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Buildings Environments $ SPRING 2017

New Zurich HQ Reflects Commitment to Environment

Shown here is the new Zurich Insurance North American Headquarters building in Schaumburg, IL.

Energy Efficiency Saves Green at Sherman Plaza

Commercial Condominiums Have Broad Appeal

Illinois Sustainability Awards

The Weather and Your Landscape


IKEA Thinks Big On Solar Arrays Iron Gate Motor Condos Provide Smooth Ride


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Tom Engblom CMCA, AMS, PCAM VP, Regional Account Executive 312-209-2623 Toll Free 866-800-4656, ext. 7498 tom.engblom@mutualofomahabank.com

table of contents COVER STORY


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03 New Zurich HQ Reflects Commitment to Environment By Michael C. Davids PROPERTY PROFILE

06 Energy Efficiency Saves Green at Sherman Plaza By Michael C. Davids S P E C I A L F E AT U R E

09 Illinois Sustainability Awards By Jim Dexter 13 Industry Happenings Compiled by Michael Davids and Sherri Iandolo 14 Editors Message 15 Directory Advertising THE LANDSCAPE BUYER

19 The Weather and Your Landscape By James Fizzell S P E C I A L F E AT U R E

21 Commercial Condominiums Have Broad Appeal By Michael C. Davids S P E C I A L F E AT U R E

23 IKEA Thinks Big On Solar Arrays By Michael C. Davids S P E C I A L F E AT U R E

26 Iron Gate Motor Condos Provide Smooth Ride By Amy Falk






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New Zurich HQ Reflects Commitment to Environment as a global leader in managing risk, Zurich insurance renewed their commitment to the north american marketplace as well as to the village of schaumburg and the state of illinois with the opening of a new north american headquarters building in fall of 2016. the 783,000 square foot corporate campus is located in schaumburg at the corner of meacham road and interstate 90, on 40 acres of beautiful native landscape. the building has been awarded the leed platinum®1 Certified designation for its environmental design and sustainability initiatives. Illinois Always Been Home Zurich has offices around the globe, but in North America, Illinois has always been their home. They’ve been here for more than 100 years and generate nearly $1.3 billion in economic impact annually for the state, while providing thousands of jobs in the Chicago area. “We are proud that our new corporate campus has signifi-

cant benefits for the economy, the environment and our employees,” says Zurich President Mike Foley. Foley continued, “This building is a showcase for Zurich: its excellence in design, its focus on sustainability, and its reflection of their employees. Our new headquarters building embodies a new chapter for our organization and our

recommitment to the North American market as part of our broader global business plan. We see a bright future for our customers, shareholders and employees.”

Economic Impact Zurich is a significant contributor to the economy and wants it known that they value their role as an employer and taxpaying corporation. • Zurich insures 90% of Fortune 500 companies, nearly all of which have a global presence. • The company and its peers in the insurance industry contributed $1.1 billion in tax revenue and $306 billion in investments to the Illinois economy in 2015.

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[ Shown here is an overview of the campus setting of the new Zurich Insurance North American Headquarters in Schaumburg, IL. • The new headquarters construction project is one of the largest build-tolease projects in the country, providing economic benefits in Illinois including more than 825 jobs. • Zurich provides approximately $1.3 billion in economic impact to the Illinois economy annually, according to a recent University of Illinois study.

photo Credit: James Steinkamp Photography

Concern for the Environment

Y Shown here are some of the work spaces at Zurich Insurance.

Y Shown here is the main lobby at Zurich Insurance.

The new headquarters building also reflects Zurich’s concern for the environment, and has earned the Leadership in Energy and Environmental Design (LEED) Platinum® certified rating – the highest rating – from the U.S. Green Building Council®. The building features include: • Curtain wall system designed to maximize natural light • System to provide high-quality indoor air • Access to public transportation and accommodations for electric and lowemitting vehicles • Incorporation of multiple “green” roof space, totaling more than one acre • Landscaping with 637 trees and more than 13 acres of native savannah plantings, walking paths and water features, rainwater harvest and re-use • Efforts to reduce energy and water use • Recycling and reduction of waste during construction process; efforts to utilize locally-sourced building materials

Employees in Mind Zurich takes pride in being a great place to work and their new headquarters intends to reflect that view. Employees participated in the crowdsourcing of ideas to create a work environment that allows them to best serve their customers. The result is a corporate campus that enhances communication, collaboration and wellness. A number of the employee ideas incorporated into the new building are also being implemented in other Zurich offices around the United States. • Zurich designated 180 employees to be Change Champions and advocate for the positive transition to the new building. • Employees indicated a preference for an environment filled with natural light, collaborative spaces and sit/stand desks for everyone during the planning stage for the new building.

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• Employee comfort, wellness and interaction were primary considerations in the building design.

Visually Impressive As well as being visually impressive, the 11 story building affords excellent views of everything in the surrounding Schaumburg area all the way to the Chicago skyline. A system of automated shades keeps the amount of sunlight in the predominantly glass building regulated throughout the day, while a "water wall" along an outside courtyard provides an attractive visual element while muffling noise from the nearby Jane Addams Tollway.

More Sustainability Highlights The $400 million project was developed by Clayco and designed by Goettsch Partners which are both Chicago-based firms. Working closely with Goettsch Partners and Clayco, Thornton Tomasetti served as the sustainability consultant for the new Zurich building, which is the

spring 2017

largest LEED Platinum Core and Shell v2009 project in the U.S. and the only LEED Platinum CS v2009 project in Illinois. Thornton Tomasetti played a key role in developing and analyzing project strategies to achieve LEED Platinum certification and a 62.7% whole building energy cost savings. The building includes multiple green roofs, energy efficient technologies, rainwater harvest and re-use, accommodations for electric and lowemitting vehicles and native landscaping. “We are delighted to have played a role in Zurich Insurance’s new headquarters. Through our collaboration with the architects and developer, we were able to achieve a level of LEED certification that is unprecedented in Illinois and pairs seamlessly with Zurich’s commitment to sustainability,” said Gunnar Hubbard, FAIA, LEED Fellow, Principal & Sustainability Practice Leader at Thornton Tomasetti. To verify performance and optimize the façade for reduced energy consumption, Thornton Tomasetti provided computational fluid dynamics (CFD) modeling

on the ventilated double-wall façade on the lower portion of the south-facing, three-story cafeteria. The 4.5-foot-wide double wall with integrated shades is designed to reduce solar gains in summer, while increasing the gains in the winter, as well as to improve daylighting, resulting in an estimated 33% energy savings in the adjacent space. The building is composed of three primary “bars” stacked and arranged to maximize views of the surrounding landscape and to optimize solar orientation. Thornton Tomasetti provided detailed daylighting studies using Honeybee software to evaluate the effects of automated interior blinds and fine-tuned the depth of the exterior shading devices for each orientation. The analysis optimized the depth of the shades for energy performance, which reduced peak solar gain for better thermal comfort and the size of the mechanical systems. continued on page 12

ChiCagoland Buildings & environments




Energy Efficiency Saves Green at Sherman Plaza The Residences of Sherman Plaza is a 251-unit, 27-story high-rise building located at 807 Davis St. in the heart of downtown Evanston, Ill. In 2004, Focus Development began construction of the building and it was completed in 2006. Governance of the Association was turned over to the homeowners in March of 2007.


he building has a rectangular base containing retail space, and is topped by a 23story l-shaped condominium tower. the exterior façade is red brick and beige concrete, elevating sherman plaza to that of postmodern architectural design. standing at 276 feet tall, sherman plaza is only 5½ inches shorter than evanston’s tallest structure, the Chase Building. the site of sherman plaza previously housed a parking garage and used to host the “World's largest garage sale” each summer. With 251 condominiums, lofts, and penthouse residences, a garage with 1,585 spaces, and 152,000 square feet of retail space, sherman plaza is most definitely considered multi-use. a variety of retail spaces are located on the first two floors, many of which provide conveniences to residents.

Great Amenities & Location Building and community amenities at sherman plaza include an on-site property man-

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ager; full-time building engineer; 24/7 front desk staff; state-of-the-art security and life safety systems; janitorial service seven days a week; enclosed private parking with assigned spaces; multiple elevators including passenger, freight and parking garage; hospitality suite with full kitchen and tv/dvd entertainment; sun deck; a ½-acre green roof; recently renovated outdoor common areas; bicycle storage room; individual storage lockers; and direct access to an la Fitness Club. sherman plaza features various and unique floor plans, including one- and two-bedroom condominiums, two-bedroom lofts, and two four-bedroom penthouse suites with private terraces. the building steps back on the third, sixth and seventh floors, and the roofs of these levels are covered by a tailored garden. the top three penthouse levels have large concrete covers, or “eyebrows,” over the balconies. interiors boast hardwood flooring or wall-towall carpeting; marble countertops; cherry wood kitchen cabinetry; and bathrooms with stand-up showers, rain shower head fixtures and undermount sinks. exposed concrete and piping on ceilings give the residences a loft feel. Contemporary finishing is employed in each unit, and every residence has in-unit laundry. loft units have 9 ½-foot

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ceilings, as well as plenty of windows showcasing expansive views. units also feature individually controlled thermostats, and the building is wired for television and high-speed internet from hipoint, Xfinity, directv and at&t. the residences of sherman plaza is conveniently located within walking distance of many fine restaurants, shops and entertainment venues. it is located three blocks from lake michigan and only one block from the davis street metra and ‘l’ rail stations. it is also just minutes away from the northwestern university campus.

Diverse, Vibrant and Warm the residences of sherman plaza Condominium association is a diverse and vibrant group with owners from all over the u.s. and many other countries. the association is served by a fivemember board of directors and they encourage owners to be involved with one of several committees. sherman plaza has an active social committee that plans a variety of events for the benefit of residents. there are also ad hoc committees for operations and Finance. “as owners, we are very proud of our homes and our community,” says hank goldman, board president. “the warm and friendly ambiance is

quite noticeable, and whether someone lives here or is just visiting, we believe they will find the same ambiance.” property management services have been provided by draper and Kramer, incorporated since october of 2013. draper and Kramer shares the association’s objective of creating a sense of community “with a professional and inviting approach,” according to account supervisor susan rhyne, CmCa, mBa. rhyne served as property manager at the building since shortly after turnover, and was promoted to account supervisor at draper and Kramer in 2016.

Communication Communication is an important aspect of living at sherman plaza. residents may stop in the on-site management office during regular hours as well as handle communication electronically. on the property website, residents have access to the association’s portal via Buildinglink. “they can pay assessments, submit service requests, access association documents, and interact with management and staff about association business,” said rhyne. residents also receive regular e-mail newsletters.

Exceptional Values sales at sherman plaza have been exceptional over the past year, “with some units selling over

ChiCagoland Buildings & environments



their asking price,” according to rhyne. sales prices range from approximately $300,000 up to $1.3 million, with an average asking price of $353 per square foot. a two-bedroom unit with a den and two baths recently sold for $670,000. assessments, which are based solely on the square footage of a given unit, average $525 per month and range from $307 to $1,576.

Energy Efficiency the association’s board of directors has embarked on a number of successful projects. one of the most notable is an energy efficiency project. an energy consultant performed a comprehensive energy audit in 2014 that identified several energysaving initiatives. the board selected three areas to pursue that provided the greatest energy savings with the shortest payback periods on its $800,000 investment. these included: 1. Converting the common area air handler from electric power to gas power 2. upgrading the chillers and cooling tower 3. installing sophisticated building automation systems (Bas) a $1,250,000 loan to complete the energy efficiency project was secured from Community advantage of Barrington Bank and trust, a Wintrust Community Bank. the energy audit was performed by a professional engineering firm that estimated the repairs to have an approximate energy savings pay-

back of 4 to 12 years. the bank provided a loan structure that allowed for a low monthly payment during construction until the energy savings were realized, and then converted the outstanding balance to the term loan to be primarily repaid from the reduction in utility expenses as a result of the projects. to date, the eCm (energy conservation measures) project changing from electric to gas heat for common areas has exceeded expectations. this energy reduction relates directly to cost savings, which in turn is applied to the loan in greater amounts than anticipated, shortening the payback period. maintenance expenses and warranty work have also been low.

More Capital Improvements the association’s board of directors has also been forward-looking in terms of its capital improvement plan. an interior common element repair project was completed in 2015-2016, a façade repair and enhancement project is currently taking place through 2017, and the association continues to plan for other capital repairs per its reserve study. With the new Building automation system installed during the first phase, Bas expansion is planned for better control of building ventilation and domestic hot water management. “although the building is relatively new, the board understands the importance of planning and budgeting for necessary maintenance and repairs,” adds rhyne. a reserve study was performed by an outside professional in 2012 with updates made in 2013. the board has committed to cost efficient operating expenses while making significant capital investments to keep the property properly maintained and in tune with modern technology. sherman plaza residents already enjoy living in an outstanding building, and the work underway will keep the exterior of the property in quality condition well into the future. “the fact that they have taken the time to address these issues and set aside money for the unexpected shows the strength of this association and its board of directors,” said rhyne.

8 ChiCagoland Buildings & environments

“We’d like to ensure that our great property is positioned to meet the changing needs and desired amenities of residents now and for the future,” said goldman. “our current program balances necessary structural repairs with work that will improve quality of life and enhance the curb appeal of the property. it was developed with input from our residents and the advice of talented professionals.”

National Leadership Recognition as further demonstration of the strength and quality of the residences of sherman plaza Condominium association, current board president, hank goldman, is the recipient of top national recognition in a competition sponsored by Community association institute (Cai). goldman was selected as a most deserving leader among 34,000 members in an initiative sponsored by Cai’s Community association Board. information provided by Cai noted that “among his recent achievements on behalf of the 251-unit association, goldman fostered a genuine sense of community within the association; implemented an energy-efficiency initiative that will ultimately save the association hundreds of thousands of dollars; initiated a multi-year façade project to address existing deficiencies and prevent future issues; and coordinated a common-area redecorating project.” goldman was nominated for the award by the building’s then on-site property manager, susan rhyne, and account supervisor, ian novak, both from draper and Kramer. goldman was one of six association board members selected as regional winners. "these volunteers exemplify the hundreds of thousands of homeowners who serve on their community association boards," said Cai Ceo thomas skiba, Cae. "the vast majority of these selfless volunteers work with distinction and dedication to build and sustain their communities. they deserve the recognition this initiative represents." $

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Illinois Sustainability Awards


bbott Laboratories won an Illinois Governor’s Sustainability Award for the 15th time on Tuesday, Nov. 1 at a ceremony at the Union League Club of Chicago. They were among 25 companies and organizations to be honored for their commitment to sustainable business and operations during the Award’s 30th anniversary year. “Abbott Laboratories’ success illustrates a trend among Illinois corporations and communities where sustainability is transcending mere tactics and becoming part of the bedrock of the organization’s identity,” according to Kevin O’Brien, director of the Illinois Sustainable Technology Center (ISTC) which administers the awards program. ISTC is a division of the Prairie Research Institute. “If you look through the winning entries over the years, there is a definite trend,” O’Brien continued. “A decade ago we began to see a deepening commitment, cross functional green teams, sustainable strategic planning, and even public commitments to defined goals.” Twenty-five winners were announced this year of which eight were first time winners. Seventeen were repeat winners. Those applicants who had won an award previously are judged on new achievements since the last award was earned. “This is not an easy thing to get,” O’Brien said. “It takes a lot of work; there is a lot of screening and frankly there is a lot of competition for this award.”

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Among the 2016 winners are: Abbott Laboratories / For this year’s winning application, this Chicago-based diversified global health care company reduced the waste generated during 2015 at its Abbott Park corporate campus by 17 percent and waste going to the landfill by 1.1 million pounds. The facility also reduced its Lake County water intake by approximately 79 million gallons (35 percent). Worldwide Abbott cut its greenhouse gas emissions by 10 percent in 2015 (more than 15,000 metric tons) using fuel switching and energy reduction strategies. AbbVie Inc. / Throughout 2015, AbbVie cross-functional teams in Lake County worked together and in collaboration with AbbVie Suppliers, to develop and implement several projects with environmental, economic, and social benefits. Together, facility energy efficiency, optimization of chilled water systems, collaborative supply chain improvements yielded $693,923 in savings. Argonne National Laboratory / The Sustainability and Environmental Program at this federal multidisciplinary science and engineering research center yielded energy and water efficiency improvements and reduced pollution. In FY15, Argonne progressed toward its sustainability goals, in some instances meeting their goals years ahead of schedule. Potable water intensity dropped 41 percent below baseline, over three times their 16 percent target and ten years ahead of the 36 percent FY25 reduction goal. Argonne also

exceeded their 30 percent energy intensity reduction target by achieving a 34 percent reduction. CDW / beGREEN is the environmental awareness program of this integrated information technology solution provider. The program’s goals reach deep into the organization with a focus on sustainability and continuous improvement, bi-annual training, and a cross-functional team, complete with designated ‘captains’ and ‘rangers.’ In 2015, CDW reduced compactor pickups by 94 percent. Recycling accounted for over 116,000 pallets, more than 1,100 tons of baled cardboard, and nearly 200 tons of miscellaneous recyclable materials. Its new cafeteria kitchen food waste initiative yielded the composting of almost 3.5 tons of organic material in just its first month. The Field Museum / Adding to the distinctiveness of its place on the National Register of Historic Places, renovations and improvements at The Field Museum led to its LEED Gold Certification, a unique achievement for a 93-year-old building that maintains nearly 30 million biological species and cultural artifacts. Through careful research, engaging staff, and testing innovative strategies, the Field continues to integrate sustainability into the whole of its operations. It improved efficiency of energy and water use and, in 2015, achieved waste diversion by over 430,000 pounds. Manchester Tank & Equipment Co. / Manchester Tank is a premier manufacturer of pressure vessels for the containment of propane, compressed air, and chemicals. Environmental impact reduction

ChiCagoland Buildings & environments



projects, implemented or piloted during 2015 include: a compressed air usage audit; connection of a 15+gpm back-up compressed air booster pump; addition of a non-contact cooling water loop to an unused heat exchanger eliminating discharges to the sewer; institution of operational controls to maintain reduced rinse water flow rates and using rinse water to replenish process bath evaporative loss; evaluation of alternative metal cleaning solutions which meet POTW effluent guidelines for oil and grease allowing for direct discharge to the POTW rather than being hauled away for third party treatment; and evaluation of LED lighting fixtures to replace existing T-12 and T-8 fluorescent lighting fixtures. Marathon Petroleum / At Marathon Petroleum Company LP, Illinois Refining Division, the CARES Green Team are focused on recycling, reusing, and reducing waste. 2015 accomplishments included implementing a new recycling program in which used control valves are sent to a remanufacturer. The company invested $1.3 million to install an innovative Minimum Steam Reduction System, which employs a “hybrid” approach to flare tip cooling by utilizing a mixture of air and steam. This decreases the amount of supplemental gas required to maintain acceptable combustion, decreasing both flare steam demand and greenhouse gas emissions at low vent gas flare rates and saves $1.4 million per year. Operation of a Benzene Extraction Unit removes 99.4 percent of the benzene in reformed gasoline. The system also saves 160,000 MM BTU of energy per year. Marathon also maintains five wildlife habitats and hosts Nature Days, Household Hazardous Waste Collection Days, Waste Minimization and Pollution Prevention contests.

Y Shown here (from L to R) from ComEd are Rich Reyes, Manager Facilities Operations; Lyle Calfa, RE & Facilities Space Planner; Kendall Hodge, Director Real Estate; Sharon Pluskis, Director Environmental Health & Safety; Lorinda Alms, Environmental Compliance Specialist; and Marla Westerhold, Sr. Environmental Compliance Specialist

United Airlines / United made history in June 2015 when it bought a $30 million stake in an alternative fuels developer. The investment was a sector-leading statement about how replacing petroleum with sustainable biofuel could be a game-changer in cutting aviation's carbon footprint. In March his team implemented the first commercial-scale use of sustainable aviation biofuel anywhere. The airlines comprehensive sustainability strategy includes fuel efficiency, recycling, upcycling, education, and empowering United employees to be more sustainable. But most impactful could be the agreement to gradually produce, starting next year, 180 million gallons of jet fuel made from municipal solid waste for United jets. Now in its 30th year, the Illinois Governor’s Sustainability Awards have been presented by ISTC to organizations in Illinois that have demonstrated a commitment to environmental excellence through outstanding and innovative sustainability practices. Any Illinois public or private organization is eligible to apply for the award. Winners are selected through a rigorous process of review and examination by ISTC technical assistance experts. $

Y Shown here (from L to R) are Mark R. Ryan, Executive Director of the Prairie Research Institute (PRI) at the University of Illinois at Urbana-Champaign; Troy Appel, Director Central Distribution, CDW Vernon Hills; Christy Garner, Environmental Programs Manager, CDW; Kevin O'Brien, Director of the Illinois Sustainable Technology Center (ISTC) (administrator of the award program)

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The complete list of 2016 award winners is listed below. 2016 Governor's Sustainability Award Winners

Y Shown here (from L to R) from Abbott Laboratories are Wally Freitag, Supervisor Grounds; Lucas Wirtz, Group Leader; Glenn Gabriel, Senior Environmental Engineer; Brian Wanner, Principal Specialist; Susanne Wagner, Senior Specialist Environmental Health & Safety; Jim Fritz, Manager Facilities Tech Support; Justin Peterson, Senior Engineer

Abbott Laboratories Abbott Park AbbVie North Chicago Andersonville Sustainable Community Alliance* Chicago Argonne National Laboratory Lemont CDW* Vernon Hills City of Geneseo* Geneseo City of Naperville Naperville The Clarke Group, Inc. St. Charles ComEd Oakbrook Terrace

Earth Friendly Products Addison The Field Museum* Chicago The Forest Preserve District of Cook County* River Forest Golden State Foods Chicago McCook Griffith Foods Alsip Lewis & Clark Community College Godfrey Manchester Tank & Equipment Co.* Quincy Marathon Petroleum Company LP, Illinois Refining Division* Robinson

Midwest Energy Efficiency Alliance Chicago Peoria County Government* Peoria PortionPac Chemical Corporation Chicago Quaker Foods North America, a division of PepsiCo Bridgeview Rockford Park District Rockford Roscoe Chicago United Airlines Chicago The University of Illinois at Chicago Chicago

* Indicates a first-time winner of the Illinois Governor’s Sustainability Award.

Y Shown here (from L to R) from United Airlines are Aaron Stash, Manager, Environmental Strategy and Sustainability; Robert Schlingman, Director, Environmental Policy; Aaron Robinson, Senior Manager, Environmental Strategy and Sustainability

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visit http://www.istc.illinois.edu/info/govs_awards_prev_winners.cfm for additional information on the governor's sustainability awards program. technical assistance for illinois companies and communities is available from the illinois sustainable technology Center, one hazelwood drive, Champaign, il 61820, phone (217) 333-8940, http://www.istc.illinois.edu/

ChiCagoland Buildings & environments



from page 5

Sustainable Highlights of New Zurich HQ

99% of Construction and

The Zurich North America Headquarters has been certified LEED Platinum®, the Demolition Waste Diverted highest level of certification attainable in the LEED rating system developed by From Landfill » Used as much material on site as the U.S. Green Building Council® (USGBC). The project emphasized a holistic, integrated approach to sustainability, involving the full project team, as well as a strong commitment from Zurich to engage employees throughout the process. Select sustainable initiatives include:

62% Energy Cost Reduction » Received all points in the category. » Cogeneration facility uses a natural gas fueled engine to generate electricity, as well as produce waste heat for other uses in the building. » Efficient MEP systems–optimal sizing, etc.

39% Domestic Water Use Reduction » Installed water efficient fixtures that reduce the water use (low flow toilets and sinks). » Rainwater harvesting and reuse.

High Performance Enclosure » Tuning of façade for shading and orientation, including exterior shading and interior automated shades with daylight sensors. » Double wall mitigates the interior/exterior temperature difference, specifically on the south wall.

Great Access to Daylight » 76% of regularly occupied spaces met the daylight criteria.

12 C h i C a g o l a n d B u i l d i n g s & e n v i r o n m e n t s

possible, with remainder sent to recycling facilities » More than 32% of materials were manufactured and harvested within 500 miles of jobsite.

99% Forest Stewardship Council (FSC) Certified Wood Used » Addresses sustainable forest management.

8 Electric Vehicle Charging Stations » Additional prioritized parking provided for low emitting and carpool vehicles.

Integrated Transportation » Stops for 2 public bus routes and consolidated, multi level parking on site.

Open Space and Native Landscaping » Nearly 40 acre site with more than 70% open/softscape. » Includes more than 1 acre of green roof, 637 trees and 13+ acres of native savanna plantings.

Low Volatile Organic Compounds (VOCs) Used » Including interior paints, flooring, wood, and adhesives and sealants.

Green Building Education » Multiple presentations to Zurich employees on the process and the initiatives.

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đ&#x;“– industry happenings

Associa Chicagoland

Waldman Engineering

Waldman Engineering announced that one of their engineers, Lee N. Smith recently completed and passed his Professional Engineering (PE) exam. Mr. Smith is a graduate of Western Illinois University, and completed his MS degree in Structural Engineering at Bradley University. His expertise on technical support and specification development for structural issues has been invaluable in his time with WEC.

ACTHA ACTHA will hold its 2017 Spring Conference on Saturday, April 8 from 8:00 am – 4:00 pm at Drury Lane in Oakbrook Terrace. The former trade show format has been reinvented into a reception-style networking session that will provide uninterrupted time for commercial members and association attendees to develop and strengthen relationships in a relaxed atmosphere. The conference will also feature a peer group exchange called “The Association Exchange� that encourages attendees to discuss related issues within their own peer groups. “The Commercial Exchange� will allow vendors to discuss industry trends and share best practices on how to succeed in the community association market. Seminar topics for the conference include relations between boards & vendors, cultivating owner involvement, financial tips, attorney’s


RealManage, which specializes in homeowner association and property management services, announced in January 2017, the official rebranding of both Caruso Management Group and ALMA Property Management Services to RealManage Illinois. Both companies became part of the RealManage family in 2015 and have since successfully transitioned onto the company's platform. "My decision to become part RealManage has created a dynamic new path forward for ALMA. RealManage is a company that prioritizes high standards, ethics, and respect for family. They are innovative, customer service driven and fully transparent in all aspects of community association management. I am proud to be part of RealManage and know that our communities will receive the highest level of service. We are a company that cares about our services and our homeowners." states Andrea Sorgani, President of the RealManage

spring 2017

role at meetings, the new legal framework for board meetings and board communication. ACTHA will also hold a conference in Chicago on Saturday September 9 from 8:00 am – 1:00 pm at University Center and another conference on Saturday, October 14 from 8:00 am – 1:00 pm at the NIU Naperville Conference Center. For more information on ACTHA seminars and other upcoming events, visit: www.actha.org/event

Illinois - Schaumburg Branch (formerly known as ALMA Property Management Services). "Integrating Caruso Management Group and ALMA Property Management Services into the RealManage family has been a terrific addition for our company. We are excited about continuing to serve our wonderful clients in Illinois and growing our operations under the leadership of some of the best industry veterans," states Chris O'Neill, Chief Executive Officer. The RealManage operating history goes back more than 25 years through our various acquisitions and branch operations. The brand and vision was initially conceived in 2002 and launched in 2004 with our initial acquisition of a highly successful property management company in Austin, Texas. Since then we have grown rapidly through other acquisitions and branch openings across the country to rank as one of the top ten HOA management companies in the nation.

Associa Chicagoland’s Schaumburg office is at the same location at 50 E. Commerce Drive but it’s been so drastically remodeled that the guests at the February 1, 2017 open house didn’t even recognize it. More than 150 clients, industry partners, vendors, and local team members marveled at the new modern design and efficient use of space. “We had so much wasted space in the old office and it wasn’t up-to-date or serving the needs of our employees in the most effective ways,� said Associa Chicagoland Director of Business Development Erica Horndasch. “We upgraded everything from the exterior and the lobby to the open workspaces, conference rooms, and offices and even got a brand new kitchen and restrooms. We’re so happy to open our doors and let our business associates see the new state-of-the-art facility we have here.� The Schaumburg office is one of three Associa Chicagoland locations. The others are downtown and in Plainfield. Delivering unsurpassed association management services to communities since 1979, Associa leads the industry operating more than 180 branch offices across North America and employing 10,000 team members dedicated to serving nearly five million residents who are part of the Associa family.

đ&#x;“– industry happenings

ChiCagoland Buildings & environments


editor’s message




Buildings Environments Volume 12, No. 2, Spring 2017


his past winter started slow and then hit us hard with several weeks of repeated large snowfalls just before Christmas. after

that we had some cold spells and some rain events, but not much snow. February was particularly mild for most of the month. hopefully the warmer weather will stay in place and provide an opportunity to get an Volume 23, No. 2, Spring 2017

early start on exterior maintenance, repair, and restoration projects. economic conditions have continued to improve and many property managers report that they plan to undertake some type of deferred capital projects this year. our cover story for this issue of CBe features the new north american headquarters for Zurich

Editor & Publisher Michael C. Davids Vice President Sherri Iandolo Art Director Rick Dykhuis Contributing Writers James A. Fizzell, Cathy Walker, David Mack, Pamela Dittmer-McKuen Circulation & Administration Carol Iandolo, Mary Knoll, Arlene Wold

american insurance, a corporate campus recently completed with great efforts to achieve the highest green building standards. this property profile article showcases a wide variety of sustainable initiatives and we commend Zurich for these efforts. inside this issue we highlight the accomplishments of a number of other illinois companies, institutions and organizations that are demonstrating leadership and being recognized for achievements in sustainability. two articles that feature excellent green building examples include the residences at sherman plaza condominiums in evanston and iKea’s three Chicagoland properties. We’ve also included a list of the winners of the illinois governor’s awards for sustainability. Jim Fizzell’s regular feature (in the landscape Buyer) on the weather and its impact on your landscape provides some helpful tips on preparing your outdoor landscape for the coming season and

Chicagoland Buildings & Environments (and The Landscape Buyer) is published in Spring and Fall by MCD Media as an independent magazine to inform owners, managers and others involved with commercial, multi-family, institutional and government properties about sustainability as well as property maintenance and restoration. CIRCULATION: Chicagoland Buildings & Environments (and The Landscape Buyer) maintains a circulation of 9,500. 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. All material herein is copyrighted. No part of this publication may be reproduced whatsoever without written consent from the publisher. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is issued with the understanding that the publisher is not engaged in rendering legal or accounting services. If legal advice is required, the services of a competent professional should be sought.

what to watch for in terms of damage to your plants that the past season’s weather may cause. You’ll also find two articles in this edition on the growing trend of commercial condominiums in the real estate market. one article provides an overview of what you should understand if you get involved in a commercial condo and the other article showcases a unique commercial condo that is built just for car enthusiasts. We will continue to explore many building trends, building maintenance and improvement projects as well as green building initiatives in coming issues of CBe. if you have a story to share please let us know. if your property has a special need or challenge, mCd media produces special events that feature a variety of resources and experts to assist you. 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. please consider attending our upcoming mCd golf invitational on July 14 and our luncheon at arlington international racecourse in late summer. You can view photos from various events we produce and others we participate in at the mcd media Facebook page. thanks to the many new subscribers that have found our publications useful and informative. special thanks to the firms, associations and groups that are authorized distributors of Chicagoland Buildings and environments and Condo lifestyles. those of you who are interested in becoming sub-

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14 C h i C a g o l a n d B u i l d i n g s & e n v i r o n m e n t s

spring 2017

Professional Services Directory


Holton Brothers, Inc. Masonry Repair Services, Tuckpointing, Caulking and Concrete Restoration



BTL Architects, Inc. (312) 342-1858

Levenfeld Pearlstein, LLC 312-476-7556

John@holtonbrothers.com www.holtonbrothers.com

Howard Dakoff / hdakoff@lplegal.com www.lplegal.com

LMC Construction 708-714-4175

Bringing Buildings Back to Life Contact Delph Gustitius www.btlarchitects.com

847-253-3886 TEL / 847-253-3255 FAX

Masonry Concrete General Contracting Roofing www.LMCTeam.com

Coder Taylor Associates 847-382-4100


Architects • Research • Engineering Specifications • Reserve Studies

THE RESTORATION GROUP 24 Hours- 630-231-5700

W. J. McGuire Company (847) 272-3330

Engineering Support Services 630-904-9100

Structural Repair Services / Balcony Repair and Replacement Stair Tower Repair and Replacement Fire and Water Response and Restoration

Tuckpointing, Caulking, Masonry and Concrete Restoration

Construction Specifications / Roof Evaluations Forensic Engineering / Project Management

dwells@trgrestore.com www.trgrestore.com

Contact Greg Lason, P.E. www.engineeringsupportservice.com



Community Advantage

CRC Concrete Raising & Repair (847) 336-3400

Full Circle Architects, LLC 847-432-7114 Daniel Baigelman, AIA dan@fullcirclearchitects.com

A W I N T R U S T C O M PA N y

847-304-5940 Loans, Reserve Investments & Lock Box Services www.communityadvantage.com

We Save Concrete, You Save Money! www.SaveConcrete.com

Capital Improvements • Reserve Studies • Engineering Reports


Superior Reserve Engineering Consultants 888-688-4560

Mutual of Omaha Bank Community Association Banking 312-209-2623

DOORS Woodland Windows & Doors 630-529-Door (3667)

HOA Banking - Internet Cash Management HOA Loans - Online Payment Systems Dedicated Customer Service tom.engblom@mutualofomahabank.com www.mutualof omahabank.com

Window and Related Masonry Interior & Exterior Doors | Siding & Gutters www.woodlandwindows.com

Waldman Engineering 630-922-3000



Energy Benchmarking Studies & Compliance Services, Reserve Studies, Specifications www.waldmaneng.com

Dakota Evans Restoration, Inc. 847-439-5367

Airways Systems, Inc. 630-595-4242 Cleaning: Air/Laundry/Toilet Exhaust Ducts, Coils, Trash Chutes, Parking Garages. ALso Air Filters, Belts


Tuckpointing ~ Masonry Repairs Waterproofing ~ Terra Cotta Repairs Caulking & Sealants ~ Structual Repairs Cleaning ~ Balcony Restoration Concrete Restoration www.dakotaevans.com


Kovitz Shifrin Nesbit (855) 537-0500 www.ksnlaw.com

Bral Restoration, LLC 847-839-1100 Masonry and Concrete Restoration www.bralrestoration.com

spring 2017


Brouwer Bros. Steamatic 708-396-1444 All types of Environmental Cleaning. www.bbsteamatic.com

ChiCagoland Buildings & environments


ELEVATORS/CONSULTANTS Smart Elevators Co. (630) 544-6800 (630) 544-6829 FAX

smartin@smartelevators.com www.smartelevators.com

Suburban Elevator Co. 847-743-6200 Simplifying Vertical Transportation Contact: Max Molinaro www.suburbanelevator.com




Westside Mechanical Group 630-618-0608 / 630-369-6990

EMCOR Services Team Mechanical (847) 229-7600

Serving the Tri-State Area Since 1970 Contact: Jackie Loftis * jloftis@wsmech.com www.wsmech.com

FACILITY MAINTENANCE SP+ Facility Maintenance 773-847-6942 Daily Cleaning Services / Power Sweeping and Washing Painting and General Repairs / Seasonal Services SNOW/ICE REMOVAL


• Boiler tune-up and maintenance • all-inclusive design-Build service • maximum rebate capture • guaranteed savings


ENERGY GAS & ELECTRIC CenterPoint Energy Solutions (630) 795-2594 Natural Gas & Electric Energy Reliable Service. People You Trust. Contact: Vickie Farina Vickie.Farina@centerpointenergy.com www.CenterPointEnergy.com/CES

Oceans Energy 312-870-0580 info@oceanscc.com | www.oceanscc.com

Parking Facility, Surface Lot, PedestrianPlaza, Large Venue or Commercial Retail Building. Contact: Daniel W.Nicholson at dnicholson@spplus.com


USA Fire Protection (224) 433-5724 Fire alarm / Sprinkler systems Fire pumps / Fire extinguishers Backflow prevention / Fire panel / Monitoring Installation | Inspection | Testing | Maintenance 24/7 EMERGENCy SERVICE: (847) 816-0050





Lewis Floor & Home 847-835-2400 www.Lewisfloorandhome.com

Brouwer Bros. Steamatic 708-396-1444


All types of Environmental Cleaning. Air & Exhaust Duct Cleaning • Mold Remediation Garbage Chute Cleaning • Carpet & Drapery Cleaning Photo Inventory, Moving, Storage or Removal

EMCOR Services Team Mechanical (847) 229-7600



Response Team1 847-891-2929 | 866-832-6724

Paragon Mechanical, INC. (847) 321-9428



The Restoration Group, LLC 630-870-0658

heating | Cooling | domestic hot Water refrigeration | tankless | Boilers | rtus | iaQ



ENERGY USE/BENCHMARKING FIRE SAFETY & PROTECTION Waldman Engineering 630-922-3000 Energy Benchmarking Studies & Compliance Services, Reserve Studies, Specifications www.waldmaneng.com

ConTech MSI Co. 847-483-3803 Fire Detection & Signaling Systems Fire Alarm Systems Chicago Life Safety Evaluation Solutions Security Systems/CCTV Card Access Systems www.contechco.com

16 C h i C a g o l a n d B u i l d i n g s & e n v i r o n m e n t s

The yMI Group, Inc. 847-258-4650 Mechanical - Plumbing - Building Automation - Service www.theymigroup.com

Westside Mechanical Group 630-618-0608 / 630-369-6990 Serving the Tri-State Area Since 1970 Contact: Jackie Loftis * jloftis@wsmech.com www.wsmech.com

spring 2017




Brouwer Bros. Steamatic 708-396-1444

NonStop Locksmith 312-929-2230

Precision Painting and Decorating Corp. (630) 688-9423

“All types of Environmental Cleaning” www.bbsteamatic.com

Locksmith Services, Intercom & Access Control Systems, CCTV, Overhead Garage Doors



Alan Horticultural Services, Inc. 630-739-0205



Balanced Environments 847-395-7120 / 630-916-8830 www.balancedenvironmentsinc.com


Brouwer Bros. Steamatic 708-396-1444 All types of Environmental Cleaning www.bbsteamatic.com

Response Team1 847-891-2929 | 866-832-6724

Christy Webber Landscapes 773-533-0477


info@christywebber.com www.christywebber.com


ILT Vignocchi 847-487-5200

Smithereen Pest Management Services 847-647-0010

The Alter Group 630-620-3600 www.altergroup.com

Sebert Landscaping, Inc. 630-497-1000

Spring Green Professional Lawn & Tree Care 800-830-5914 www.spring-green.com

Contact: Daniel W.Nicholson at dnicholson@spplus.com

All-Over Pest Solutions (773) 697-1100 Bed Bug Specialists. Results Guaranteed! www.all-overpest.com

Smithereen Pest Management Services 800-336-3500

PAINTERS PLUMBING AAA Painting Contractors, Inc. 630-231-8350 www.aaapaintco.com



SP+ Facility Maintenance 773-847-6942



Semmer Landscape 708-926-2304

info@duboispaving.com www.DuBoisPaving.com




DuBois Paving Co. 847-634-6089



Landscape Concepts Management 847-223-3800


CertaPro Painters of the North Shore 847-989-4791 Interior & Exterior Painting Wallcoverings • Decorating • Remodeling Drywall Repair • Decks & Staining Tile Installation • Metal & Iron Painting www.certacommercial.com rmuldoon@certapro.com

Lifeline Plumbing 847-468-0069 Plumbing - Heating & Air Conditioning Water Heaters - Sewer Cleaning & Repair Hot Water Drain Jetting www.INEEDLIFELINE.com

PROPERTY MANAGEMENT ACM Community Management 630-620-1133 www.acmweb.com


spring 2017

ChiCagoland Buildings & environments





Associa Chicagoland 312-944-2611 / 847-490-3833

Worsek & Vihon LLP 312-368-0091



Inside Out Painting Roofing & Construction (630) 406-3000

Baum Property Management, AAMC 630-897-0500


Contact: Mike Baum www.baumprop.com

Adams Roofing Professionals, Inc. 847-364-7663 Roofing -Siding -Gutters - Insulation www.adamsroofing.com

DRAPER AND KRAMER 312-346-8600 Contact: Ian Novak www.draperandkramer.com

FirstService Residential 312-335-1950

American Building Contractors, Inc. (847) 670-1887 Roofing • Siding • Windows • Gutters Maintenance • Capital Budget Projects A+ BBB Rating


Contact Asa Sherwood www.fsresidential.com

B.T. Lakeside Roofing 630-628-0093

The Habitat Company 312-527-5400


Contact: Diane White www.habitat.com

Lieberman Management Services 847-459-0000 / 312-202-9300 www.liebermanmanagement.com

CSR Roofing Contractors 708-848-9119 Industrial/Commercial/Multi Tenant/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

RESERVE STUDIES RESERVE ADVISORS, INC. Our Reserve Studies Now Include ForeSite™

(312) 625-4958 Custom, Comprehensive Studies Conducted by Professional Engineers www.reserveadvisors.com Long-term Thinking. Everyday Commitment.

REAL ESTATE TAX ATTORNEYS Elliott & Associates 847-298-8300 Property Tax Attorneys www.elliottlaw.com

M&T Exteriors Inc. (331) 248-0447 Roofing Siding Windows and Service. www.mt-exteriors.com

S&D Roofing Service (630) 279-6600

Woodland Windows & Doors 630-529-Door (3667) www.woodlandwindows.com

SNOW REMOVAL SP+ Facility Maintenance 773-847-6942 Contact: Daniel W.Nicholson at dnicholson@spplus.com


Tricon Snow Control, Inc. 847-410-2846 www.triconsnow.com

TREE CARE & PRESERVATION Landscape Concepts Management 847-223-3800 www.landscapeconcepts.com

TV / BULK TV & BULK INTERNET XFINITy Communities 1 800 XFINITy www.comcast.com/xfinitycommunities For more information E-mail: xfinity_communities@cable.comcast.net

250,000 roofs installed since 1963 TEAR OFFS • SHINGLES • FLAT ROOFS Multi-Family ROOFING Specialist Our experience & technical know-how gets the job done right the first time! www.sdroofing.com | sales@sdroofing.com




Admiral Security/Door Staff Solutions (847) 588-0888

Woodland Windows & Doors 630-529-Door (3667)



18 C h i C a g o l a n d B u i l d i n g s & e n v i r o n m e n t s

Lakeshore Recycling Services 773-685-8811 www.LakeshoreRecyclingSystems.com

spring 2017



The Weather & your Landscape how plantings respond to weather events often shows up long after the event is over. many times, these events are long forgotten when problems begin to appear. For instance, almost every year, we get calls from landscape managers who see holes in the leaves of their trees in midsummer and want to know what is “eating on them.” they forget the late spring frost that damaged emerging leaves.  as the leaves matured, the damaged parts fell out leaving the holes. nothing is “eating on them.”


r, care-takers report trees beginning to decline unexpectedly. they do not remember the severe drought that occurred maybe two summers earlier.  the extreme weather event is by then only a dim memory to most casual observers. another example of this is when linden trees in irrigated lawns begin to die back a year following a cold, dry winter with the lowest temperatures occurring with no snow cover. the people in these examples didn’t remember the weather events or were only vaguely aware that they could have had consequences.  our office maintains daily weather records for years, anticipating unusual weather events that may be problematic, and can look back to see what happened. We try to report the weather events in this column each year, referring to things we suspect may cause trouble in the future.  this year, there has been a progression of weather that is not really favorable to our plantings.  this is especially true where recent mild seasons have lulled many property owners and managers into planting non-

native plants that might not be as tolerant as native species are.  this is not to suggest that non-native kinds of plants should not be incorporated into the landscape, but that they might be more finicky, and may require more specific care.  increased losses might be anticipated, and replacement costs should be incorporated in the maintenance plans.

Recapping Last Season’s Weather summer 2016 was relatively mild. there were no extended hot spells and rains precluded extensive irrigation.  Fall continued mild with plenty of rainfall. temperatures were at the expected norm or slightly above. more-than-normal cloud cover kept night-time temperatures above average and elevated the daily averages to above-normal levels.  Whereas prognosticators continued to predict an early start to colder weather, there was no frost until well into october when a few nights in the mid-30's produced slight coverings of frost on cars and rooftops.  Warmer weather returned.  plants continued to grow and fall color was in short supply.  some trees and shrubs tried to color up

early but many stayed green and growing. some plants held onto their leaves until they were knocked off with the first heavy snow in december.  our community extended its fall leaf collection until mid-december. the anticipated la nina in the equatorial pacific was slow to develop.  the arctic oscillaton (ao) and north atlantic oscillations (nao) remained mostly positive keeping any potential polar cold from dipping into the u. s. the first killing frost arrived in mid-november, weeks later than expected.  the first snow flurries arrived at the same time but with no accumulation.  Winter finally arrived the end of the first week of december with temperatures below freezing and snow accumulating to eight or ten inches deep in several events.  the snow was heavy and wet, making removal quite difficult.  Where the snow was not removed, the ensuing cold froze it solid.  the lowest nighttime temperatures in a few years were recorded at minus 13 degrees F. at o’hare, and lower in the outlying suburbs.  the cold arrived with many plants in full leaf, and little chilling over the fall months to develop winter dormancy.  Were it not for the snow cover, plant damage may have been more extensive. the snow cover lasted only a couple of weeks. Christmas dawned white. By nightfall, temperatures were in the 40's, and over-night, the snow all but disappeared. it hit 54 degrees on december 26.

New Year brought Fluctuating Temperatures Warmer temperatures persisted until new Year’s day, but after a couple of days in the 40's suddenly slid highs in the 4:10toPM Page 1 teens and lows near zero, thus ending the first week of January. this time the cold arrived with no snow cover.  By the 10th of the January, things had turned around

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now common in our landscape plantings. native plants are well adapted to the rigors of the midwest weather.  they evolved under these conditions and can stand the fluctuations in the temperatures and moisture.  non-natives, not so much.  native plants will provide the aesthetics we want with much less input and with enhanced sustainability.  this necessity corresponds with the emphasis throughout the u. s. on native plants. For over a century, we have ignored many of the native plants which had been taken to europe and the Far east where they have been hybridized and are now returning.   things we once considered weeds are now some of the hottest items in the industry, as improved native plants. again, with temperatures well above normal, and rain and even thunderstorms instead of snow. For more on this unusual winter we visited with our friendly weather guru, professional meteorologist, greg soulje.  greg says, the la nina is just about dead and an el nino is developing. actually the equatorial pacific is in a fluctuating neutral stage and no specific characteristics will dominate for the time being, he explains.  February is seeing a return to winter.  temperatures are running at or below normal and there is still some arctic cold in parts of the midwest.  snowfall amounted to nearly twenty inches by the beginning of February and another twenty inches or so can still be expected by season’s end, soulje says.

Spring May Be Slow to Arrive spring will be slow to arrive, soulje thinks. temperatures and moisture will fluctuate back and forth as the el nino and la nina vie for dominance. We will be on the cold side of the northern jet stream, so march and april will generally be cool but wet.  late april, and may will trend to warmer and drier, some really nice weather for a change.  as the weak el nino ultimately predominates, June will be hotter and drier.  summer could be hot with a quick change from wet, to flash drought, soulje concludes. the national oceanic and atmospheric administration (noaa) expects temperatures to be below, and moisture to be above norms for the period.   punxsutawny phil and the old Farmer’s almanac both say winter isn’t over yet. the roller-coaster winter weather is extremely hard on plants.  normally, as the fall season progresses, daily temperatures drop gradually, allowing plants to develop dormancy.  Without this gradual chilling, especially if growing conditions are favorable, plants keep growing.  last fall was an excellent example of this phenomenon.  the first real cold accompanied a drop of 40 degrees from the temperature a week earlier. 

Quick Chilling Can Damage Plants

Cultural Practices Can Benefit Plants

When this happens, plants are caught with the cells fully moisture-imbibed. then, when the temperatures suddenly drop below freezing, the water in the cells freezes and the cells rupture.  more subtle is the loss of the plant’s disease resistance. Quick chilling disrupts the resistance even if the plants are seemingly unaffected.  this winter, temperatures have fluctuated with warm spells and cold spells. When the weather warms up, the plants can be tricked into thinking spring has arrived.  the next cold snap repeats the damage.  in spring as the growing season develops, cankering organisms that normally live on the plant surfaces can be expected to invade and to begin killing the cells.  the result is dieback that appears in summer when the cold weather is long forgotten.  some plants may be killed to the ground while others simply lose smaller branches. this sudden chilling phenomenon was first identified and described by dr. don schoeneweis at the university of illinois in the 1960's.  the ground was bare during the later sub-zero cold spells.  had this cold not been short-lived, frozen pipes would have been problematic.  Frost went deep into the ground affecting the unprotected roots, especially shallow roots.  heavy soils and overwatering during the summer can cause plants to produce very shallow roots that are then susceptible to the cold and can be killed.   Whereas above ground parts of plants are variously hardy at sub-zero temperatures, roots can begin to die at a relatively warm 10 degrees. With the ground exposed, perennial plants can be heaved out by the freezing and thawing. exposed turfgrass can be desiccated.  exposed soils during extended cold can be freeze-dried. unless plants are watered during warm spells  desiccated roots can be  killed.

Considering the damage which already may have occurred, and the expected weather for the remainder of the winter, some things can be done to help your plantings prosper. during warm days, try to get them some water. When the ground is not frozen, firm-in heaved out plants. if rodent damage has started, install guards.  set out mouse bait such as d-Con (phosphamidon) or gladiator (bromethalin) blocks. make sure the burlap screens around evergreens and along walks and drives are still in place.  damage from sun, wind and blowing salt spray are still possible.  it may be a good idea to keep good records of plants that did not tolerate the weather.  Where new plantings or renovations are anticipated, consider some of the newer kinds of plants now available. talk to your landscape professional about what is recommended.  Consider replacing some of the flowers with native forbes. identify areas where native prairie plantings might be used. these plants might take some time to develop, but once established, they will take less critical care and will easily survive the weather extremes. take advantage of any good weather to start on spring chores.  Cleanups, turfgrass repairs, trimming out of winter damage, and planning for needed replacements should be done without delay.  often, spring can start out pleasant and rapidly deteriorate.  those able to take advantage of the early start may be weeks ahead of those who miss the opportunity. should the weather suddenly turn to hot and dry as expected, be prepared to water. Before spring arrives, check with your landscape professionals.  make sure they are ready to get to work.  do your best to complete landscape related contracts as soon as possible so your vendors can get started in a timely manner. experienced landscape professionals are aware of the vagaries of midwest weather and are as anxious to get started as you are. $

Native Plants are More Hardy mentioned above are the non-native plants

20 C h i C a g o l a n d B u i l d i n g s & e n v i r o n m e n t s

spring 2017



Commercial Condominiums Have Broad Appeal the number of commercial condominiums in the Chicago area continues to grow and the types of business that find them appealing continues to grow as well. When commercial condominiums started to become popular, the draw was for small business owners to achieve equity in real estate (as opposed to paying rent for many years and not having anything to show for it), tax benefits (relating to depreciation) and better control of occupancy costs. While the unit owner cannot totally control increases in real estate taxes and condominium assessments, the larger part of monthly payments are in the control of the unit owner.


ommercial condominiums may be in singleuse buildings that are either office, industrial, or retail. they may also be in mixed-use or multiple-use buildings, including office/industrial, office/retail, residential/retail, residential/ office, and other combinations. as with residential condominiums, commercial condominiums can be either new construction or conversions of existing structures it is now more common to have a given com-

mercial condominium development be dedicated or themed to a group of complementary businesses such as a variety of doctors or attorneys or financial companies with different specialties. “now, there are even commercial condominiums dedicated to high end automobile owners/collectors such as iron gate motor Condominiums in naperville” (see story on iron gate on page 26), says michael d. Baum of property management.

his company is the managing agent for iron gate Condominiums which is a commercial condominium complex built for luxury car enthusiasts. “there are far more similarities than differences between a residential and commercial condo,” Baum continued. “ Both operate under the same premise that the owners possess a percentage of ownership of the common elements and are responsible to pay a monthly assessment fee that is based on their percentage of ownership to cover the expenses associated with the common elements. to me, a building is a building that consists of bricks and sticks. While the appearance of a commercial condominium may be different than a traditional residential condominium, we manage them in basically the same way,” states Baum. “in my opinion, the main difference between residential and commercial condos is the composition of the Board of directors. in a residential condo, the board is comprised of a wide variety of individuals. in a commercial condo, the board members are business owners that are typically wired differently than the average residential board member. as a business owner myself, i enjoy working with commercial condo boards. they tend to be more direct and clear in their communication



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and their business skills can usually be very helpful in the operation of their association,“ he adds. Baum cautions the average common interest community manager, “to stay clear of leasing, as this is a distinct item. in addition, some commercial condos operate with Cam (Common area maintenance) expenses which can be tricky and outside the scope of normal common interest community management (it’s not necessarily too hard to do, but a different wrinkle). Baum adds, “i see commercial condos as an excellent alternative to leasing office space, especially if the owner plans to stay put. it’s a great way to build up equity and also have a say in operating the building.” he concludes, “Just like residential condos, (new) owners or prospective purchasers in a commercial condo should take time to understand how a common interest realty association works and what all is involved.”

Some Common Questions & Issues attorney robert sternberg of Kovitz shifrin nesbit outlined some common questions and basic issues that can come up in commercial condominiums: the illinois Condominium property act - the concept of condominiums in illinois was first authorized in 1963 with the passage of the illinois Condominium property act. While the original writers of the illinois Condominium property act were focused on residential condominiums when drafting this legislation, the illinois Condo act applies to any type of real property. » Parking: the purchaser/new owner needs to understand whether the unit has any deeded parking or limited common element parking, and, if not, what parking rights the unit owner and its employees have. For those properties which have limited common area parking spaces, a purchaser/owner should inquire as to the fees or chargebacks that are associated with these parking spaces. also, the purchaser/owner needs to find out what parking is available for clients or customers. » Noise & Odor: noise and odors are very common issues in condos on all types, especially where there are common hallways. understand that if you are going to be sharing walls and common areas with other members that you may also share noises and odors. it’s also a good idea to find out what remedies may be available if such an issue arises. » Common Area Expenses: the purchaser/new owner should find out what the common area expenses are and if the association’s budget seems reasonable to cover those expenses. » Technology: the purchaser/new owner should inquire about various technology issues, such as the availability of fiber optic cable lines (for internet and tv) and satellite dish installation rights. » Signage: since signage is important in commercial settings, a purchaser/new owner should determine all signage rights and obligations. » Access: in many commercial properties vehicular access rights may be an issue. a purchaser/new

owner should find out how employees, customers, and clients can get from a particular street to the building where the unit is located. » Easements: a purchaser/new owner also needs to know if the other unit owners in the building have access easement rights over adjoining property, and if the owners of adjoining properties may have access easement rights over the property where the new owner/purchaser’s unit is located. » Leasing Restrictions: associations can have many types of restrictions on leasing and subleasing of units so be sure to find out what leasing restrictions are in effect. » Loading Docks: For many businesses loading docks are critical, particularly for industrial and retail properties. a purchaser/new owner should identify what loading dock rights are available for their use. » HVAC Equipment: many commercial properties have the hvaC equipment for each unit located on the limited common elements of the building. a purchaser/new owner should identify what the rights and obligations of the unit owners are with regard to these limited common elements. » Reserve Study/Useful Life: a reserve study (performed by a professional engineer or architect) is a common tool that condos use frequently for planning and budgeting purposes. an association, even a brand new one should have a capital reserve account that is separate from their operating account that is designed to fund future capital improvement projects based on the remaining useful life of the association’s common elements and estimated replacement cost. items such as roads, driveways, roofs and any shared hvaC equipment or other common element items should be addressed.

More Issues to Consider sternberg shared some additional advice for those interested in commercial condominiums. according to sternberg, when purchasing a commercial condominium, prospective purchasers should also understand and consider: » Financing: most purchasers of commercial condominium units will need to obtain financing. not all lenders are knowledgeable or interested in providing mortgages for commercial condo units. so, a purchaser should spend some time at the outset talking to different lenders to find one that has experience in lending to commercial condo unit owners. some lenders will finance the purchase of a commercial unit on terms similar to the terms for financing the purchase of an entire building, while other lenders may use more strict underwriting criteria in evaluating whether to make a loan. the more cautious lenders are concerned about the perceived risk that other unit owners will not pay their assessments, which cover their fair share of common area expenses. such lenders also may question the marketability of the unit in the event of a default, since they believe that there is a smaller market for these units than for a single-user building. » Not For Everyone: Commercial condominiums have some great advantages for all the reasons previously discussed. on the other hand, some people do not favor commercial condominiums

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for the following reasons: + the owner is not in total control of the expenses associated with the property. + the association that controls the property as a whole can impose rules and regulations, which may impede the owner’s ability to do business. + if the business outgrows the condominium unit, the owner may be forced to sell the unit in an unfavorable market. » Consider LLC: When purchasing a commercial condominium unit, business owners need to pay close attention to the structure of the entity used to purchase the unit. Considerations should be the same as when a business buys an entire building. Business owners should consider setting up a separate limited liability company whose members will be the same individuals who are shareholders of the operating company of the business. there are two primary reasons to use this structure. First, it will protect the equity in the condominium unit from the claims of the creditors of the operating company. second, there are tax disadvantages to holding real estate in a corporate entity, which one can avoid by holding title in a limited liability company. » Consider Marketability & Restrictions: the purchaser of a unit also should be concerned with the unit’s marketability, particularly if the purchaser’s business is likely to grow in a short period of time. if the business needs to move to another property, and the unit owner cannot quickly sell the unit, the owner may need to lease the unit to another business. so, the purchaser should carefully review the condominium documents to discover if there are any restrictions on leasing the unit. also, the purchaser should review the condominium documents, as well as applicable governmental zoning requirements, to identify any restrictions placed on the permitted uses of the property. any such use restrictions also could impact the marketability of the unit, when selling or leasing the unit.

Benefits to Not-For Profit Organizations many not-for-profit entities can enjoy additional savings by purchasing a condominium for their businesses rather than leasing. these entities can be exempt from real estate taxation. When leasing from a landlord, a not-for-profit cannot take advantage of this exemption; but if the entity owns the real property directly by owning a condominium unit, the entity can realize the real estate tax savings... which could be substantial.

Increasing Trend as the economy grows, the commercial real estate industry will be a strong and important part of that growth. an increasing number of commercial real estate firms and other parties have become active in commercial condominium sales in the Chicago area. With the many advantages of condominium ownership for various businesses, we can expect that there will be an increased trend in business owners choosing to buy commercial condominiums rather than leasing their places of business. $

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IKEA Thinks Big On Solar Arrays PLANNING ILLINOIS’ LARGEST SOLAR ROOFTOP ON DISTRIBUTION CENTER UNDER CONSTRUCTION IN JOLIET, IL since its 1943 founding in sweden, iKea has offered home furnishings as a brand that is positioned as having good design and function at an affordable price. there are currently more than 380 iKea stores in 48 countries, including 43 in the u.s., where there also are five operating distribution centers. iKea has been ranked among “Best Companies to Work For” and, as further investment in its coworkers, has raised its own minimum wage twice in two years. iKea incorporates sustainability into day-to-day business and supports initiatives that benefit children and the environment. 


rawing from its swedish heritage and respect of nature, iKea believes it can be a good business while doing good business and aims for its operations to minimize impacts on the environment. globally, iKea evaluates all locations regularly for energy conservation opportunities, integrates innovative materials into product design, works with global Forest Watch to maintain sustainable resources, and flat-packs goods for efficient dis-

tribution. specific u.s. sustainable efforts include: recycling waste material (paper, wood, plastic, etc.); incorporating environmental measures into the construction of buildings in terms of energy-efficient hvaC and lighting systems, recycled construction materials, skylights in warehouse areas, and water conserving restrooms; and operationally, eliminating plastic bags from the check-out process, phasing out the sale of incandescent light bulbs and

facilitating recycling of customers’ compact fluorescent bulbs. iKea also has installed electric vehicle charging stations at sixteen stores in the u.s.

Chicagoland IKEA Stores in the Chicago area, iKea has retail stores in Bolingbrook and schaumburg. located on 30 acres at the intersection of the i-90 tollway and the i-290 expressway, the 450,000 square-foot iKea schaumburg opened in november 1998. the 310,000square-foot store in Bolingbrook opened in september 2005 on 23 acres along the i-355 northsouth tollway at the Boughton road exit. in addition to 10,000 exclusively designed items, both stores present approximately 50 different room-settings, three model home interiors, a supervised children’s play area, and a restaurant serving swedish specialties such as meatballs with lingonberries and salmon plates, as well as american dishes. other family-friendly features include a ‘Children’s iKea’ area in the showroom, baby care

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rooms, preferred parking and play areas throughout the stores. iKea also has a 1.25-million-square-foot distribution center in Joliet under construction on 72 acres at the laraway Crossings Business park. the center will enhance the iKea distribution network with a central location allowing goods to be received at coastal ports from both asia and europe and then transported inland to the Joliet facility. the proximity to a nearby railroad intermodal will represent additional long-term transportation options too.  iKea also is planning another, similarly-sized

facility on 62 acres adjacent to the one currently being built. (the timing for construction of the second building remains to be determined).

Solar Rooftop Installations iKea strives to be ‘the life improvement store,’ and in accordance with their sustainability efforts, both the schaumburg and Bolingbrook stores feature rooftop solar arrays. these two solar projects total 248,700 square feet and a generating capacity of 1,989 kW, and were built with 8,463 panels. their investment in solar arrays at their stores

reinforces the long-term commitment of iKea to sustainability and confidence in photovoltaic (pv) technology. iKea owns and operates each of its solar pv energy systems atop its buildings – as opposed to a solar lease or ppa (power purchase agreement). the programs will produce approximately 2,334,081 kWh of clean electricity annually, the equivalent of reducing 1,610 tons of carbon dioxide (Co2), eliminating the emissions of 316 cars or powering 201 homes yearly (calculating clean energy equivalents at www.epa.gov/cleanenergy/energy-resources/calculator.html). individually, the projects’ characteristics are below: Bolingbrook, IL – opened in 2005; store size: 310,000 sF on 23 acres solar program: 140,300 sF at 1,124 kW; 4,784 panels generating 1,300,746 kWh/year equivalent to reducing 897 tons of Co2, 176 cars’ emissions or powering 112 homes

enhancing landscapes for life… • Landscape Maintenance • Landscape Design/Build • Landscape Construction • Seasonal Flower Rotations • Snow and Ice Control

Schaumburg, IL – opened in 1998; store size: 450,000 sF on 30 acres solar program: 108,400 sF at 867 kW; 3,692 panels generating 1,033,335 kWh/year equivalent to reducing 713 tons of Co2, 140 cars’ emissions or powering 89 homes For the development, design and installation of these two stores’ customized solar power systems, iKea contracted with Chicago-based soCore energy, a wholly owned, indirect subsidiary of edison international that has designed and installed hundreds of solar solutions across 21 states.  soCore is one of the largest commercial solar developers in the midwest having done more than 65 commercial scale pv installations across the u.s. “this solar installation is another example of how iKea can build on our ongoing commitment to sustainability,” said Bolingbrook store manager Christof stein. added Ken Bodeen, store manager in schaumburg, “solar panels help reduce the store’s carbon footprint and allow us to improve what we do today for a better tomorrow.” the solar array atop iKea Bolingbrook is now the largest distributed solar photovoltaic installation in the state of illinois as a generator-user that also is tied into the electrical grid. iKea schaumburg’s project ranks as the number two largest distributed solar photovoltaic installation in illinois, behind only the Bolingbrook store. the panels, themselves, were manufactured by solarWorld, the largest and most experienced u.s. solar manufacturer for more than 35 years.

IKEA Midwest Distribution Center

708.926.2304 gsemmer@semmerlandscape.com

24 C h i C a g o l a n d B u i l d i n g s & e n v i r o n m e n t s

iKea will install solar panels on its midwest distribution center which is under construction in Joliet, il. installation will begin in spring 2017, with completion expected in Fall 2017 for illinois’ largest rooftop array. Combined with arrays atop the Chicago-area iKea stores in Bolingbrook and schaumburg, this third project will make iKea owner

spring 2017


of three of the state’s largest solar rooftop installations. the company is illinois’ largest solar owner. the distribution center’s 470,545-square-foot solar array will consist of a 2.91 mW system, built with 8,966 panels, and will produce approximately 3,411,600 kWh of electricity annually for the facility, the equivalent of reducing 2,398 tons of carbon dioxide (Co2) – equal to the emissions of 506 cars or providing electricity for 354 homes yearly (calculating clean energy equivalents at www.epa.gov/energy/greenhouse-gas-equivalencies-calculator).  For the development, design and installation of the facility’s solar power system, iKea again selected soCore energy. gray Construction is managing the construction of the Joliet distribution center, which will receive and inventory goods sold at iKea stores worldwide.   “We are excited to further our sustainability commitment with solar panels on our future midwest distribution center,” said lars peterson, iKea u.s. president.  “installing illinois’ largest rooftop array advances our vision of creating a better everyday life for the many.” the solar installation in Joliet will represent the 45th solar project for iKea in the united states, contributing to the iKea solar presence atop nearly

90% of its u.s. locations, with a total generation of more than 40 mW. globally, iKea has allocated $2.5 billion to invest in renewable energy through 2020, reinforcing its confidence and investment in solar photovoltaic technology. Consistent with the goal of being energy independent by 2020, iKea has installed more than 700,000 solar panels on buildings across the world and owns approximately 300 wind turbines, including 104 in the u.s. – 49 of which are in hoopeston, il (the renewable energy portfolio of iKea in illinois also includes a 49-turbine wind farm in hoopeston, il) $

Y Shown here is Lars Peterson of IKEA.

Shown here is the solar array on the roof a the IKEA store in Schaumburg.

Y Shown here is the solar array on the roof a the IKEA store in Bolingbrook.

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Iron Gate Motor Condos Provide Smooth Ride Bloody mary in hand, a neighbor wandered through nicholas hentges’ place across the multi-layer epoxy floor that gleamed like black marble, past the walls faux-finished to a tuscan villa crackle and bar with its flat-screen tv and craft beer on tap, up the stairs to the glass wine cellar, past the pool table and out onto the deck with its stone fire pit and view of a wetland and woods.


t kind of sucks except for the deck,” the visitor deadpanned. hentges grinned. this place at iron gate, a 45acre gated community in the Chicago suburb of naperville, has been a dream for him and his wife. But the star attractions were parked downstairs: a 1953 Bentley, a 2011 Bentley Flying spur, a 2005 Ferrari and a 2004 rolls royce phantom. iron gate motor Condos is a luxury garage complex - a community of custom buildings housing units specifically designed to store and display cars. not just any cars. porsches, teslas, Corvettes classic, performance and exotic cars lovingly collected by people like the hentges. iron gate is the brainchild of tom Burgess, a developer of light industrial flex space and himself a car collector. With 19 cars to his name, he was familiar with the problem collectors face: Where to store and display their cars. he built himself a car condo in one of his corporate developments in 2005. But he realized that he was looking for more than storage space. “the true missing component was the interaction with other like-minded car guys,” he said. “i missed being around other guys who liked the same things i did.” and so, on land he had bought intending to build another corporate center before the economy slowed down, he built a garage lifestyle community.

Chrome & Coffee Events Get People Talking around him at this recent Chrome & Coffee open house, a monthly event, that community was humming. people ambled through the streets with names like indy Blvd. and octane lane, looking at cars on display as loudspeakers played the likes of “(get Your Kicks on) route 66.” hentges, president of Captive resources, an alternative insurance company, was happily talking cars with visitors at his bar. dave Kelsch, Ceo of advanced data technologies, a communication wiring firm in naperville, was giving an informal tour of the rock music studio he built in his condo’s third floor (some units have upper levels). dennis Kostic, president and Ceo of Weir international, a mining consulting company, was singing iron gate’s praises. “We had our cars stored at warehouses across naperville, but we could never drive them,” he said. “any time i wanted to drive one, it would take 3 hours to back out 12 cars.”

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But that was only part of the appeal. the other was the buzz of talk and laughter. “this is an amazing, amazing community,” Kostic said. “every time we come out, it’s always a party.” the community was built around, and for, cars.

Physical Building Characteristics to avoid damaging those that ride low, the streets have no drains. they are made of permeable concrete that allows storm water to percolate down into infiltration trenches with a 4-foot layer of Ca7 gravel and then into a nearby drainage pond. “it works for us because it provides a smooth driving surface, and it works for the environment,” Burgess said. he is building a tunnel between iron gate and the adjacent commercial iron gate motor plaza not because one is necessary, but because car guys love to rev their engines inside tunnels. “i will probably have to have a clock saying, ‘You’ve spent enough time in the tunnel,” he joked. the sociability is designed in, too. instead of dividing the project’s open space into small parcels separating buildings, Burgess concentrated it in a single 22-acre portion that he left undeveloped as

a nature area. “that’s so we can be a little closer and more neighborly here,” he explained. “You open your doors, your neighbors open their doors - it’s kind of how you grew up. We call it iron gate tailgating.” the condos are inside a series of custom buildings sided in low-maintenance, long-lasting hardie board. units are bought as shell spaces with plumbing and electrical service roughed in, radiant heat and mezzanines for prices starting at $139,900. the cars are parked and displayed on the first floors, which have 20-foot-high ceilings and, often, lifts to store more cars or let owners work on them. the floors are made of 5 inch-thick concrete with radiant heating for energy-efficient, comfortable heat. drains are built into the floors and connected to triple catch basins.

the units range in width. many owners buy several units and combine them. even then, there isn’t room for all their cars; hentges, for instance, has 12. iron gate has an underground garage for the overflow. stairs lead up to mezzanines overlooking the garage level. it is here that the owners deploy their personal styles to build luxury playgrounds. phil spiewak, vice president and treasurer of Century tile, is outfitting his new car condo in retro style. a vintage sinclair gas station sign is suspended over the cars. upstairs, the bright white kitchen has turquoise cabinets and a yellow and gray checkerboard floor. in the bathroom, little lights embedded in the ceiling twinkle like stars. Kostic and his wife covered their car-display floor in armored triple-epoxy flooring in a gleaming black and white pattern. “it’s so easy to







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ChiCagoland Buildings & environments



clean we put the same floor into our house,” he said. the garage floors are so spotless that it looks like he scrubs his tires before driving inside. Kelsch’s kitchen has sleek black cabinets and granite countertops. the backsplash, made of white quarry split face tile with stainless steel inlays, has electrical outlets with built-in usB ports. a beer tap serves local artisan two Brothers product, at least currently. “We rotate,” Kelsch said. in the third floor music studio, a jaw-dropping collection of classic and historic guitars - he collects and plays them - is displayed on the walls. one end of the space is packed with amplifiers, speakers and a drum kit. he and his wife have 3 sons; all play music, and one rehearses his progressive rock band here. downstairs are some of his cars: a mclaren mp4-12C, a audi r8 v10, a tesla model s p90d, a dodge viper, a 50th anniversary Corvette Convertible and an orange and white 1969 Chevy Camaro indy pace Car. the garage is outfitted with a full tool set, a 4post lift and a long rack of tires. luxury aside, this is a working garage for performing basic maintenance. “i’m a car geek like everybody else here,” he said. the units have kitchens and bathrooms, but no bedrooms. iron gate is zoned commercial; despite all the comforts of home, people can’t live here as their permanent address.

Which isn’t to say they can’t occasionally spend the night, especially if an evening has been particularly social in a liquid sense. “i’ve got a murphy bed in mine,” Burgess said. “the word from the village is, if you’re having a good time, stay out there.” sales began in 2014. the first phase of 60 units sold out; about half of the second phase’s 60 units have sold; and a third phase of another 60 units is planned to break ground this spring. Buyers are passionate car collectors who live along the i-88 corridor in the western suburbs, with a few coming from Chicago and other surrounding small cities and suburbs. the units are condos, and operate as such. owners pay monthly condo association fees, which cover outside maintenance and snow removal. daily operations are overseen by a local professional management company.

Sense of Community But owning a motor condo at iron gate is a unique experience, owners say, starting with that sense of community. “We’ve made so many friends,” Kostic said. “everyone here is so much fun to be with. there is not a single person here that has an attitude.” the condo units become far more than car storage. “We use it for everything,” said Kelsch. “We

host parties. We host political events. We host charity events. We have anniversaries, birthdays, dinners with friends. our kids use it to watch movies.” Charity events have generated $250,000 for local groups so far, Burgess said. hentges said, “people think it’s a man cave, a place to get away, but it’s not that at all. the best way i can describe it is, it’s kind of a country club for car guys. my wife is fully involved. We’ve had parties here. We do charity events. We’ll come out on a saturday and see who wants to have a glass of wine around the fire pit.” he also treasures the quiet times, when it’s just him and his wife sitting around the fire pit sipping wine and gazing out over the nature preserve. “in the fall and spring, the ducks and geese put on an air show here,” he said. no one is happier than Burgess. iron gate is not just another development for this builder. his late father, who was also his mentor, told him to “do the car thing” because you’ll be building something for people you will enjoy being with. and he has. “i never conceived that i would be dealing with such a fine group of people,” he said. “there’s not one pretentious person here. it’s a very uplifting group with a lot of positive energy, who really love cars. i’m blessed.” $

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