Chicago Public Library Grows Green Branches
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Energy Costs Help Fuel Window Replacements Considering Solar Energy The Weather & Your Landscape Chicago Protects Migratory and Native Birds Illinois Announces Emerald Ash Borer Action Plan Agencies Cooperatively Manage James “Pate” Philip State Park Record Use of Biofuels by the Illinois’ Motor Fleet Plan to Power Executive Branch State Buildings With Wind Energy Solar Energy Rebate Program Technology and HVAC Systems Today Chicago Dedicates Cultural Center Green Roof Rancho Verde Features Green Building Technology
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10 Considering Solar Energy by David Mack
Government Briefs by Michael Davids
15 Subscription Info
25 79th Street Streetscape Project
16 Editor’s Message
25 Agencies Cooperatively Manage James “Pate” Philip State Park
17 Professional Services Directory
table of contents COVER STORY
02 Chicago Public Library Grows Green Branches By Michael C. Davids S P E C I A L F E AT U R E
05 Energy Costs Help Fuel Window Replacements By David Mack
21 Condo Lifestyles State of the Industry Registration Information THE LANDSCAPE BUYER
22 The Weather & Your Landscape by James A. Fizzell
25 $1 Million Available for Solar Energy Rebate Program 26 Record Use of Biofuels by the Illinois’ Motor Fleet 26 Plan to Power Executive Branch State Buildings With Wind Energy
Industry Happenings compiled by Sherri Iandolo and Michael C. Davids
26 MADIGAN: Alleged Contamination At Site of Former Crystal Lake Plant
24 Japanese Garden Lake Project at Chicago Botanic Garden
27 Chicagoland Buildings & Environments Profile
24 Chicago Protects Migratory and Native Birds
S P E C I A L F E AT U R E
24 Illinois Announces Emerald Ash Borer Action Plan
28 Technology and HVAC Systems Today by David Mack 31 Chicago Dedicates Cultural Center Green Roof PROPERTY PROFILE
32 Rancho Verde Features Green Building Technology
CHICAGOLAND BUILDING & ENVIRONMENTS 1
B Y M I C H A E L C . D AV I D S
Chicago Pub T
hree Chicago Public Library Branches have received a LEED Certification from the U.S. Green Building Council, officially designating them as “Green Buildings”. A LEED (Leadership in Energy and Environment Design) rating is accredited to buildings that meet specific environmental and energy efficiency standards in construction, performance and comfort. The Budlong Woods, Oriole Park and West Engelwood Branches of the Chicago Public Library have all received LEED Certification, and plans for future newly constructed Chicago Public Library facilities will meet U.S. Green Building’s standards for LEED certification. “All 79 library branches serve as community centers and the Chicago Public Library has always been committed to providing a safe and healthy environment for our patrons” commented Library Commissioner Mary Dempsey. “Using energy efficient and recycled materials in all future projects, shows the next generation of readers the importance of being environmentally responsible and allows us to build a welcoming building that actually helps the environment.” Additionally, the Budlong Woods, Oriole Park and West Englewood branches of the Chicago Public Library will save the City of Chicago and Chicago Public Library on operating costs because they are energy efficient.
LEED Categories A LEED rated building earns credits towards certification in five categories: Indoor/Outdoor Environmental Quality, Materials and Resources, Energy and Atmosphere, Water Efficiency and
CHICAGOLAND BUILDINGS & ENVIRONMENTS
blic Library Grows Green Branches The City of Chicago is committed to extending its City in a Garden theme to every neighborhood. While many people notice parks, open space and plantings as helpful to the environment, Libraries are doing more than their fair share. Library officials are very proud to receive the recent emphasis Sustainable Sites. A minimum of 26 points, in the listed categories, are required to receive a LEED Certification. Some of the design elements for which the Chicago Public Library branches received LEED rating points include: • Library’s high-level indoor air quality. • Construction materials that emit low volatile organic compounds such as paints, adhesives and sealants were used. • At least 5% of the total building materials come from recycled materials. The materials with recycled content include carpeting, drywall and ceiling tile. • Library makes extensive use of daylight and views.
• Development of an extensive plan to monitor the building’s performance, in order to identify and maintain specific LEED standards and to ensure optimal operating conditions. City officials are currently collaborating with project architects and independent Green Building Consultants to ensure that six additional branch libraries will receive certification.
Chicago’s 50th Neighborhood Library Dedicated In Summer of 2006, Mayor Richard M. Daley joined Austin community leaders and residents to dedicate the 50th neighborhood library that had been built
or completely renovated since he first took office in 1989. “No other city can come close to matching that record,” Daley said at a ceremony at the new West Chicago Avenue Branch of the Chicago Public Library at 4856 W. Chicago Ave. “And we will be opening two more libraries that feature green technology - in Bucktown and on the Southeast Side.” “While other cities have cut library budgets and hours, the Chicago Public Library has a healthy and steady budget. Our branches are full of people enjoying innovative programming, and our three largest libraries are open seven days week.”
• State-of-the-art daylight lighting controls, which allow the main lighting system to automatically adjust with the amount of natural daylight that is available. • Library is designed to control storm water runoff to prevent flooding. • Forest Stewardship Council certified wood products were used in the building. The Forest Stewardship Council is a non-profit organization devoted to encouraging the responsible management of the world’s forests. • Energy efficient heating and cooling systems that have a centralized digital control system. • A high efficiency window glazing system that reduces heating and cooling losses. • Recycling areas to facilitate proper disposal of office materials.
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Shown here is the Oriole Park Branch of the Chicago Public Library
grams, story crafts and holiday celebrations. Adult programs will include book discussions, author appearances and a host of educational and cultural programs of community interest. The library is also equipped with a comfortable multipurpose room/auditorium that will accommodate 50 people, a photocopier for public use, community bulletin boards, clean air heating and airconditioning and free parking for patrons. The library meets the Americans with Disabilities Act standards and is accessible to several public transportation routes. The building was constructed with environmentally friendly and recycled materials to reduce operating costs through energy efficiency. The Chicago Public Library and the Public Building Commission are applying to the U.S. Green Building Council for LEED (Leadership in Energy and Environment Design) certification, which would designate the branch as a “Green Building.” A LEED-certified building must meet environmental and energy efficiency standards in construction, performance and comfort.
Library Access Information
Libraries are Core of Democracy Daley added, “Libraries are the core of democracy. They allow anyone — regardless of age, income or background to have access to a wealth of information. Generations of Chicagoans will come to this library for enlightenment and entertainment, and to learn new skills that will lead to better jobs.” “Children will come here to enjoy story hours and to learn to read. Their parents will participate in book discussion groups and learn more about health care, financial and legal matters. Seniors will come here to check out books and to learn how to e-mail and surf the Internet.” Daley was joined at the dedication by
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Ald. Emma Mitts (37th) and Chicago Public Library Commissioner Mary A. Dempsey.
New West Chicago Avenue Branch The 7,000-square-foot West Chicago Avenue Branch, full-service library has 12 free Internet computers and 2 Find It! catalog computers, free WiFi access, online research databases, audio books and a $400,000 opening day collection of books and materials, including bestsellers, young adult and children’s books, reference books, career materials, newspapers, magazines and a wide range of resources to meet the needs of the neighborhood. The new branch library offers children’s programs such as the Summer Reading Program, story times, family pro-
The Chicago Public Library is comprised of the Harold Washington Library Center, two regional libraries and 76 neighborhood branches. The Chicago Public Library offers a rich resource of books, DVDs, audio books and more, provides free access to the Internet and WiFi in all of its locations, as well as free public programs for children, teens and adults. The Harold Washington Library Center, Carter G. Woodson Regional Library and Conrad Sulzer Regional Library are all open 7 days a week, the remaining 76 branch libraries are open 6 days a week and patrons can access all of the libraries’ collections online 24 hours a day. The new branch will be open Monday through Thursday from 9 a.m. to 9 p.m. and Friday and Saturday from 9 a.m. to 5 p.m. It will be closed on Sundays. For more information, please visit the Library’s website at chicagopubliclibrary.org. ≠
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Energy Costs Help Fuel Window Replacements Windows are an important component of any commercial building.
ell, that is, except for casinos which prefer to not let their patrons be aware of the passage of time through the darkening and lightening of the skies outside as they blithely gamble away their assets at gaming tables and push button slots. But windows in other buildings are essential to admitting that natural light to brighten the surroundings they enclose. And, even more so now than in the past, their quality and effectiveness at controlling energy costs is being emphasized as designers and developers devise new structures. That factor, however, is only one reason greater attention is being given to fenestration as part of the overall planning in the conceptual stage of any new building.
Pay Off in the Long Run “In the last 5 or so years the construction industry and architectural firms have gotten increasingly sophisticated in their approach to design,” said Dave Dziedzic, President of I.F.D., Inc. in Bellwood. Perhaps even more so in commercial and institutional buildings than with respect to larger residential structures such as apartment buildings and condominiums. “Issues of ergonomic work environment, green facilities and energy savings have individually and collectively moved into the design process. The thinking is that even though some of the design aspects are more costly up-front, in the long run they pay for themselves many times over.” That certainly is true of windows, the limited focus of this article, whose cost recovery in terms of energy savings is measurable when a building is on the drawing board.
What About Existing Structures? While developers have for the last halfdecade or so begun to show more concern for the quality and energy efficiency of windows in their new buildings can the same be said for owners of older commercial structures? Do they plan on
replacement when their windows no longer function adequately? Do they maintain them regularly to maximize their useful lives and retard deterioration, putting off that inevitable time when replacement will be unavoidable? As far as preventive maintenance (PM) is concerned, at least in Chicago for tall buildings, this routine attention is now a high order of business as the result of changes in local law. Steven Riggio, President of Riggio Boron Ltd., said that preventive maintenance in the past was given short shrift in this metropolis, but with the passage of Chicago’s façade ordinance update of a few years ago, which complemented one enacted in 1978 but never was effectively enforced, owners of buildings over 80 feet in height are being required to inspect and repair their facades, including the windows, on a regular basis.
Who’s More Proactive on Window Maintenance? But they may actually be more durable than their low-rise counterparts. They generally don’t deteriorate as quickly, “because they undergo much more extensive testing,” said Riggio, who noted, however, that certain products used in the installation process may undermine this higher resistance to wear. “Some sealants react differently at higher elevations due to ultraviolet breakdown and pollutants.” Delph Gustitus, head of the eponymous Gustitus Group in Chicago, has found that “good”, meaning conscientious, commercial building owners are more attentive to preventive maintenance through regular painting, caulking and sealing of the windows in their properties than residential building proprietors. They plan ahead to control deterioration and not just because of the façade ordinance when it comes to Chicago. They, “tend to have maintenance repairs as line items in their budgets,” he said, “whereas residential building owners tend to make repairs when needed.” The latter generally make little effort to
stave off the progressive failure of this integral building component. But at times when budgets are strained even maintenance conscious owners may let care of their windows slide. Some, “ building owners are highly proactive (regarding PM) and this may save them from more costly repairs in the future,” said Dziedzic, “ but if an emergency comes up the fenestration is usually one of the areas that is put on a back burner.” Like Riggio, he noted that in Chicago because of the façade ordinance, some inspections are mandated, “but beyond the minimum it is always a question of dollars,” and when money is tight little more gets done.
When Window Replacement Becomes Necessary At some point in the life of every commercial building- sooner for those whose owners have cut corners in care and later for those whose owners have had continuous preventive maintenance performed- window replacement will become necessary. The dollars will have to be found for the work. Progressive, forward-looking owners will have planned for this eventuality. Owners should anticipate the need for this improvement with the awareness that it will likely be expensive but in the long run it will protect the real estate and they will come out ahead financially. “Some commercial building owners regularly plan capital upgrades to increase the overall value of the property,” said Dziedzic, noting, however, that others will never make the investment, preferring instead to dump the problem on someone else. They, “tend to squeeze every last possible use out of every item in the structure before disposing of the property.”
Reasons Why There are a number of reasons why commercial building owners decide to eventually go for the approach of out with the old and in with the new when it comes to windows. Sometimes it is because of outside pressure and other times tenant dissatisfaction or discomfort and only
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recently utility costs. “Code violations and occupant complaints,” Dziedzic said “are principal reasons for changing sash and glass. Another is safety concerns which closely relates to code violations and a last issue that seems very important is acoustic performance and noise control.”
Energy Cost Fuels Window Replacements The increasing amounts budgeted for gas and electricity have only in the last few years become a major consideration in any determination to remove old windows and put more efficient types in their place. In this area, owners of existing buildings lag behind developers of new structures who have been mindful of energy conservation for a longer time. “In my experience energy savings has not been a driving force or a significant factor in deciding to replace windows,” said Gustitus. But that is changing. “With rising fuel costs, I’ve been hearing more discussion from building owners about energy efficient windows and energy savings by replacing windows.” Windows would have to be very inadequate as barriers against heat loss and gain for energy savings to be a controlling factor in a replacement
decision. The period of recovery of the capital outlay for the windows in terms of energy savings is still quite long. “Payback periods have obviously decreased with the rise in energy costs,” said Dziedzic but, “we are not discussing a few years. Payback periods are still in at least the 15-year range, if not significantly higher. And these payback periods can be projected (quite accurately) with computer modeling.”
Need a Facelift? There are also times when some proprietors will replace windows even when it may not be necessary. A tired, sagging façade can be reinvigorated by the right touches. “It is not uncommon for an owner of an aging commercial building to give the building a facelift to attract new tenants,” said Gustitus. “This will often include new windows because they are viewed as a positive asset for a building.”
Unexpected Events Window replacement can become necessary due to unexpected events that suddenly degrade previously still functioning fenestration in one brief period of havoc. Such was the case with the fire
that devastated the 29th and 30th floors of the LaSalle Bank Building in December 2004. In addition to the work space the blaze totally destroyed all the windows. The architectural character of the building dictated the kind of windows to be used. “Because the building is a City of Chicago landmark, it was critical to replace the windows on the 29th and 30th floors with historically correct replacements,” explained Greg Prather, Vice-president/general manager for LaSalle Bank. The remaining windows in the 70 year old, limestone clad, steel frame structure were of the aluminum, double hung variety that still operated and those lost had to be replaced with duplicates, with one upgrade. “We took the opportunity to use thermally enhanced windows that had to be custom made.” A cost/benefit analysis was not done since replacement was not discretionary but forced upon the Bank by circumstances. The job was very expensive, although Prather was not at liberty to divulge how much had been spent. If cost had been the only consideration and putting in new windows had been optional, he doesn’t believe the job would have been undertaken. There are no plans to replace the still functioning windows on the other floors.
3440 North Lake Shore Drive, Chicago, Illinois
630-232-2076 Geneva, Illinois 60134 www.thornapplelandscapes.com 6 CHICAGOLAND BUILDING & ENVIRONMENTS
The Bank is very pleased with the quality of windows and the workmanship of the installers.
Warmer Working Environment It was the need to provide a warmer working environment for the tenants that motivated the owners of the Hyde Park Bank Building to replace the windows in the 11-story, limestone and brick structure that was completed in 1928. The original, single pane, double hung, steel sash and frame windows had endured until the early part of this century when the decision was made to proceed with new fenestration. Few repairs had been necessary prior to that point but draftiness had begun to have a chilling effect on the building’s occupants. “There was a lot of air transfer and problems with tenant comfort,” said Tim Allwardt, President of Aegis Properties Corp., which manages and has offices in the building. “That also translated into heat loss.” Actually only the window openings on floors 4 through 9 were the beneficiaries of new glass and sash. The Bank operates on floors 1, 2 and 3 but those windows had a more architectural flair and were very large- 18 to 20 feet high. The windows on stories 10 and 11 are casement type but were so designed and set in place that access to
them is almost impossible to achieve. “You couldn’t even get in to replace some of those windows because of the way those floors were constructed,” explained Allwardt. They were only given some repairs and re-caulked from the outside. Only part of the window framework on floors 4 through 9 was removed. “The windows and part of the framing were torn out but there is an inner frame that was left and they screwed the new windows into that,” said Allwardt. The replacements were a double hung, thermal pane, aluminum product. The approximate cost was about $1000 per opening.
Reduced Energy Consumption No payback or cost/benefit analysis was done prior to the work because tenant comfort was the principal factor that prompted the replacement effort. But there has been a clear benefit to the thermal pane installation in addition to providing a more pleasant year round working environment for the occupants. “We know there was a significant difference in energy consumption the following year,” said Allwardt. “Gas bills came down even though the cost of energy had gone up.”
Planning is Key The work itself went quite well and the owners, Aegis and the tenants are pleased with the end result. It began in the spring and continued through early November. The key to this successful effort and for any similar large undertaking is always planning. Allwardt had previously been involved with a major window program at Regent’s Park, a massive apartment complex also located in Hyde Park where new glass and frames were installed over a period of a couple of years. From that experience, “ I had a good sense of the kinds of issues that would come up and it helped with the planning process,” he said.
Window Grades Just as many other building materials and supplies on the market, windows vary in their quality and cost. They, “are graded in accordance with an industry standard,” explained Gustitus. “The grades of windows are residential, commercial, heavy commercial and architectural with architectural being the highest performing.” The different grades are not related to a building’s use as a residential, commercial or industrial structure. They can be used interchangeably depending on an owner’s
CHICAGOLAND BUILDING & ENVIRONMENTS 7
preference and budget but for vertically enhanced edifices the more durable are typically installed. “For most high-rise buildings a heavy commercial or architectural grade window would be installed whether it is a commercial or residential building.”
Windows are Building Specific Dziedzic pointed out that the type of replacement window is very project specific so that building owners of two very different structures might opt for the same grade regardless of need. “The requirements of a 40-story building in the downtown or lakefront areas are vastly different from a 5-story commercial/residential complex in Arlington Heights,” he said, but, “it is possible that both would use the same window.” Obviously, though, that would mean that the windows for the 5-story building would be over designed if the product used in both met the higher structural and air/water performance standards required for the taller building. “ In general,” Dziedzic added, “commercial structures tend to utilize more rugged, durable products because they expect higher levels of use and wear, but this is highly subjective.”
Material Composition For background purposes, let’s look now at window types and their material composition. Windows are grouped as either fixed or operable but can co-exist in the same fenestration scheme. Operable windows include single and double hung, casement, sliding, hopper, jalousie and a number of other types. Predominant sash and frame materials are wood, steel, aluminum and polyvinyl chloride (PVC), all of which will last for a long time if properly maintained. Wood, found primarily in low-rise settings, is a better insulator than other materials, however, as previously indicated, it needs periodic painting. But wood can be clad in aluminum or vinyl on the exterior to reduce maintenance needs. Another disadvantage is that wooden windows can be difficult to operate in very humid conditions because the material absorbs moisture and swells. Aluminum windows have the advantage of low maintenance if they are coated to prevent corrosion as modern day forms are. But like any metal, aluminum is a good conductor of heat and cold, although newer versions include a thermal break to block temperature transfer across the frame. Steel windows are stronger than aluminum so sash and frames can be smaller. But steel is also an excellent conductor and, unlike aluminum, windows made of it do not come with a thermal break to counter heat and cold transfer. Corrosion is also a concern. PVC or vinyl windows have the advantage of low cost and easy assembly but the material is also
8 CHICAGOLAND BUILDING & ENVIRONMENTS
prone to expansion and contraction, which can cause warping over long periods.
Where Does the Money Come From? Typically commercial building owners tap outside sources of money for big projects such as upgrading their windows. At least that has been the preferred method of financing in recent times. “I would say that the overwhelming majority in the last few years utilized bank loans, especially with the historically low cost of money (interest rates),” said Dziedzic. Some forward thinking owners may have accumulated reserves from which to cover at least part of the cost.
Watch for Environmental Hazards “Environmental hazards could exist in the original window systems and sealants- PCBs and asbestos in sealants or asbestos in window glazing putty,” explained Gustitus, adding that wind velocity should also be included as a potential peril. It, “can create a dangerous work environment for contractors, building occupants and pedestrians below.” Depending on the age of a building, workers removing old and installing new windows could encounter certain hazards that require precautions be taken against potential adverse impacts on their well-being. The need for the,” abatement of lead paint, asbestos and other hazardous materials is always possible, especially in buildings built before the mid-seventies,” said Dziedzic.
Working with Building Tenants/Occupants An essential part of the afroementioned planning is working with the building tenants to minimize disruption to the conduct of their business. On the Hyde Park Bank project, Allwardt added “We worked around occupants on their days off, scheduling work when they would be out of the office. We kept to a pretty tight schedule because it was a major inconvenience for them.” For most spaces the window workers completed removal and installation in 1 day with only some clean up and painting carrying over to a second day.
Shifting Occupants During large scale window replacement programs in commercial buildings some shifting around of occupants will usually be necessary so that work is not impeded and the potential for injury at least minimized if not eliminated nearly altogether. “Generally tenants (may) have to be temporarily displaced for a day or so, depending on how many windows are in their space,” said
Gustitus. The approach will vary in relation to the number of tenants on a floor. With multiple tenant floors, the contractor will typically complete all of the removal and installation for any one tenant within a single day with perhaps some follow-up work the next day. That was the program at the Hyde Park Bank. For single occupant floors a partition may have had to be set up so some workers could remain at their stations. “The issue can be a real problem for property managers. I’ve seen some cases where they will use a vacant space, a shared conference room or storage room as a temporary office facility for displaced tenants.” Dziedzic noted that temporary displacement shouldn’t be for longer than a day or two at most but under certain circumstances and depending on project scope could take longer. He emphasized the need for the control of persons moving in and out of and around the space where the window crew is going about its business. “It is essential that only the contractors are allowed in the work areas and designated building personnel or security to protect both the workers and the building population,” he said. At the LaSalle Bank Building, displacement of building occupants was a non-issue since they had already been forced to evacuate the floors needing the new windows, which were only one part of the total renovation program necessitated by the earlier fire. But had the surroundings not been torched and made uninhabitable, removal of the tenants from the space would still have been a prerequisite to undertaking the work. “ If we had decided to replace these windows for reasons other than the fire, it would have been necessary to relocate them,” explained Prather. “We found that removing the window frames was no easy task and required substantial window pocket (framing area) removal and replacement.” ≠
Time-Life Building, Chicago Illinois
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Although it may be far
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in the future, the day will eventually arrive when the earth’s commonly used
Considering Solar Energy T
hat time grows constantly closer as the rate of human consumption of these valuable substances continues to increase. And well before they run out, their diminishing supplies will have been outstripped by the energy demands of the nations of the world, likely causing at least some degree of disorder around the globe as governments struggle to acquire what they need to keep their economies stable. Untapped fossil fuel supplies of oil, natural gas and so called clean coal- classified as non-renewable because once any source of them runs out it is gone forevermay yet be found in undiscovered fields, pockets and beds, but the search for them will require greater exploratory efforts than have been necessary heretofore because they lie deep beneath watery, rocky or icy covers in places that are
remote and difficult to access. And even if we discover more nonrenewable sources of energy do we want to continue to rely solely or even primarily for our energy on their combustion and by-products? Carbon dioxide and other greenhouse gases are by-products of nonrenewable energy sources that threaten our environment and may be causing global warming with all its potential dire consequences. Even if we find more effective ways to scrub these contaminants or are able to manufacture synthetic versions that can be made cheaply and to burn cleanly, we do not want to rely on nonrenewable energy. So far, though, progress on these fronts is moving slowly or is next to non-existent. And since there is so much opposition to the use of nuclear power because of the possibility, however remote, of reactor failures such as at
energy sources will have been exhausted. Chernobyl and Three Mile Island, an expansion of the use of that potential energy source, at least in this Country, beyond the facilities that already exist, seems unlikely.
Alternative Energy Sources To lessen our reliance on fossil fuels and to slow their depletion, it is clear that we need to exploit alternative energy sources, especially those that are freely accessible to anyone without having to pay the local utility company for them. They are available all around us and drilling or excavating isn’t necessary to tap them. They are inexhaustible because they are renewable. No matter how much of this type of energy we use, there will always be more available. Water, the sun and wind will always flow, glow and blow, albeit with occasional interruptions of varying lengths due to droughts, darkness and diminished velocity. This article is going to focus on just one of these sources of alternative energy- that great shining orb in the sky, the sun, and its capacity to provide solar power to generate electricity and to heat the water and living areas of our homes and commercial enterprises.
Two Types of Solar Energy When considering solar, there are two distinct technologies that can be utilized to harness the sun’s energy. Solar Photovoltaic (PV) systems provide electricity while solar thermal systems heat our water and rooms. They can be combined or put to work individually, depending on the consumer’s preference. Both use solar panels, usually installed on the roof of a building, to focus the sun’s rays on the system’s apparatus. In addition to serving
10 C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S
as an energy generator, solar systems are clean, not producing the carbon dioxide and other contaminants that accompany the incineration of fossil fuels so the planet’s atmosphere is not befouled by harmful emissions.
Solar Photovoltaic (PV) Systems In a PV arrangement, the solar panels consist of a collection of cells made usually of silicone. Small particles of sunlight called photons knock the electrons out of the outside bands of the silicone atoms that form a cell and set them in motion, creating a flow of electricity, which is converted from direct to alternating current for use through a building’s wiring layout. The cost of such systems has gone down considerably in the last few decades. Since the early 70s, it has reportedly fallen by 90 percent. What is unusual about a PV system is that it operates less efficiently the higher the ambient air temperature is. Such a module will put out much more overall energy in Arizona than in Massachusetts because of the duration and intensity of sunlight in the former climate, but a comparable system in Massachusetts will provide slightly more power at its peak because it doesn’t get as hot.
Solar Thermal System The panels in a solar thermal system closely resemble those used in a PV arrangement, but their supporting cast of equipment is different as is the process of utilizing the sun’s energy. In the thermal network, the water to be heated for use in a building is never warmed directly by the sun. Instead, small tubes circulate a water or water/anti-freeze solution through the panels (a.k.a. the solar collector) where it absorbs the sun’s heat and is then carried through a heat exchanger, which transfers the heat of the solution to a storage tank holding the water for commercial or personal consumption. The water in the storage tank can be used immediately or later for daily hot water needs. Space heating can also be provided by passing the solar heated water through a furnace coil where a fan blows the heat being given off by the coil through the duct work of the conventional forced warm air back up heating system. Solar can also heat pools, hot tubs and radiant floors. Solar thermal panels are invariably
placed in stationary positions while PV panels are sometimes installed to permit them to pivot so they can follow the sun as it moves across the sky and take continued advantage of the maximum intensity of its rays. That difference is based more on cost than anything. “Thermal panels that track the sun are not cost effective,” explained Brandon Leavitt of Solar Service Inc. in Niles, a firm that has designed and put in place over a thousand thermal systems in private and public buildings since its inception in 1977. “It is simpler and less costly to install additional fixed panels. Photovoltaic panels are much more expensive, smaller and lighter than thermal panels and are appropriate for tracking devices.” Such mechanisms, however, take a beating in Chicago winters. Of course, a thermal system in our local climate will not be able to provide all of a building’s hot water needs but a typical installation can supply nearly three fourths of the yearly demand. In Chicago, solar hot water systems can generate 70 percent of the annual hot water requirements,” said Leavitt. The amount will vary from season to season. A solar system works in tandem with a conventional water heater, actually preheating the cold water supply before it goes into the back up tank and is heated further by conventional fuels (gas or electric) to the desired temperature. The temperature of solar heated water is often too high for normal household and business use and has to be moderated. “Most of our systems include a mixing (tempering) valve because the temperature of the solar hot water will often exceed a building’s temperature requirements.”
Cost Effective for Space Heating Solar thermal is also very cost effective for space heating, resulting in significant savings when tied in with conventional methods of warming living or working spaces. “It works great with forced air systems and radiant floor heat,” said Leavitt, “although not so well with hot water radiators and baseboard or steam because these systems operate at temperatures too high for solar panels. Actually over 98 percent of the solar space heating systems installed by Solar Service are combined with forced air furnaces.”
Significant Energy Savings The energy savings using a solar system can vary from 20 to as high as 60 percent in exceptional cases depending on the number of panels, family size, a home’s or facility’s energy efficiency and the quality of the back up equipment. “Most of the systems we’ve retrofitted on existing homes save between 25 and 35 percent on heating costs,” said Leavitt. “On newer, more efficient homes, savings
C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S 11
are better than 40 percent.” The cost of a solar installation can be cut substantially by state and federal government financial incentives. Illinois, through its Department of Commerce and Economic Opportunity (DCEO) has for a number of years provided assistance for all types of solar systems, although new funding was briefly suspended late in 2005. However, it has now been reactivated. “ DCEO recently released new Solar Energy Rebate Program guidelines under which it will fund 30 percent of the cost of solar installations up to a maximum of $10,000,” said Hans Detweiler, Deputy Director for Energy & Recycling for DCEO. Previously it had offered much greater rebates/grants of up to 50 percent of the total cost. as was the case in our story on the World’s Largest Laundry in our Spring 2006 issue. Leavitt touted these incentives as a boon to consumers of all stripes. “With 30 percent rebates and grants from the State and tax credits from the federal government (capped at $2000 for homeown-
ers but unlimited for businesses), there has never been a better time to become a producer of energy,” he said enthusiastically, equating solar energy captured by a homeowner or business to owning rather than renting it from the local utility. “The energy is falling on your roof or property. Why not harvest it and put it to work for you?”
Commercial Facility Cost Recovery How long would it take for a commercial enterprise to recover the cost of the installation of a solar system? Approximately 20 years if the price of natural gas remained fixed and there were no government incentives, according to Leavitt. But the federal 30 percent tax credit would take 6 years off that payback period. Add to that reduction two more years because the installation can be depreciated for income tax purposes on an accelerated basis over five years. The State rebate of up to $10,000 would chop another 6 years off the time to recover the original financial outlay for the system
per Leavitt’s calculations. “You’re looking at a four to six year payback,” he said and if the cost of natural gas rises at any time, as it almost certainly will, that period would be even shorter because the price of the therms of gas that are not being used is higher, producing an even greater savings in the utility cost than if the price had remained stagnant. That additional savings can be factored into the cost recovery equation.
New Home Building Example Leavitt also demonstrated how it could be cheaper for a homeowner to build a new home with a solar thermal system than without. A typical complete solar space and water heating system costs about $16,000 installed. The State rebate of 30 percent and the $2000 federal tax credit brings the cost down to a little over $9,000 for which the mortgage payment would be about $56 per month, by his determination, at today’s interest rates. The savings in utility charges will run between $40 and $80 a month, depend-
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12 C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S
ing on the time of year, but will average more than the additional mortgage cost of $56. Solar,” is a no cost home improvement,” he asserted, noting also that an added benefit is that such improvements are exempt from property tax- they won’t cause assessed value to increase- but can elevate market value when it comes to resale of a home.
Illinois Clean Energy Community Foundation. Another source for financial assistance for solar projects is the Illinois Clean Energy Community Foundation. It funds local government agencies and charitable non-profit organizations that, among other possible objectives, develop renewable energy resources serving Illinois residents. Another specialty program funds small-scale solar PV projects at K-12 schools. Go to its website at www.Illinoiscleanenergy.org for more information on application dates and procedures. Federal assistance may also be available at various times through the U.S. Environmental Protection Agency, the Small Business Administration, the Department of Energy and the Department of Agriculture for rural business PB systems.
Solar Applications Let’s look now at some local and national applications of solar energy. The Chicago Solar Partnership is a consortium of sponsoring organizations, including ComEd, the City of Chicago, the Chicago Public School System (CPS) and a private company known as Spire Solar of Chicago, whose goal is to maximize the number of photovoltaic installations within the City. There is a special focus on public schools, which the partnership is attempting to make into the nation’s most significant school based solar energy network as well as a leader in solar technology education.
Chicago Public Schools More than a half dozen Chicago public schools, some originally built as far back as the last decade of the 19th Century, have had solar PV layouts
installed on their roofs, although they produce little current. “The schools are primarily used as learning laboratories since their (electric) usage is so high the PV output is a relatively small energy offset,” explained Paul Wallace, Senior Environmental Program Manager for the Excelon Company whose subsidiary ComEd is one of the sponsoring organizations behind the Chicago Solar Partnership. “The systems are too small to serve greater than 1 percent of a typical school’s load but they do raise awareness and educate students about renewable energy alternatives.” It is anticipated these small but durable systems will generate electricity for over 25 years. The Solar partnership has no plans for further CPS installations but Com Ed will be continuing the program at 20 other schools in its service territory.
Million Solar Roof Goal On June 29, 1997 President Clinton announced his administration’s Million Solar Roof Goal in a speech to the United Nation’s session on Environment and Development. Its intention is to have solar energy systems installed on 1,000,000 roofs by 2010. The U.S. Dept. of Energy was charged with implementing the initiative by serving as a stimulus for the formation of local, state and national partnerships consisting of the building industry, utilities, local and state governments, the solar energy industry, financial institutions and others to remove the market barriers to solar energy. It was estimated at the outset that if the million roof goal were met by 2010 the carbon reduction in the atmosphere would be equivalent to the exhaust emissions from 850,000 cars annually. 70,000 jobs were expected to be created as the result of increased demand for PV and thermal systems. No progress report was available as of this writing. On June 28.2005 ground was broken in Paterson, New Jersey on a 2900 square foot, 3-story demonstration home known as the Paterson Show house. Spearheaded by BASF- The Chemical Company, the express purpose of the project was to incorporate a whole host of green technologies in one structure to demonstrate for architects, builders, realtors, govern-
Chicago Center for Green Technology
C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S 13
ment officials, financial institutions and homeowners the various methods and materials that could be aggregated in the construction of an environmentally sensitive and energy conserving home. The Showhouse, among other technologies, has dual solar energy systems that provide electricity through a PV arrangement and heat and hot water via a solar thermal system designed for maximum efficiency. It incorporates Zero Energy Housing (ZEH) principles in construction, an approach that uses solar panels to generate as much electrical energy as is used. A ZEH at its maximum design standards and efficiency draws no energy from the power grid and occasionally will even send excess electricity back into the grid.
Walgreens & ImaginIt Chicago based Walgreen’s Drugstores and Denver based clear energy solutions company ImaginIt, Inc. are collaborating on the installation of solar PV systems in 96 stores and two distribution centers in California and 16 stores in New Jersey. The solar apparatus will enable each location to generate between 20 and 50 percent of its site electricity needs. Collectively the systems will form the largest solar project ever completed in the U.S. and will generate more than 13.8 million Kilowatt Hours (KWHs) per year. The total energy output will be equivalent to that which can be
produced by the combustion of 2.2 million gallons of gasoline. Because the facilities will be meeting so much of their electricity needs, local power companies will not have to burn as much natural gas and therefore avoid emission of the hundreds of tons of carbon dioxide into the atmosphere that would otherwise be produced.
Harold Washington Social Security Center In Chicago, the rooftop of the federal Harold Washington Social Security Center is supporting an 8000 square foot solar electrical system, the largest such installation in the City. The PV layout will be able to provide the power for lighting 50,000 square feet of space. “This solar system is a great example of using renewable energy to carry out a vital government function,” said Illinois Lieutenant Governor Pat Quinn, who had chaired a special task force on the condition and future of Illinois Energy Infrastructure. “Now is the time to work on our energy independence and reliability through the use of clean, solar power.”
Other Chicago Buildings Gone Solar
been retrofitted with PV systems that will produce tens of thousands of KWHs annually, equivalent to the amount of energy used by a score of homes in a year. In two phases, beginning in 2001 and again in 2002, the Art Institute of Chicago has added a solar PV network that will generate over 100,000 KWHs of energy yearly. The Chicago Center for Green Technology, a.k.a. Green Tech, features three groupings of PV panels- on the roof, integrated with the system of window awnings on the south face and in a ground level berm. Together the three units are able to meet 20 percent of Green Tech’s electrical needs, including heat. The panels in the berm will even function if covered with up to three inches of snow. The sun’s energy is also used to heat the Center’s greenhouse, not via thermal panels but by a process whereby sunlight passes through window glass panels and falls upon cinder blocks forming the back wall, which absorb the heat and hold it. At night the heat stored up during the day in the blocks is released back into the greenhouse, which has no back up conventional heating system. If you’re ever up high, look down and see how many solar panels you can spot. The number is growing every day. ≠
Numerous other local buildings have gone solar. The Peggy Notebark Nature Museum and The Field Museum have
For over 118 years we’ve evicted chicago’s undesirable tenants
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C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S 15
Volume 2, No. 1, Autumn 2006
an the Chicago Bears do what the White Sox did only a year ago
and bring us a world championship? That is the big question on
the minds of Chicagoland this Fall. So far it has been exciting and hopefully
Landscape Lan La ndscap scapee BBuyer uyer uy er
the Bears will continue their success right into the Super Bowl. It’s nice to know the home of our beloved Bears, Soldier Field, is a green building. Thank you very much for the positive input we received from many
Volume 13, No. 1, autumn 2006
of you about our Chicagoland Buildings & Environments (CBE) publication. In our first several issues , we have displayed our plans to serve as a source of practical independent information on environmental issues for Chicagoland buildings and facilities. Meeting the needs and desires of professional buyers that have Editor & Publisher
such diverse interests and uses for public environments is very enlightening. Hopefully, you can gain
Michael C. Davids
some insight from the various examples we have selected to help you manage the building environments you are involved with.
With your help, we will continue to discuss green building issues for Chicagoland buildings
and facilities. Art Director
Our cover story for this issue of CBE profiles several facilities of the Chicago Public Library and
their recent emphasis on green buildings. We also profile in our editorial offerings other notable green buildings including the Chicago Cultural Center, Chicago Center for Green Technology and
James A. Fizzell, Cathy Walker,
There is a special feature on Solar Energy which highlights the solar energy environmental
efforts of a number of companies and organizations. This edition also offers a special feature on Circulation & Administration
Windows and their impact on energy management and conservation along with a story on current
Carol Iandolo, Cindy Jacob, Arlene Wold
HVAC Technology and how it can impact your green building efforts. Our Government Briefs columns includes information on wind energy use, Protecting
The Landscape Buyer and Chicagoland Building &
Migratory and Native Birds, Illinois’ Emerald Ash Borer Action Plan, Cooperative Management of
James “Pate” Philip State Park, Record Use of Biofuels by the Illinois’ Motor Fleet and Solar
Summer/Autumn by MCD Media, as informational and educa-
Energy Rebate Program.
tional tools for the buyers, users and providers of green indus-
Jim Fizzell’s regular column on the weather and your landscape provides some helpful tips on
try products and services. For editorial, advertising and sub-
preparing your outdoor landscape for the winter and insight on how the past season’s weather has
scription information contact: 935 Curtiss, Suite 5, Downers
affected your plants and landscape. Our regular Industry Happenings column along with highlights
Grove, IL 60515, 630-932-5551 or 630-663-0333. Fax: 630-
from a variety of special events and awards programs can also be found in this issue.
663-0339 or 630-932-5553.
We look forward to exploring other green building trends and issues in coming issues of CBE. If you have a green story to share, or if your property has a special need or challenge, mcd media pro-
CIRCULATION: The Landscape Buyer and Chicagoland Building & Environments maintains a circulation of 7,000. Subscriptions are available for $19.95 per year. Group subscriptions are available at $13.95 each, per year (orders of 5 or more). Single issues are available for $10.95.
duces special events that feature a variety of resources and experts specializing in current issues. Many members of our CBE advisory board will attend these events. There are also key resources from our sister publication –Condo Lifestyles available at our special events. MCD special events provide a terrific forum for purchasing professionals to get questions answered, meet new vendors, share a story idea, or socialize with other volunteers and professionals. Please consider attending our upcoming Condo Lifestyles State of the Industry program on December 15th at the Chicago History Museum. We will discuss Aging in Place, Life Safety, Green
All material herein is copyrighted. No part of this publica-
Building Trends, and a Legislative Update. You can find more information and a registration form on
tion may be reproduced whatsoever without written con-
page 21 of this issue. We will also be celebrating the holiday season with a special reception that
sent from the publisher.
evening. Please make plans to join us. If for some reason you are unable to attend, we wish you a very happy holiday season.
This publication is designed to provide accurate and
Thanks to the many new subscribers that have found our publications useful and informative. Special
authoritative information in regard to the subject matter
thanks to the firms, associations and groups that are Authorized Distributors of Chicagoland Buildings and
covered. It is issued with the understanding that the pub-
Environments, the Landscape Buyer and Condo Lifestyles. Those of you who are interested in becoming
lisher is not engaged in rendering legal or accounting serv-
subscribers can obtain subscription information on page 15 of this issue. As we continue to grow our new
ices. If legal advice is required, the services of a competent
venture, we encourage you to make your environment and your community all it can be. ≠
professional should be sought.
16 C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S
Michael C. Davids Editor and Publisher
Professional Services Directory ARCHITECTS / ENGINEERS
Coder Taylor Associates 847-382-4100
Hard Surface Solutions 815-344-8400 / 630-674-4520
Architects • Research • Engineering Specifications • Reserve Studies
Gustitus Group, Inc. ARCHITECTURE/PRESERVATION/CONSULTING
773-665-9900 Specializing in the restoration and repair of high rise buildings. 2000 N. Racine Ave., #4800 Chicago, Illinois 60614
Kellermeyer Godfryt & Hart, P.C. 773-714-0033 Investigations and Repair Documents for: Exterior Walls, Roofs, and Parking Garages Condition Surveys and Reserve Studies www.KGHPC.com
Klein and Hoffman, Inc. Structural and Restoration Engineers
312-251-1900 Building Envelope Structural Renovation/Adaptive Reuse Curtainwall/Windows / Capital Maintenance Planning New Structural Design, Civil/Environmental Marine/Waterfront Structures Transportation Facilities www.kleinandhoffman.com
LM Consultants, Inc. 847-573-1717 Reserve Analysis Studies Property Evaluations Maintenanace Procedure Review ADA & Code Compliance Studies www.lmconsultants.com
Contact Mark Neville
Rabine Paving 815-385-0555 888-722-4633
BUILDING RESTORATIONS National Restoration Systems, Inc. (847) 483-7700 General Contractors Masonry & Concrete Restoration, Facade Repairs, Terra Cotta, Stone, Sealants, Sealers, Protective Coatings, Expansion Joints, Balconies, Plazas www.nrsys.com
Riggio/Boron Ltd. A Total Exterior Facade Restoration Company
ATTORNEYS Orum & Roth, Ltd. 312-922-6262 Intellectual Property Law Trademarks • Patents Condominium Law General Litigation Contact Mark D. Roth
CONCRETE Concrete By Sennstrom (630) 406-1200 CUSTOM CONCRETE DESIGNS Install New Concrete / Remove Old Concrete Waterproof Concrete Repair Concrete / Seal Concrete Walks • Pool Decks • Balconies Professional Service Since 1970
BANKING Community Advantage of Barrington Bank & Trust 847-304-5940 Loans, Reserve Investments & Lock Box Services
BUILDING RESTORATIONS Central Building & Preservation L.P. (312) 666-4040 Since 1924 Tuckpointing Masonry Repairs & Reconstruction Concrete Restoration / Facade Inspections Sealant & Caulking Application
Hard Surface Solutions 815-344-8400 / 630-674-4520 Concrete Flatwork Specialists Asphalt Paving Curbs & Driveways / Sidewalks Footings & Foundations Colored & Stamped Concrete Aggregate Finish Concrete Contact Mark Neville
DUCT CLEANING Brouwer Brothers Steamatic All types of Environmental Cleaning.
800 CLEAN54 (253-2654) 708-396-1447 (24-hour service line)
Quality Restorations (630) 595-0990
ASBESTOS ABATEMENT Kinsale Contracting Group, Inc. 630-325-7400 See our ad on page 31. www.kinsalecg.com
C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S 17
FIRE SAFETY & PROTECTION
McGinty Brothers Professional Lawn & Tree Care 847-438-5161
Team Fire Protection (847) 537-1616
Pizzo & Associates 815-495-2300 ELEVATORS/CONSULTANTS Otis Elevator Co. 312-575-1629
“A New Class of Landscape Service”
LAKE & POND CLEANING
Organic Sediment Removal Systems (608) 565-7105
Team Mechanical (847) 537-1616 www.tmi.com
Convergint Technologies 847-585-8702
FIRE / FLOOD RESTORATION Brouwer Brothers Steamatic All types of Environmental Cleaning.
800 CLEAN54 (253-2654) 708-396-1447 (24-hour service line) The Restoration Group, LLC 630-818-4685 www.therestorationgroupllc.com
FIRE SAFETY & PROTECTION Northern Illinois Fire Sprinkler Advisory Board (NIFSAB) 866-2NIFSAB (866-264-3722) 708-403-4468 www.firesprinklerassoc.org
18 C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S
Kinsella Landscape, Inc. 708-371-0830
Chicagoland service-based company that designs, installs, and services: Fire Alarm & Life Safety • Electronic Security Energy Management Systems. www.convergint.com
Irrigation & Water Features Contact Paul Layshock or Jean Singleton
American Risk Management Resources Network, LLC 312-832-1301
contact: Rich Kohutko www.pondclean.com
LANDSCAPE CONTRACTORS Acres Group 847-526-4554
Real Estate Environmental Liability With Mold Insurance Package Commercial Liability Including Environmental Liability & Professional Liability (with mold insurance coverage)
Terry Strawn, MEM, MBA / Strawn@armr.net www.armr.net
Nationwide Insurance 847-437-2184 HOLLINGER SERVICES, INC.
Mesirow Financial www.condorisk.com 312-595-8135 INTERNET TECHNOL0GY Mutual Vision 800-261-9691 x404 Contact Matt Hook www.mutualvision.com Websites For Community Associations Technology Promotes Community Awareness & Member Participation Information & Technology Consulting Services
Alan Horticultural Services, Inc. 630-739-0205
DLC Professional Landscape Management 708-824-1020 Complete Landscape & Snow Removal Services Since 1982
ILT Vignocchi 847-487-5200
The Brickman Group 847-540-1101
Kinsella Landscape, Inc. 708-371-0830
Environmental Diagnostics, Inc. Contact Steve Parkhurst
DuBois Paving 847-634-6089 / 800-884-4728
“A New Class of Landscape Service”
Sebert Landscaping, Inc. 630-497-1000
Kinsale Contracting Group, Inc. 630-325-7400
Rose Paving Co. (888) 773-rose (7673)
See our ad on page 31. www.kinsalecg.com
Suburban Lawn 630-443-0124
Thornapple Landscapes, Inc. 800-464-3443
TimberRidge Landscaping, Inc. 630-543-5296
PEST MANAGEMENT SERVICES Genesis Construction 847-895-4422
Smithereen Pest Management Services 800-336-3500
NUISANCE WILDLIFE PROPERTY MANAGEMENT Smithereen Pest Management Services 800-336-3500
Alter Asset Management 630-620-3600 www.altergroup.com
OFFICE RENTAL/LEASING LANDSCAPE & SITE LIGHTING John Deere Landscapes 815-469-7575 LAWN CARE McGinty Brothers Professional Lawn & Tree Care 847-438-5161
The Alter Group 630-620-3600 www.altergroup.com
Caruso Management Group, Inc. PAINTERS
Residential & Commercial
AAA Painting Contractors, Inc. (630) 231-8350
PAVEMENT MANAGEMENT Spring Green Professional Lawn & Tree Care 800-830-5914 LIFE SAFETY CONSULTING Analysis Center for Construction Investigation (312) 855-1300
Baum Property Services, LTD., AAMC 630-897-0500
Heil, Heil, Smart & Golee 847-866-7400
Spies & Associates Engineering • Pavement Analysis Construction Management & Inspection
McGill Management, Inc. 847-259-1331
Rabine Paving 815-385-0555 888-722-4633
C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S 19
TREE CARE & PRESERVATION
McLennan Property Management Co. 847-825-0011
Gustitus Group, Inc. Architecture Preservation & Consulting Sustainable Archiecture / Green Roofs
McGinty Brothers Professional Lawn & Tree Care 847-438-5161
The Habitat Company
SIDING / RENOVATIONS
B.T. Lakeside Roofing 630-628-0093
PRESSURE WASHING Pressure Washing Systems Environmental, Inc. 708-652-9274 www.pressurewashingsystems.com
The Care of Trees 847-394-4220
SNOW REMOVAL Corbrook Enterprises 847-604-0857
Lakeshore Waste Services 773-685-8811 WATER FOUNTAINS
ROOFING B.T. Lakeside Roofing 630-628-0093
Hard Surface Solutions 815-344-8400 / 630-674-4520
CSR Roofing Contractors 708-848-9119
Industrial/Commercial/Multi Tenanar/High Rise All types of Roofing Leak Trouble Shooting/Roof Repairs Roof Check 365 Maintenance Programs Conventional and Single Ply Roofing www.csr-roofing.com
Rabine Paving 815-385-0555 888-722-4633
Corporate Cleaning Services (312) 573-3333
Contact Mark Neville
John Deere Landscapes 815-469-7575
Contact: Charles Adkins www.corporatecleaning.com
TREE CARE & PRESERVATION WINDOWS/REPLACEMENTS
Norton Sons Roofing & Sheet Metal Co., Inc. 800-886-ROOF Serving the Chicagoland Area Since 1931 Roof Removal & Installation / Maintenance & Repair Architectural Sheet Metal Systems Gutters & Down Spouts
ProTop Roofing 847-559-9119 See our ad on page 10.
20 C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S
Autumn Tree Care 847-729-1963 TREE CARE & PRESERVATION Kramer Tree Specialists, Inc. 630-293-5444 Tree Pruning, Tree Removal, Cable Bracing, Plant Health Care, Tree Planting & Transplanting E-mail: KramerTree@aol.com
IFD, Inc. 708-547-8863 Renovation • New Construction Window Systems • Noise Abatement Curtain Wall Systems Aluminum Windows: Wausau,Winstrom, Fulton, Alumitech Wood Windows: Andersen, Kolbe& Kolbe Steel Windows: Crittall, Steelite
CondoLifestyles State-of-the-Industry Eleventh Annual Review & Forecast of Trends for Community Associations | December 15, 2006 | Chicago History Museum Who Should Attend? • Community Association Board & Committee Members • Property Managers • Developers • Realtors & Realty Professionals • Colleagues and Contractors • Government Officials & Employees Why Should You Attend? • To gain valuable, practical insight on how to deal with special issues of Community Associations • Identify resources needed to help your association(s) solve current challenges that your association(s) is facing • Meet and greet Condo Lifestyles Advisory Board members and other industry experts • To better understand government regulations regarding community associations • To contribute and share your ideas and input in an effort to improve standards in the field of community associations Timing -Structure This event is intended to be structured to accommodate various levels of expertise as well as different types of interests in community associations. It is also intended to be flexible to meet time and schedule concerns. We are pleased to accommodate you in this regard. Feel free to contact our office to make customized arrangements. What Should you bring? Your questions. We will provide you with a bag full of paper, pens, and several other items you can use at the program, home or office.
Handouts, Table Discussion Topics & Moderators may include:
Schedule/Agenda 1:15 P.M.
Opening Remarks Community Association’s Today… Trends, Issues & Ideas
Aging in Place… Seniors in Condos
Life Safety & Fire Protection
Managing Management Agents
Chicago Ordinance Update
Illinois Condominium Property Act Update
Community Association Legal Update, Industry Trends and Question & Answer Session Mark D. Pearlstein Levenfeld Pearlstein
Introduction of 2006 Advisory Board & Condo Lifestyles Special Recognition
Idea Exchange & Registration for Table Discussions
Food Buffet Opens Community Association Trends - Table Discussions
MCD Media Holiday Party
Renters, Pets & Parking Board Training Bulk TV Environmental Issues and Trends Fire Protection & Life Safety Emergency Preparedness Insurance & Risk Management
Budget Issues Realtors Roles & Review Developer Transitions / Developer Issues Reserve Studies / Capital Improvements Energy Conservation and Management Natural Gas Purchasing Emergency Communication Systems The above moderators and topics may be modified and additional topics may be added. State-of-the-Industry Committee Rosemarie Wert - Community Specialists, Tony Briskovic - Chicagoland Management & Realty, Tim Snowden - Heil, Heil, Smart & Golee, Fred Rodriguez - Wolin-Levin, Nancy Ayers - Meisrow Financial, Terry Dixon Aegis Properties, and Tairre Dever-Sutton, Tom Skweres - The Habitat Company
Call Condo Lifestyles at 630-932-5551 for more information.
W E W E LCO M E YO U TO J O I N U S ! No. of CA units you are involved with as a:
No. of CA properties you are involved with as a:
No. of professional guests - seminar @ __________ = $ ____________ No. of volunteer guests - seminar @ ______________ = $ ____________
No. of professional guests - reception @ __________ = $ ____________
COLLEAGUE/ CONTRACTOR; ________
COLLEAGUE/ CONTRACTOR; ________
or UNIT OWNER ______
or UNIT OWNER ______
No. of volunteer guests - reception @ ____________ = $ ____________ TOTAL = $ ______________________
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Please complete the form and return to our office. If you will attend the seminar, return the registration information with your payment. MCD Media 935 Curtiss, Suite 5 , Downers Grove, IL 60515 Phone 630-932-5551 or Fax 630-932-5553. ~ Thank You ~
Association/Company .................................................................................................. Address .......................................................................................................................... Phone............................................................ Fax .......................................................... VISA/MC# ................................................................................ Exp. ............................ Signature ........................................................................................................................ (Your signature is required).
Seminar (per person) Cost is $105.00 for professional colleague or vendor, $85 per additional person from same firm - regular registration (includes handouts and other resources to be provided). Advance Registration (must be paid in full by December 1, 2006) is $85.00 (first person from a firm), $50.00 (per additional person from same firm). Qualified Community Association Volunteers are $25.00 per person - regular registration, $15.00 per person - advance registration (must be paid in full by December 1, 2006). MCD Media Holiday Reception ONLY (food buffet & open bar) is $100.00 per person for Professional Vendor, $40.00 Professional Buyer, and $10.00 for qualified community association unit owners and board members. Admission to MCD Holiday Reception is included with seminar registration.
AU T U M N 2 0 0 6
BY JIM FIZZELL
The Weather and Your Landscape Even recent beneficial weather could be insufficient to overcome effects of long-term adverse weather on plantings.
he summer of 2006 was a study in contrasts. Whereas parts of the area received record rainfall, other parts continued the drought that started several years ago. The Southwest side of the city received as much as six inches of rain in one event during August. Parts of Southern Wisconsin and Northern Illinois were equally “blessed” with heavy rains on several occasions. However, total rainfall for a band, essentially extending along the Northwest Toll way from Huntley to Park Ridge and beyond, amounted to no more than a spritz in the same period. It was not uncommon for observers to see towering clouds both to the North and to the South while a few clouds or even sunshine blanketed the driest parts of the region. Where they fell, the rains were a relief after several years in which rains have been few and far between. Early fall was cool and wet. The possibility of an early frost was on everyone’s mind as temperatures dipped into the 30s in mid-September.
Effects of Past Seasons Seen All summer, many landscape maintenance firms, and property owners as well, were seeing the effects of past seasons on plantings. The damaged plants, and some totally dead plants, first appeared as plantings were beginning to leaf out last spring. The winter of 2005-06 was tough on plants, but the injuries to plants actually started with the stresses of summer 2005. The 2005 summer was about as hot and dry as any on record. There was a little respite in early fall with two inches of rain in late September, and the first weekend of October. Then it turned dry again. The autumn rains were a mixed blessing as they prevented plants from going dormant and set them up for injury when the cold arrived in late November. Winter hit with a vengeance, but quickly 22 C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S
reverted to mild weather which lasted until mid-February when the coldest weather of the winter suddenly arrived. With no snow cover, even lowgrowing plants were exposed to the cold. Then temperatures moderated again. Plants were confused and many were badly damaged. Native plants for the most part survived unscathed. Introduced species did not fare so well. Losses of branches and even whole plants were quite common necessitating a lot of replacements and repairs. Later, cankers girdled stems killing them. Many plants flowered poorly. Shallowly rooted groundcovers were heaved out of the ground desiccating them.
This Year’s Weather While early spring of this year was dry, the rains eventually materialized, and plants did well all summer. Lawns were green and growing. Trees and shrubs put on good growth allowing most to recover from winter damage. Hot weather did arrive in early summer, but no prolonged heat waves developed. Summer was not overly stressful on plantings. The exception was the area where rains were absent. Still, with adequate water (irrigation), plantings in the areas that received less rain looked good all summer. New replacements and repaired plants had nearly overcome the troubles apparent as the season began. Professionals were warning, however, that big trees could continue to show the effects of the adverse weather for some time. Root damage may not appear right away, but can result in additional dieback and slow decline for years. Unusually changeable weather, often with mild open winters interspersed with short periods of severe cold, and hot dry summers have been common the last decade or so. We have not had a good, old-fashioned winter in a long time. Much of this variability can be blamed on currents in the Pacific Ocean. La Ninas and El Ninos result from
changes in the surface temperatures off the coast of South America. Presently, a moderate El Nino with elevated ocean temperatures appears to be developing. These phenomena can result in mild winters here, with heavy precipitation and flooding on the west coast.
Look Into the Coming the Winter We checked with our long-range weather guy, Greg Soulje, to see what he thinks about the weather for the upcoming fall and winter. According to Greg, the effects of the El Nino should be minimal here. He expects a more normal winter than we have seen in the last few years. Timely rains will continue through the fall, with a cold snap and temperatures expected in the 20s about the middle of November, he says. The gradual lowering of daily temperatures will be a lot less stressful on plants as they progressively acquire dormancy. December also will see a more normal onset of winter with some snow and cold. Alberta clipper type fronts will bring snow followed by the cold, quickly reverting to more normal temperatures. The first zero temperatures can be expected before Christmas, warns Soulje.
Coldest for the Holdiays? The coldest air of the winter, Soulje continues, will most likely occur in early winter, with locked-in cold from mid-December into January 2007. February will be cold and snowy as well. A late season snow in March is not out of the question. Total snowfall should amount to 30 or 40 inches. Any sub-zero cold will be accompanied by adequate snow cover. The snow after the fall rains should produce a vastly improved subsoil moisture situation by spring. In summary, winter weather will not be overly severe, but the normal cold and snow we expect here in Northern Illinois, concludes Soulje. With this in mind, what should we be doing for our plantings?
Important Care for Plants A gradually cooling fall season is ideal for plants. As temperatures continue their downward slide, plants become dormant so the first cold does not injure them. The rapid temperature fluctuations we have seen the last few years are very hard on plants. If winter turns out snowy as Soulje expects, plants will be insulated from the effects of the cold. Roots of woody plants and shallowly rooted perennials will be covered with the insulating blanket. This does not mean the plants can be ignored as winter approaches. All plants need to go into winter well watered. If nature is slow about it, plan to water trees and shrubs, as well as plants under overhangs. Trees in irrigated lawns will have very shallow root systems that will dry out rapidly if there are a few mild, windy days without snow cover. Even in the middle of winter, these plants may need to be watered. Every spring we see trees in irrigated lawns that have been allowed to dry out and are dying. These plants are growing in the top few inches of soil. There is no need for deep root systems if the plants are watered every day or two as the grass is watered. When sprinkler systems are shut down, the soil dries very quickly and roots are parched. Often these roots are further damaged
when a few cold days with no snow cover expose them to freeze-drying. Lindens are notorious for this, but almost all trees are vulnerable.
Prepare for Snow and Cold Safety demands salting walks and drives, even though we know it can cause a lot of damage to plants. Where plantings will be exposed to blowing salt spray, install screens. Burlap tacked to 2x2 stakes works. Wrap exposed evergreen trees with burlap to protect them too. Tie up evergreens that will be damaged by heavy snow loads. Use binder twine or burlap, not plastic. Consider snow sheds for foundation plantings that might be broken by snow sliding off roofs. Planting season continues as long as the ground is not frozen. Trees and shrubs can be planted now. Make sure they are well watered-in. Spring-flowering bulbs should be planted as soon as possible so they can make roots before the ground has a chance to freeze up. Some perennials, especially peonies can still be planted. While the weather is still mild, it may be advantageous to install Holiday decorations. Most of them can be put up early and not activated until the season begins. Usually, the season starts the
After several mild, dry fall seasons, fall 2006 was a throwback to earlier years with cool weather and a lot of rain. Even the areas that received little rain through throughout the summer were drenched in late summer and early fall. The first weekend of October witnessed tremendous storms throughout the Chicago Metropolitan area with heavy rainfall and tornadic winds. While no actual funnels were reported, damage throughout the northeast part of Illinois was widespread. Oâ€™Hare Field reported two and a half inches of rain. Some areas reported as much as four inches and more. Flooding was widespread. Roofs were torn off and hundreds of trees lost limbs or were uprooted. Houses and vehicles suffered a lot of damage. Power was lost to over a third of a million homes, some being without electricity for two or three days. Weather on October 2 and 3 was hot for the season, in the mid-80s. The general rainfall just about eliminated the drought concerns. Plants in flooded areas may have sustained significant damage to emersed root systems which will show up next year as the trees decline. When roots are submerged for extended periods, they suffocate. Cool weather returned by the middle of the first week of October. The roller coaster weather the last quarter of the summer and the beginning of fall seemed to portend the same for the upcoming winter. In January, shots of subnormal temperatures followed by warming and heavy precipitation, returning to cool temperatures may mean sub-zero readings and heavy snow. We shall see! AUTUMN 2006
Friday after Thanksgiving. By that time, the weather can be cold, wet, and miserable. Trying to do outside work in nasty weather is difficult and slow. This can increase the cost, and can result in a less than satisfactory job, especially if the crew is trying to work in the mud. Also, before the snow flies, plan to meet with your snow removal contractor or personnel to develop the snow removal plan. At 3:00 a.m. on that first snowy night, the operator will be shoving the snow anywhere he can find room unless he has instructions ahead of time. Walk the site to locate areas where snow can be piled without interfering with the drives and parking areas, and without killing the grass or plantings. It will make the job a lot easier for the those involved and will reduce the damage needing repair next spring. Finally, take a walk with your landscape related professionals to assess the season just past. Note the areas where the plantings did not do as well as expected. Experienced contractors will have suggestions for improving these spots. Discuss areas that are particularly difficult to mow, for instance, and consider alternatives. Talk about the kinds of annuals to be planted next spring, colors and kinds, and new kinds that are just becoming available. â‰
847.281.9400 28322 Ballard Road Lake Forest, IL 60045 Fax: 847.281.9780
C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S 23
ILLINOIS ANNOUNCES EMERALD ASH BORER ACTION PLAN WHO’S WHO & WHAT’S WHAT IN CHICAGOLAND
JAPANESE GARDEN LAKE EDGE PROJECT AT CHICAGO BOTANIC GARDEN The shoreline restoration/lake enhancement project for the Japanese Garden at The Chicago Botanic Garden, Glencoe, Illinois was recently completed. This project is part of an ongoing program at CBG to stabilize more than six miles of eroding shoreline and enhance the water quality of its 60 acre lake system. This eight month project involved the installation of geotextile products, a unique plastic mesh, and over fifty tons of “character” boulders along more than half a mile of shoreline at the Japanese Garden. “In accordance with the Garden’s preference for “bioengineered” solutions, we also installed almost 20,000 native aquatic and emergent plants, and over 13,000 perennials, along with various trees, shrubs, and turf,” according to Donna Vignocchi of ILT Vignocchi. The Japanese Garden Lake Edge Project is the most recent product of the twenty year relationship between ILT and The Chicago Botanic Garden. “Our work can be seen in The Great Basin, The Esplanade, The English Garden,
and The Vegetable Garden, added Vignocchi, and we are currently working on the Education Building restoration project.” The mission of The Chicago Botanic Garden is to “promote the enjoyment, understanding and conservation of plants and the natural world”. Consequently, CBG provides its visitors with an opportunity to hike or ride through 385 acres of woods and waterways, with three natural areas and 23 formal display gardens.
CHICAGO PROTECTS MIGRATORY AND NATIVE BIRDS The City of Chicago Department of Environment and partners are making strides in saving thousands of migratory and native birds in Chicago every year. The city’s skyline is darker at night than it was a few years ago, making it safer for the millions of birds flying through Chicago on their way to their summer or winter homes. Along with the National Audubon Society, the City has been implementing Lights Out, a program that encourages tall building owners and residents to turn off decorative lights from 11:00 pm until daylight during migration seasons in the fall and spring. This year, they have expanded the program based on recent bird collision research that shows bird kills occur not only on tall buildings in the middle of the night, but also on buildings of any height at dawn. Letters and flyers are distributed every fall and spring at the beginning of migration season to the Building Owners and Managers Association (BOMA), with Apartment BOMA as a new recipient this year. In addition to dimming lights, the City is promoting other ways to reduce bird collisions with buildings. The City makes available “Recommendations for Reducing Bird Collisions with Existing Buildings” for use by building owners, managers, and residents with the help of Birds and Buildings Forum, a non-profit dedicated to the cause. The City most recently drafted the “Design Guide for Bird-Safe Buildings” for use by architects and designers.
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Furthermore, the City recently hosted a meeting with the glass industry, architects, developers, and the conservation community to discuss the need for transparent bird-safe glass and will continue to work with the industry to bring bird-safe glass from the research pipeline to production and use. The meeting was one response to a national conference the City co-sponsored last year on bird collisions with buildings, wherein building professionals from Seattle to Toronto to New York called for this technology. “Birds are an important part of our City and the environment. We can make a real difference for our environment by making simple everyday changes like turning off lights to more innovative changes like altering the way glass is made,” said Sadhu A. Johnston, Department of Environment Commissioner. The City is also completing Chicago’s Bird Agenda, to be released later this year. The Bird Agenda, which the City created in partnership with eleven partner organizations, will guide Chicago’s bird-related actions for many years, making Chicago an even more birdfriendly city. Anyone who wants more information or a copy of the above publications can contact firstname.lastname@example.org or 312-743-9283.
Gov. Rod R. Blagojevich recently announced a plan of action to help control the emerald ash borer (EAB) in Illinois. The plan will utilize a $7.6 million commitment from the United States Department of Agriculture (USDA), earmarked for Illinois and Wisconsin to fight the destructive insect. The Governor has also created a management and science advisory team charged with providing advice to the Illinois Department of Agriculture on EAB surveys, regulatory action, control and removal as well as outreach and education. The emerald ash borer is a small, metallic-green beetle native to Asia that can invest and eventually kills Ash trees. Illinois is home to 130 million ash trees. “Emerald Ash Borer is a very real problem that we take very seriously. Anything that has the potential to threaten the health of hundreds of thousands – even millions – of ash trees has to be dealt with immediately and thoroughly. We’re going to invest the time and resources to do just that,” said Gov. Blagojevich. Federal funds will be used to hire additional staff, continue EAB survey in infested areas, remove trees and conduct outreach and education. The advisory committee, comprised of experts from the Illinois Department of Agriculture, Illinois Department of Natural Resources, USDA – Animal Plant Health Inspection Service, USDA-Forest Service, University of Illinois and the Morton Arboretum will refine action plans and guide control and removal efforts as well as work with local communities battling the emerald ash borer. This team is an extension of the EAB Readiness Team that has been preparing for the emerald ash borer for the last two-and-a-half years. “So far, EAB Illinois infestations have been confirmed east of Lily Lake in Kane County and in Wilmette and Evanston in Cook County, according to Illinois Agriculture Director Chuck Hartke. A 51 square mile area has been quarantined to contain the infestation in Kane County. Survey work is underway in Cook County to determine the extent of damage in Wilmette and Evanston. “Our next steps will be expanded survey and possible tree removal in the affected areas,” Warren Goetsch, Division Manager of Natural Resources for the Illinois Dept of Agriculture said. EAB’s larvae burrow into the bark of ash trees, causing the trees to starve and eventually die. The emerald ash borer typically moves only short distances by flying, but can survive long distances in transit on ash nursery stock, ash logs, branches and firewood. To avoid the accidental introduction of the beetle to new areas, people are advised to purchase only locally-grown nursery stock and locally-cut firewood. The emerald ash borer is difficult to detect in newly-infested trees. Signs of infestation include the presence of metallic-green beetles about half the diameter of a penny on or around ash trees, thinning and yellowing leaves, D-shaped holes in the bark of the trunk or branches and shoots growing from the base of the tree. Anyone who suspects a tree has been infested is urged to first contact their county Extension office or village forester. The Illinois Department of Agriculture also will offer a toll-free hotline at 800641-3934 for extension-confirmed infestations. AUTUMN 2006
AGENCIES COOPERATIVELY MANAGE JAMES “PATE” PHILIP STATE PARK The Illinois Department of Natural Resources (IDNR) has announced a tentative new agreement that will help to ensure James “Pate” Philip State Park provides additional service to the park’s thousands of annual visitors. IDNR will share the cost of operating and maintaining programs and facilities at the park with the Forest Preserve District of DuPage County and the Bartlett Park District, IDNR Acting Director Sam Flood announced. “We are delighted to join our partners from the Forest Preserve District of DuPage County and the Bartlett Park District in sharing the responsibility and the cost of operating this important and unique park,” Flood said. “We all share the goal of providing visitors to the park with an interesting and educational experience while they’re here, and this agreement will further that effort.” The agreement for maintaining and operating the park will allow visitors to participate in programs and see displays in the park visitor center on weekdays and Saturdays. The Forest Preserve District of DuPage County has managed the site under terms of an intergovernmental agreement and lease approved in 2002. The new agreement adds the Bartlett Park District as a partner. Under terms of the agreement, the IDNR maintains ownership of the 501-acre state park located at the boundaries of DuPage, Cook and Kane counties. The IDNR will continue to provide funding for utilities, telephone service, trash pickup and recycling services for the park visitor center. The Forest Preserve District of DuPage County will continue to provide programming and operational assistance along with habitat restoration of the park’s natural areas. The Bartlett Park District will expand its current nature center programming while providing additional staffing for daily operation of the park’s visitor center and development of educational programs for area residents. D. “Dewey” Pierotti, Jr., president of the Forest Preserve District of DuPage County, stated, “I’m proud that the Forest Preserve District is part of this new partnership that is good for everyone involved, most importantly the visitors to James ‘Pate’ Philip State Park and the thousands of schoolchildren that will benefit from the excellent educational programs available at the site.” “This is an exciting opportunity for the Bartlett Park District to expand its nature center and educational opportunities not only for the people of Bartlett but also for nature enthusiasts in all of Chicagoland,” said Marianne Cordell, president of the Bartlett Park District Board of Commissioners. The new agreement will be in place through July 31, 2007, when the original five-year agreement between the Forest Preserve District of DuPage County and Illinois Department of Natural Resources ends. The three agencies are working on an agreement for future years. James “Pate” Philip State Park opened to the public in 2003. The park also houses the IDNR Region 2 offices.
$1 MILLION AVAILABLE FOR SOLAR ENERGY REBATE PROGRAM Gov. Rod R. Blagojevich recently announced that $1 million in new funding is now available for rebates on the cost of solar energy systems installed in Illinois. Through the Solar Energy Rebate Program, offered by the Illinois Department of Commerce and Economic Opportunity (DCEO), homeowners, small businesses, and other electric and gas utility customers in Illinois are eligible for awards of up to 30 percent of the cost of solar energy system installations, with a maximum grant of $10,000 per customer. “As energy bills are continuing to climb, now is a great chance for families and businesses across Illinois to look to the sun to save money. Relying more on homegrown energy sources like solar power will not only make our air cleaner to breathe, but it will also put more people to work. Solar power is a viable and better option than importing energy from other countries,” Gov. Blagojevich said. The Energy Policy Act of 2005 includes 30 percent federal tax credits that are also available for residential and commercial solar energy projects. The federal tax credits are capped at $2,000 for residential systems, but are not capped for business taxpayers. Applicants for the DCEO Solar Energy Rebate Program are encouraged to seek both the federal tax credit, as well as the state rebate if eligible. Modern solar panels utilize several different technologies and can produce either electric power or heat. Solar panels that produce electric power are known as Photovoltaic, or PV, systems. Increasingly popular also are “solar thermal” panels that produce heat for home heating, hot water, or for business applications, such as commercial laundries. One solar thermal business in Illinois that has
grown significantly as a result of the Solar Energy Rebate Program is Solar Service in Niles. Solar Service has grown from a one-man operation to a small business with 15 employees over the last several years largely as a result of this program, in combination with its customers’ desires to save money on their energy bills and to reduce pollution. “Many of our customers are both alarmed by rising home heating prices and seeking to be environmentally responsible and to reduce the pollution from their energy use,” said Brandon Leavitt, the owner of Solar Service. “Through Gov. Blagojevich’s support of the solar energy rebates, we have been able to help many homeowners reduce their energy bills.” “Gov. Blagojevich and I are excited to be supporting the development of the solar energy industry in Illinois and to increase the visibility of solar energy as an important energy option,” DCEO Director Jack Lavin. “By making investments to support renewable energy technologies, we are helping to keep our energy dollars in Illinois and creating more jobs in Illinois’ renewable energy industry.” Solar energy rebates are available for qualifying Illinois’ commercial, industrial, residential, nonprofit, schools, and association applicants, as long as those applicants are customers of a utility that contributes to the Illinois Renewable Energy Resources Trust Fund (any customers of ComEd, Ameren, Mid-American, CWLP, Nicor and Peoples, as well as some other utility customers, are all eligible). The application period for this round of rebates will close April 30, 2007, or when funds are exhausted. For complete guidelines and application materials go to www.illinoisenergy.org.
79TH STREET STREETSCAPE PROJECT
• Decorative benches • Decorative trash receptacles “Like almost all the good things that happen in the city of Chicago, this streetscape is the result of a public-private partnership, involving the Chicago Department of Transportation, the aldermen and the local business community,” Daley said. “And it’s part of a very impressive revival that’s been taking place in Auburn-Gresham over the last few years, thanks to the hard work of members of the public, private, nonprofit and faith-based communities.” The Mayor pointed to: • the new Sixth District Police Station at 78th and Halsted streets • the St. Sabina’s Elder Village at 79th Street and Racine Avenue • the Martin Luther King Park and Family Entertainment Center at 76th Street and Racine ave. • the SOS Children’s Village at 76th Street and Parnell Avenue. The Mayor was joined at the ceremony by Aid. Latasha Thomas (17 th), Aid. Howard Brookins (21st) State Sen. Jacqueline Collins, Cheri Heramb, Commissioner of the Chicago Department of Transportation, and other community leaders.
Chicago Mayor Richard M. Daley joined Auburn Gresham community leaders on September 30, 2006 to celebrate the completion of a streetscape project along 79th Street from Ashland Avenue to Wallace Street. “This is going to attract more people to 79th Street to shop, eat and meet their friends,” Daley said at a ceremony at 79th and May streets. “When more people show up, more businesses follow - and that’s how you build up a business district. “This is our 110th streetscape project in Chicago and they’ve improved the quality of life and generated new economic activity in neighborhoods across the city.” The $7.4 million project includes: • New historic ornamental street and pedestrian lighting • New sidewalks and ramps • New curbs and gutters • 235 new trees and tree grates • 53 landscaped areas with automatic irrigation systems and ornamental fencing • Community identifiers on the sidewalk and light poles • Special decorative concrete scoring at the corners • An informational kiosk at Morgan Street
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PLAN TO POWER EXECUTIVE BRANCH STATE BUILDINGS WITH WIND ENERGY Governor Rod R. Blagojevich recently announced the State of Illinois intends to begin powering 141 Springfield-based facilities under his control with clean renewable wind energy purchased through City Water Light and Power (CWLP). CWLP will provide wind power to serve these State facilities and a portion of their other Springfield customers. In addition to providing wind power, CWLP has agreed to dramatically reduce their air emissions from their proposed new coal-fired power plant and to meet Gov. Blagojevich’s proposed mercury rule by cutting mercury emissions by 90 percent. “By relying more on renewable energy sources like wind, we can generate the electricity we need without polluting our air or contributing to global warming. This effort will help improve the quality of life for families in the Springfield area,” Gov. Blagojevich said. “The Sierra Club and CWLP both deserve credit for working with us on a plan that could serve as a great model for other communities, and even for the rest of the country.” In 2005, State facilities under the Governor’s control used approximately 30 million kilowatt hours of electricity purchased from CWLP. Upon reaching a final agree-
ment with CWLP, power delivered to the 141 facilities in Springfield under the authority of the Governor will be 100 percent wind-generated beginning July 1, 2007 for at least 10 years. In addition, the State and CWLP will cooperatively develop energy-saving measures to help reduce the State’s overall energy use. “Powering state buildings with wind power clearly demonstrates Gov. Blagojevich’s leadership to not only protect public health and the environment but to take aggressive action to address the very real threat of global warming,” said Illinois EPA Director Doug Scott. “The Governor’s action today sends a clear signal that Illinois is firmly on the path to a sustainable energy future.” The Governor’s announcement builds on his commitment to promote renewable energy development in Illinois. Last year, Gov. Blagojevich proposed a Sustainable Energy Plan that requires Illinois electric utilities provide 8 percent of their electricity from renewable sources by 2013 and boost investment in energy saving programs. The proposal has accelerated the development of wind farms and prompted the Illinois Commerce Commission to consider renewable energy requirements and expansion of programs to reduce energy use.
RECORD USE OF BIOFUELS BY THE ILLINOIS’ MOTOR FLEET Building on efforts to help support Illinois’ farmers and to expand the use of clean and renewable energy, Governor Rod R. Blagojevich today announced a record use of biofuels and a dramatic increase of flexible fuel vehicles in the State’s motor vehicle fleet. Since April 2005, in response to a Governor’s Executive Order directing State agencies and employees to use biofuels, agencies have used more than 1 million gallons of E-85 and biodiesel to fuel their cars and trucks. “Illinois has been a leader in expanding the use of E-85 and biodiesel. These homegrown fuels help make us less dependent on imported oil, create jobs, help farmers and protect our environment,” said Governor Blagojevich. “And our success at expanding our energy independence for State government shows that there is significant potential for our state as a whole. By harnessing Illinois’ own rich natural resources, we can become the first state to replace 50 percent of our fuel supply with homegrown alternatives like ethanol and biodiesel by 2017.” Signed on April 12, 2004, Executive Order 7 directed State agencies and employees to use biofuels whenever possible and state purchasing experts to prioritize flexible fuel vehicles in fleet vehicle purchases. The Governor’s action has helped spur new consumer markets for the fuels as exhibited by the rapid spread of E85 fueling stations across the state; when the Executive Order was signed, there were 25 stations, today there are about 130. Additionally, 77 percent of all fleet vehicles purchased since the Governor signed the Executive Order have been flexible fuel vehicles (FFVs). The Illinois Department of Central Management Services (CMS) procures both fuel and vehicles for Illinois government agencies. FFVs in the state’s motor-vehicle fleet can use E-85 – the advanced hybrid of ethanol composed of 85 percent ethanol and 15 percent gasoline. Biodiesel – made from soybeans – is predominately used in Illinois Department of Transportation (IDOT) trucks for road construction, clearing and maintenance. As a result of this Executive Order, an unprecedented amount of biofuels were consumed, both at gas stations throughout the state and at State operated fueling stations. Since April 2005, when the State started tracking use of renewable fuels: • State agencies used 122,441 gallons of E-85, with a monthly average of more than 8,100 gallons. • State agencies used 906,341 gallons of biodiesel fuel, or more than 60,000 gallons per month. Since the Executive Order was signed, state government has prioritized the purchase of FFVs: • More than 400 of the 700 vehicles state agencies purchased last year were FFVs. • As a result, 1,944 vehicles – a full 16% of the State’s 12,100-vehicle fleet – can now run on E-85. “Governor Blagojevich asked CMS to use the State’s motor vehicle fleet as an incubator for Illinois produced fuels, for new ideas and new technologies. Our fleet has been an incredible tool to help spur demand for biofuels, and now state residents can join us in powering their vehicles with fuel from Illinois-grown corn and soybeans,” said CMS Director Paul Campbell.
MADIGAN: ALLEGED CONTAMINATION AT SITE OF FORMER CRYSTAL LAKE PLANT Attorney General Lisa Madigan recently filed suit against the owner of the site of a former factory in Crystal Lake where tests have revealed soil and groundwater contamination allegedly caused by the use of the degreasing solvent trichloroethylene (TCE). According to Madigan’s suit, a water sample collected last May by the Illinois Environmental Protection Agency (IEPA) showed elevated concentrations of TCE in a private residential well to the east of the site. TCE is a known human carcinogen. Exposure to TCE also can cause various ailments including eye irritation, nausea, dizziness, headaches, and possible death from respiratory or cardiac difficulties. From approximately 1936 through 2000, the industrial plant on the site conducted plating, metal fabrication, machine stamping and welding operations. TCE was used to degrease machined metal parts. In 2000, the defendant, Corning, Inc., a New York corporation, purchased the five-acre site at 200 E. Crystal Lake Ave., surrounded by residential areas in which some homes are not connected to Crystal Lake’s water supply. According to Madigan’s complaint, Corning demolished the plant in December 2000 and placed clean fill and topsoil on the site and graded it to provide drainage. Between 2001 and 2004, Corning conducted tests of on-site soil and groundwater, and of off-site groundwater. The company’s results indicated levels of TCE that exceeded Illinois groundwater quality standards. However, according to Madigan’s suit,
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Corning failed to sample any off-site private wells, failed to fully define the extent of the TCE contamination and failed to perform any corrective measures either on or off site. “Neighbors of industrial plants should not have to worry about the safety of their drinking water,” Madigan said. “It is Corning’s responsibility to ensure that the water supply for local residents is free of toxic chemicals.” The five-count complaint, filed recently in McHenry County Circuit Court, seeks an injunction requiring Corning to provide an alternative method of supplying safe drinking water to all affected and potentially affected residents and to conduct an investigation of the impacted area to define the nature and extent of the alleged contamination. Madigan’s suit alleges that Corning created a substantial danger to the environment, public health and welfare, caused or allowed water pollution, created a water pollution hazard and violated groundwater quality standards. The suit seeks a civil penalty of $50,000 for each violation, plus $10,000 for each day of continued violation. In an additional count, Madigan’s suit alleges a public nuisance and seeks to require Corning to pay for all costs, including sampling and clean-up costs, associated with the alleged TCE contamination. Assistant Attorney General Matthew Marinelli is handling the case for Madigan’s Environmental Bureau.
Find out what buyers like these are doing right and how it pays off.
The Alter Group Altielbi Development Corp. A. Finkl & Sons Allstate AT&T BP Amoco Chicago Park District City of Chicago City of Park Ridge College of DuPage Cook County Draper and Kramer, Inc. DuPage County Essex Inn Good Samaritan Hospital The Habitat Company Hines John Buck Co. Kane County Lutheran General Hospital Mercy Medical Center Peggy Notebart Museum Pepper Construction Shedd Aquarium Siemens Soldier Field State of Illinois Tellabs Tishman Construction Corporation TJ Adams & Company Trammell Crow Underwriters Laboratories Village of Lincolnshire Waste Management, Inc. WRD Environmental AUTUMN 2006
Buildings Environments READERSHIP PROFILE 8000 PRIMARY READERSHIP DEVELOPERS, OWNERS & PROPERTY MANAGERS OF COMMERCIAL & MULTI-FAMILY PROPERTIES 2975 OFFICE PARKS - DEVELOPERS & MANAGERS & TENANTS 1125 COMMUNITY ASSOCIATIONS ªCONDOMINIUM BOARDS & MANAGERS) 1750 CORPORATE OFFICES & CAMPUSES 400 HOME BUILDERS 400 APARTMENTS - OWNERS & MANAGERS
300 INSTITUTIONAL (HOSPITALS, GOVERNMENT, UNIVERSITIES, ETC.) 250 SHOPPING MALLS & RETAIL CENTERS 200 PARK DISTRICTS & SCHOOLS 200 GOLF COURSES 400 PROMOTIONAL DISTRIBUTION
EDITORIAL OVERVIEW COVER STORY MARKET FOCUS ARTICLES
Successful organizations, such as real estate firms, corporations, institutions, developments, public agencies and others are nominated: one is selected for the cover story. Use of environmental industry standards, technology, professionals, leadership, reputation, awards and special achievements are key criteria. We profile these buyers and highlight their outstanding achievements. Additional nominees are incorporated into related market focus articles. Nomination forms are available upon request.
SPECIAL FEATURES Award pictorials, research, key issues and concerns, impact of weather, etc., are covered in this manner. Since education is an important focus of CB&E, every issue will include articles and features dealing with current trends in the marketplace. Standardizing terminology in regard to landscape-related products and services is another objective of CB&E.
DEPARTMENTS Regular trends covered include: • Indoor Air Quality • Energy Efficiency • Government Briefs • Toxic
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S P E C I A L F E AT U R E - B Y D AV I D M AC K
Technology and HVAC Systems Today In the world of heating, ventilation and air conditioning, better known in the realm of acronyms as HVAC, there have been a variety of advances in technology in the last 10 to 15 years that have made the equipment more operationally and energy efficient.
he HVAC field can be separated into two parts. In the commercial sector the focus is large buildings, including high-rises designed and constructed as condominiums, with central air treatment systems. In such condominium buildings there is generally little that is different from a commercial layout when the heating and cooling systems are centrally located. High rise, “condo associations do have a lot of the same needs a commercial building system does,” said Richard Fink of Coder Taylor & Associates who is an architect and also a registered engineer. In the residential realm the concern is with structures of one or two stories such as single-family homes and attached units found in townhouse associations, each of which is heated and cooled independently. Both have seen improvements in the machinery and devices that power their systems, allowing human beings to work or rest and relax more comfortably in their indoor environments no matter how unfavorable the climate outside.
Commercial Building Systems In the commercial sphere, technology such as variable speed drives for pumps and fans, high efficiency chillers and boilers and microprocessor based control systems are becoming more common. At the Habitat Company new construction condominiums are being designed around this advanced gear. “We are installing variable frequency drives on the exhaust fan systems and supply HVAC systems to take advantage of the most efficient operation that varies with demand and usage in a building,” said Tom Black, an architect and Senior Vice-President who is in charge of both new condominium developments and conversions. “We are also installing an automated building systems control that has diversity and
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operational variables and can be programmed for energy efficiency.”
Direct Digital Control Systems That would fall under the general heading of Direct Digital Control Systems (DDC), which, said Robert Doessel, President of Buffalo Grove based Team Mechanical, Inc., “are the industry standard today. They provide immediate response and very precise control which results in energy cost savings.”DDC systems include controllers and various communication devices, which are interconnected and run by a full complement of operational software. In the functioning of any such system, there are three steps - measuring data, processing the data and taking a control action and their combined purpose is to regulate air temperature.
Energy Recovery Systems Doessel also pointed out other advances in the industry. “Energy recovery systems are being considered today.” Their function is to extract heat from a facility’s exhaust air stream before it is released to the outside environment. And solar systems are becoming increasingly popular for preheating domestic hot water and laundry systems. We highlighted the World’s Largest Laundry in our Spring 2006 issue of CB&E.
When to Replace or Upgrade? Typically, though, Habitat limits the installation of this advanced equipment to new buildings unless the existing apparatus already in place in a conversion is very dated. This is a practical approach based on the position that when something is still functioning well you don’t get rid of it. Major equipment in a building will usually only be replaced by Habitat if it is 30 to 40 years old, noted Black. “Newer equipment would still have enough
life on it and is usually not adaptable.” When you are a developer, the cost to build tends to take priority over cost to operate. Doessel and Team Mechanical, however, do encourage system upgrading when called in to evaluate and service or repair aging HVAC apparatus in existing buildings even if it has a few years of useful life remaining. “We would also recommend the replacement of existing HVAC equipment- chillers, cooling towers, pumps, boiler fan motors and air handling systems- to achieve maximum energy savings with today’s high tech opportunities,” Doessel explained. Energy costs seem to be in an irreversible upward trend so it would pay to change equipment sooner rather than later.
Advances Were Slow to Catch On In their early stages, some of these advances that Habitat now uses routinely in its new buildings were slow to catch on with developers and facilities managers. They were considered experimental by some who were averse to risking investing in cutting edge equipment until it was proven. This reluctance was heightened by the fact that the technological improvements came at a premium price, according to James Piper, a consultant and writer in the field of facilities management. High efficiency apparatus for heating and cooling can cost 15 to 25 percent more than less effective machinery previously used. Variable speed controls for pumps and fans might drive up the cost for HVAC by 10 percent. “With limited budgets and pressure to keep costs low, these items are frequently excluded even though they can reduce operating costs,” said Piper. Although he could not provide an estimate of how much more advanced HVAC equipment might be in dollars per square foot of construction cost because of the variables involved in the building process, Doessel observed that there would actually likely be some savings mixed in with a higher equipment expense. “I would say that the labor to install has somewhat decreased for the control systems,” but
at the same time, “equipment cost has increased due to the technologies being computerized and energy efficient.”
Commercial Structures Have No Choice
What works well in one installation may be unsuitable for another. Custom design of any HVAC system, using the best of the old and new in the most effective combination, is the ideal approach.
But developers and builders of commercial structures in Chicago don’t have the choice they may have elsewhere of going with inferior HVAC equipment to save on construction costs. “The Chicago Building Code is now requiring much better design of buildings concerning heat loss and heat gain (winter and summer) so some of the more costlier options are now becoming more commonly included in a development project,” said Black.
Narrow Persepctive Narrowness of perspective also had previously restricted the adoption of new HVAC technology. Most facilities are designed by a team of specialists that focus on their own limited interests. Piper has found that too often professionals fail to reflect on whether there are alternatives to the way they’ve always done things, embracing the notion that it’s easier to continue to follow what worked in the past than try new methods. “Just because one type of system has always been used in a particular (type of) facility is no indication that it is (always) the best solution for that application,” said Piper, conceding, however, that new technology is not always better either. “Whether technology is old or new, the key is to compare the needs and capabilities of the facility to the HVAC system or component being installed.” What works well in one installation may be unsuitable for another. Custom design of any HVAC system, using the best of the old and new in the most effective combination, is the ideal approach.
Ownership Matters When a developer will retain ownership of the commercial structure under construction, more emphasis will likely be placed on the efficiency of the HVAC equipment for better control of operating costs. Some will undertake a payback analysis to determine how long it will take to recover the cost of the more sophisticated equipment through lower utility costs. But a lot of developers are so committed to using the advanced technology that the consideration of utility savings is not a major consideration. “We make a proactive decision without performing theoretical calculations,” explained Black. That approach may also be influenced, however, in Chicago by the fact that the City’s code demands building to a high standard of energy preservation
as previously noted. He also feels most other developers have the same attitude, assuming from experience that the more advanced equipment will eventually pay for itself by using less energy and not spending time to confirm that belief. “When looking at the total efficiency (of operation) of a major high rise building, I would say that most developers are using a (best) judgment basis for making the decisions in conjunction with the design engineers and mechanical contractors.”
Payback Schedule Can Help Doessel, however, is always ready to provide an analysis of how long it will take a new installation to pay for itself. “If given the previous electrical usage and fuel consumption, we can provide a payback schedule,” he said, combining the utility usage with the equipment information provided by the manufacturer in the calculation. Such a determination can be made for large central HVAC systems. In addition to reduced energy costs, there are other advantages that newer HVAC equipment has over older technology. A principal advantage is the flexibility of the equipment. This trait is important because the functions within a particular facility can change as can the space itself. Modifications in use are more feasible with greater flexibility in equipment. For example, central chillers with variable frequency drives are designed to be able to alter system capacity without a compromise in performance or efficiency. And changes in the space layout in a building can be made without the need for relocating ductwork, which can be expensive. Furthermore, control systems can be modified with mere programming changes rather
than the costly replacement of hardware.
Smart Monitoring With new technology monitoring of HVAC equipment is now done remotely- so called “smart” monitoring. Testing and evaluation is performed from a distance. Typically, “ there is a computer terminal somewhere on site, usually the engineer’s office,” said Black. A system, “can also be monitored remotely via an Internet connection or phone modem and can be accessed by the temperature control contractor and the management company’s central office.”
Integrated With Other Systems Remote monitoring of HVAC systems is not a stand-alone arrangement. Besides controlling indoor climate, they are integrated with a building’s other systems such as security, fire protection and elevators and all are coordinated by sophisticated software. Remote monitoring is essential to the performance of effective preventive maintenance and provides the capacity to observe and detect failures in HVAC systems at various points along the deployment of their components. Such oversight from afar can cover entire complexes of buildings at a number of different locations. Problems can be diagnosed at a distance and appropriate remedial action taken or adjustments made relatively quickly compared to the slower traditional approaches to maintenance of the past. “Historically technicians and other professionals often waited until a system actually failed before attempting to repair it,” said Kevin
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Cavanaugh, Chief Operating Officer of Qualtech Systems, Inc. in Wethersfield, Conn. They then would tinker around using their intuition, replacing expensive parts that were not malfunctioning until they finally figured out what was wrong and made the proper correction. “Modern remote monitoring systems are so effective at capturing and analyzing information that they can significantly improve management of system health.” System downtime and repair costs are reduced and user satisfaction increased. Sophisticated, integrated monitoring systems are common in Chicago’s newer condominium high rises. “ Today, most have some form of automated building control in electronic form with computer LAN based architecture,” Black said.
Efficiency of Residential Equipment Changes in residential HVAC technology have also had a significant impact on the efficiency of equipment in that realm. Residential can include stacked condominium units, which are sometimes heated and cooled individually much as singlefamily homes rather than through large central systems. I own a condo in a three-story walkup building with fifteen units and each has its own complete HVAC plant as well as a water heater within the living space. I know of even larger buildings with the same scheme. Just recently we had installed a new, more efficient plant that is controlled by a programmable thermostat. More about that device later. Larger single family units that you will find in town home or homeowner associations will have a more extensive array of equipment than I have in my condo to make heating and cooling more cost effective. The greater efficiency is achieved through both the central plant itself and the system’s auxiliary apparatus. “The economy is not only due to (HVAC) units being more efficient but also because you can zone specific areas and cool or heat them at specific temperatures,” explained Fink. That gives, “you better control of the different areas of your building.”
Efficiency & Cost Regarding heating plants themselves, furnaces have a range of efficiency- a measure of the amount of fuel used to output-from about 80 percent to 97 percent. According to Fink, the cost to install a 97 percent efficiency furnace would be 50 percent more than installing an 80 percent efficient plant. “The percent savings on fuel consumption would range between 10 and 27 percent,” he said. “Depending on the cost of natural gas and electricity, the payback could be less than 5 years but the way prices are going up the payback could be even sooner.”
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Unfortunately whether a new town home or single-family home development will include more advanced HVAC technology is not a certainty. “Gas forced air furnaces and air conditioning condensers have greatly improved in efficiency,” said Black but at the same time he noted their use is generally up to the developer. One upgrade, however, will be imposed on the new construction industry this year regardless of the preference of builders. “There is a new federal law that requires air conditioning systems to be of greater efficiency starting in the fall (2006)”.
Ancillary Controls Important The key to even greater productivity from the HVAC equipment is the controls that support a furnace. They permit the amount of heated or cooled air sent to specific areas or zones of a home or unit to be varied. “You don’t heat or cool an area all day at the same temperature,” said Fink, adding that these ancillary controls actually contribute more to reducing energy costs than a furnace itself. “The controls are what effect most of the energy savings.” A complete hi-tech residential zone control forced warm air HVAC system would consist of a control panel, a number of zone dampers (in the duct work) and multiple thermostats in direct proportion to the number of zones to be heated/cooled. One system manufactured by Jackson Systems, which allows for as many as nine thermostats, is designed to eliminate the six to eight degree temperature difference that often exists between the upstairs and downstairs in a two story home or from one end of a ranch structure to another. In a zoned system the dampers (usually just flaps) direct heating and cooling from one central plant to as many areas as designed. The zone control panel or box, which is the heart of such a system and is located in the HVAC enclosure, regulates the activity of both the dampers and the furnace. Each thermostat connected to the panel is operated independently through manual manipulation but can also be run via timer, remote control, computer or even telephone in more sophisticated set ups. A thermostat does not directly control the HVAC apparatus but “ suggests” to the zone control panel what the zone in which it is located desires in the way of room temperature. The furnace or A/C element is then directed by the zone controller to send the heated or cooled air through the ductwork to the dampers, which, in a range of positions from open to closed, feed the flow of air into the zones or rooms to achieve the temperature setting of the thermostat in that zone. All of the equipment has become more intelligent in operation but the basic idea behind the
advanced process has been around for some time. It,” is not a new concept in the HVAC world,” said Fink, “ but it is being used more now in residential (settings) to get better control of the temperature in various rooms.”
Easy to Operate? Now in the case of my condominium there is only one programmable thermostat for the 5 rooms. There are temperature differences between the rooms but not significant enough to make any financial sense of trying to upgrade the system to a multiple zone arrangement. A word of caution regarding programmable thermostats, which according to Fink, cost about $300 versus $25 for a conventional thermostat, on which you just turn the dial for the desired setting. Trying to adjust one- usually by touch-is a little like programming a VCR to record one show while you are away or watching another. I read the instruction booklet and did learn how to move the temperature up and down but haven’t yet mastered the process by which you can program the device to self-adjust the temperature during the 24 - hour day, which can be done up to four times. If you have young people around your domicile who revel in video games and other electronic gadgets it may be better to turn the task over to them for the ability to figure out these devices seems to be an instinct that tends to wither away with age. Oh, and I also have to remember to change two AA batteries when the low battery light flashes and must do so within thirty seconds or all the settings will be lost.
Future Improvements Further improvements in HVAC technology can be expected as the industry moves forward but their exact nature can’t be clearly perceived. Manufacturers are always looking for that newer and better product. “ Furnaces, boilers, chillers, cooling towers, air cooled a/c units and heat pumps are all in a constant state of refinement and revision,” said Black. “Alternate energy forms such as photovoltaics, thermal ground energy extraction systems and wind generation continue to be discussed and who knows when they might become an element of buildings.” “In general,” added Doessel, ”research and development is happening constantly to improve energy efficiency and comfort control for the entire industry.” ≠
Chicago Dedicates Cultural Center Green Roof
n September 9th of this year, Mayor Richard M. Daley unveiled the City of Chicago’s newest green roof atop the Chicago Cultural Center, 77 E. Randolph St. “Chicago has become nationally known for its leadership in the environment,” Daley said at a ceremony at the Cultural Center. “We’re a leader when it comes to conserving energy, protecting the Great Lakes, reducing water use, redeveloping brownfields and planting trees – to name just a few of our many activities. “We do this not because it’s fashionable, but because it makes sense. It improves public health; it beautifies the city; it enhances the quality of life; it saves money; and it leaves a legacy for future generations. “We’re especially well-known for green roofs. When we planted our first rooftop garden on City Hall in 2000, it started a movement that is still going strong, six years later.” The Cultural Center rooftop garden covers 20,370 square feet and contains more than 950 shrubs and nearly 12,000 plants. Designated a Chicago Landmark and listed on the National Register of Historic Places, the 109-year-old Cultural Center is the ninth City building to get a green roof. The green roofs cover 62,472 square feet. More than 250 green roofs, covering more than 2.5 million square feet, have been constructed – or
are planned – on public and private buildings throughout the city. Green roofs improve air quality, conserve energy, reduce storm water runoff and cut down on the urban heat island effect. “Plants and trees act like air conditioners and air filters,” Daley said. “The City will save money on air conditioning because we’ll no longer have a dark roof absorbing the sun’s rays and raising the building temperature.“
Solar Thermal Panels & Beehives Too The Cultural Center roof also contains 18 solar thermal panels, which use the sun’s rays to heat the building’s water. Eight City buildings currently have 144 solar thermal panels. By the end of the year, another 210 panels will be installed on 12 more City facilities. Four beehives, similar to those on top of City Hall, have been installed on the roof of the Cultural Center. The honey will be sold to benefit the Gallery 37 Center for the Arts.
New Grants and Financial Incentives The Mayor also announced the City Department of Environment will offer $200,000 in grants, twice as much as last year, to help residents and small business
owners build green roofs. Application forms for the green roof grants are available online at www.cityofchicago.org/environment or from the Department of Environment, 30 North LaSalle St., 25th Floor. Last June, the Chicago City Council approved Mayor Daley’s ordinance establishing the Green Roof Improvement Fund (GRIF) to encourage owners of downtown structures to install green roofs. The pilot program is being funded with $500,000 from the Central Loop Tax Increment Financing. It will provide matching grants of up to $100,000 to install the system.
Stormwater Management Ordinance Introduced On September 9th, Daley also introduced the Stormwater Management Ordinance in the City Council. It will require developments of over 15,000 square feet to manage stormwater on site. The performance-based ordinance will provide developers with a variety of design choices for stormwater management, including green roofs, permeable pavement and filter strips. The Mayor also announced a new Web site – www.chicagogreenroofs.org — an on-line guide for building green roofs in Chicago. The Web site is the first in a series of collaborations between the City and the School of the Art Institute of Chicago to promote public awareness of sustainable activities. ≠
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C H I C A G O L A N D B U I L D I N G & E N V I R O N M E N T S 31
B Y D AV I D M AC K
Rancho Verde Features Green Building Technology In early October the new home of Christy Webber Landscapes was being constructed on the West Side of Chicago on land behind the City’s Center for Green Technology located in the 400 block of North Sacremento Ave.
ebber expects to be open for business at this location in late November when she will move from her current location at 230 N. Western. Webber described the facility as “an energy efficient and environmentally friendly building.” She expects that the facility will receive a Gold LEED rating from the US Green Building Council. She had almost purchased what became the Center for Green Technology Building and site from the City of Chicago but couldn’t make the numbers work to close the deal, according to Roger Post, General Manager for Webber. The site had seen a number of prior uses- in the 1960s it was the Iron Works for the Union Pacific Railroad. Subsequently it was acquired by a company in demolition and became what was known as the Sacramento Rock Crushing Site. “It was a dump for construction debris only,” said Webber. The accumulated concrete, steel and other demolition waste had reached a height of a 3- story building causing the earth to sink under the burden. “The weight of the debris packed the soil down 7 feet. It was so compacted we had to basically chisel it out,” to bring it to the proper grade for building foundations and drainage. When cleared, the City sold all 12.7 acres to Webber with the condition that she develop the whole site, which included more land than her landscaping business needed. That meant getting others to locate there. “We’ve had quite a bit of interest,” said Webber. “They are to be like minded businesses,” meaning those that
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have a green or environmental orientation. A sod and materials distributor was already in operation in early October although only with a trailer for an office at this early time. Webber’s facility will consist of three buildings- an office, a maintenance center and a smaller structure that links those two. “All of the buildings are to be run (long axis) East-West,” said Post. “They will be more energy efficient in terms of heating and cooling and will be able to make maximum use of sunlight.” The shop is a prefabricated structure being assembled on site while the office is being conventionally built but with metal studs. The buildings’ exterior will be clad in ribbed horizontal aluminum siding that mimics the design of the passenger cars in the adjacent Metra rail yard. “It’s to blend with the neighborhood,” said Webber. The City of Chicago is requiring her to retain all rainwater on the site with diversion to the City sewer system only to take place during the very heavy storm run off that would accompany a 100 year rainfall. This is to be accomplished through a central detention pond. In addition, the roadway running around the pond is constructed of permeable paving to facilitate seepage through the material to the pond rather than sheeting off into the sewer system as would happen with non-porous paving components. Also on the grounds are several bio-swalesessentially planted or engineered ditches- that will both promote evaporation
and retention of water through shrubs and grasses in these channels that will absorb the rainfall for their own use. Other environmentally friendly characteristics of the development: • The office and link buildings will have green roofs. • Solar hot water panels will provide all the hot water and heat needed by the office and shop. • Cooling will be accomplished by a geo thermal system that includes 20 shafts that are sunk 220 feet below surface to tap 55 degree temperature. • A windmill near the detention pond will provide electricity for low usage periods at night. • “We’re almost 40 percent more efficient in our use of utilities than a conventional building of this size,” explained Post. Summing up her arrangement with the City, “its been a great partnership. I’ve build more than I need, but the City has really stepped up and innovated. It’s a real showcase for Chicago and a great home for us,” said Webber, who has named her site Rancho Verde. ≠ Roger Post and Christy Webber with David Mack [middle].
P A I D A U T U M N 2 0 0 6 PERMIT N O. 40 ROCHELLE, IL 6 1 0 6 8 P R S R T S T D U . S . P O S TA G E W hen you use Riggio/Boron for your r...
Published on Jul 24, 2009
P A I D A U T U M N 2 0 0 6 PERMIT N O. 40 ROCHELLE, IL 6 1 0 6 8 P R S R T S T D U . S . P O S TA G E W hen you use Riggio/Boron for your r...