to verify that the building can sustain the weight of the mechanical sys-tem. Accessibility and enclosure standards related to the roof or el-evated structures must meet NYC Mechanical Code standards sec-tion 306.5.

Mechanical equipment, including electrical components potentially can be relocated within the build-ing above the DFE. All standards shall meet NYC Building Code re-quirements. All mechanical space above the DFE will be exempt from floor area calculations.

Prevent loss of power by installing home generator systemLoss of power is a very common result of a natural disas-ter. Losing power can not only impact your typical electric-ity needs, but it can also impact pipes bursting in freezing temperatures and further flood damage due to sump pump not working. Options include a portable generator or a fixed generator. It is crucial to locate the generator in a safe loca-tion that does not have a chance for damage in a disaster. There are a number of guidelines to follow with generator installation, be sure to check local code.

Flood Insurance

Building in resiliency measures might be costly

up front, but they can produce sustainable and

lower costs for flood insurance rates over the

long term.

The National Flood Insurance Program (NFIP) is a federal program cre-ated to provide flood insurance to people who live in areas at great risk of flooding. Insurance is available to homeowners, renters and business owners. As of May 2014 the flood insurance rate maps are in the process of being updated by FEMA.

If your building’s current flood zone is X, and under the new maps it will be in flood zone A, it is recommended to get a flood insurance policy now. If you wait until the new maps are adopted, your policy will cost you the actual price associated with the property’s flood risks based on the new flood zone boundaries, which could cost you a difference in thousands of dollars.

Flood insurance is required if: •Home is in Flood Zones AE or VE AND you have a government backed mortgage •Rebuilding with NYC’s Build it Back program •Received FEMA aid for personal possessions, you will not receive future aid unless you have insurance

The relationship between the BFE and a structure’s elevation is the primary determining factor in rating the cost of a flood insurance policy.

Construct new lightweight addition above existing roof

Relocate mechanical and electrical equipment above the design elevation

Flood vents

Elevation CertificatesAn elevation certificate is required by the National Flood Insurance Pro-gram to certify the reference level of a specific building within a flood zone for insurance rating purposes. The certificate contains: accurate determination of Flood Zone and BFE; ground elevations adjacent to structure foundation; elevation of lowest storage level, living area and mechanical equipment. The certificate must be completed by a land surveyor, engineer, or architect who is licensed by the state of New York.

Reconfigure water and natural gas piping

Townhouse Retrofit, Proposed National Flood Insurance Program Compliance Approach

Construct new lightweight addition above existing roof

Relocate mechanical and electrical equipment above the design elevation

Flood vents

Allow access to new top story

Rewire electrical components at ground level

Use only flood damage-resistant materials below first floor

Fill in basement per FEMA guidelinesSee Technical Bulletin II

Construct new access stairs Source: NYC HRO, Post-Sandy Housing Recon-struction Analysis

This is an example. Not all the actions may apply in all cases. Some additional actions may be appropriate.

Financial AssistanceThrough partnerships with other organizations, Fifth Avenue Com-mittee can help connect you to a variety of financing resources to do rebuilding work on your building. Resources include grants to low and moderate income homeowners, low-interest loans and others as new assistance programs are created.

Foreclosure PreventionNeighbors Helping Neighbors, an affiliate of Fifth Avenue Committee provides free foreclosure prevention counseling. Many homeowners are struggling with unaffordable payments and damages caused by Sandy. Neighbors Helping Neighbors advocate on your behalf for loan modifications and can help you explore other resources to avoid foreclosure.

Disaster Case ManagementProviding New Yorkers who have unmet needs related to Sandy with a locally-based disaster case manager to serve as their single point of contact. Those that are ineligible for FEMA or other assistance pro-grams are still eligible for the DCM program as long as they have a verifiable unmet need related to the storm, regardless of their immi-gration status.

Further Resources

LinksFifth Avenue Committeewww.fifthave.org/SandyRecovery

FEMA’s Flood Damage-Resistant Materials Technical Bulletin 2http://www.fema.gov/media-library-data/20130726-1502-20490-4764/fema_tb_2_rev1.pdf

National Flood Insurance Agent Locatorhttps://www.floodsmart.gov/floodsmart/pages/residential_coverage/agent_locator.jsp

NYC Department of Buildings Find a Licensed Professionalhttp://www.nyc.gov/html/dob/html/news/post_storm_licensed_professionals.shtml

NYC Department of Buildings Rebuilding NYC After Sandyhttp://www.nyc.gov/html/dob/downloads/pdf/rebuilding_after_hurricane_sandy.pdf

Things to keep in mind when working with rebuilding professionals:

Licensed Electricians, Plumbers and ContractorsA licensed professional has met minimal requirements for their line of work as required by New York City Department of Consumer Affairs. Typically, any work that requires a building permit also involves a licensed contractor

Architects and EngineersYou would want to use a licensed and registered architect and a li-censed professional engineer to oversee structural and design work in-cluding mechanical, electrical, plumbing, and storm drainage systems. You will need the services of an architect and engineer whenever work is being done that requires approval of a government agency, which requires plans to be signed off by an architect and engineer.

NYC Department of City Planning Designing for Flood Riskhttp://www.nyc.gov/html/dcp/pdf/sustainable_communities/designing_flood_risk.pdf

NYC Department of City Planning Flood Resilience Zoning Text Amendmenthttp://www.nyc.gov/html/dcp/pdf/flood_resiliency/presentation_combined.pdf

NYC Housing Recovery Officehttp://nyc.gov/recovery

Urban Green Council Building Resiliency Task Forcehttp://www.urbangreencouncil.org/BuildingResiliency

Special Initiative Resiliency Report http://www.nyc.gov/html/sirr/html/report/report.shtml

Call a Housing Recovery Coordinator at Fifth Avenue Committee to be connected

to additional resources and for assistance with the recovery process:

718-237-2017 ext. 187

Please contact a Housing Recovery Coordinator

with questions:

Neg Lakew(718) 237 - 2017 ext. 187

nlakew@fifthave.org

www.FifthAve.org/SandyRecovery

Fifth Avenue Committee, Inc. (FAC) is a community develop-ment corporation in South Brooklyn that advances econom-ic and social justice by building vibrant, diverse communities where residents have genuine opportunities to achieve their goals, as well as the power to shape the community’s future. Formed in 1978, FAC works to transform the lives of over 5,500 low- and moderate-income New Yorkers annually so that we can all live and work with dignity and respect while making our community more equitable, sustainable, inclusive, and just.

To achieve our mission, FAC develops and manages affordable housing and community facilities, creates economic opportu-nities and ensures access to economic stability, organizes res-idents and workers, offers student-centered adult education, and combats displacement caused by gentrification.

Created by: Cody Bachu, Renée Crowley, Neg Lakew

Fifth Avenue Committee’s Rebuilding in Red Hook and Gowanus Initiative is made possible with support from the Brooklyn Community Foundation, Citi Foundation, Local Initiatives Support Corporation, & United Way of NYC.