Chicagoland Buildings & Environments Autumn 2019

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Buildings Environments CHICAGOLAND


$ AUTUMN 2019

Proactive Energy Cost Reduction on the Rise in Chicago High-Rise Buildings F E AT U R E S

Improving Energy Scores Drones in an Association: 5 Things to Consider How Aging in Place Affects Your Community New Laws Impacting Illinois Employers 2019 Emerald Award Winners Collage at Mies Van Der Rohe Building The Weather and Your Landscape Creating a Dementia-Friendly Housing Environment Sustainability and Your Association: 10 Things to Consider New Academic and Residential Complex Completed at The University of Illinois at Chicago



















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table of contents COVER STORY

03 Proactive Energy Cost Reduction on the Rise in Chicago High-Rise Buildings By Matthew D. Swanson L E G A L U P D AT E

07 Drones in an Association: 5 Things to Consider By David Bendoff S P E C I A L F E AT U R E

09 How Aging in Place Affects Your Community By Angela Williams Duea L E G A L U P D AT E

10 New Laws Impacting Illinois Employers By Kevin D. Kelly 12 Chicago Green Initiatives By Michael C. Davids INDUSTRY HAPPENEINGS

13 2019 Emerald Award Winners 14 Collage at Mies Van Der Rohe Building 16 Editors Message 17 Directory Advertising THE LANDSCAPE BUYER

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

24 Creating a Dementia-Friendly Housing Environment By Angela Williams Duea L E G A L U P D AT E

25 Sustainability and Your Association: 10 Things to Consider By Michael Kreibich PROPERTY PROFILE

27 New Academic and Residential Complex Completed at The University of Illinois at Chicago S P E C I A L F E AT U R E

29 Improving Energy Scores By Angela Williams Duea

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Proactive Energy Cost Reduction on the Rise in Chicago High-Rise Buildings By Matthew D. Swanson, LEED AP, CEM - Elara Engineering Over the course of the last several years, the City of Chicago has increased its focus on promoting energy efficiency for buildings of all types. Beginning with its participation in the C40 program, followed by voting to approve the Energy Use Benchmarking Ordinance 2015, the City of Chicago has not been silent about its desire to be a national leader when it comes to energy efficiency and reducing carbon emissions.


n recent years, the City of Chicago has seen an increase in the construction of new high-rise residential buildings. With the City of Chicago’s push for energy efficiency, new high-rise residential buildings are held to a modern standard of energy performance and must participate in the City’s sustainability program. Considering this growing focus, there is added pressure on existing high-rise residential buildings to lower their energy costs to maintain a competitive position in the market. An increasing number of building owners and

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managers within the City of Chicago are having energy audits performed for their high-rise residential buildings that are focused on identifying opportunities to lower energy costs while considering a practical approach that takes into account each opportunity’s overall value to the building’s owners and occupants. One such building undertaking a proactive approach to lower their energy cost is the existing 474 North Lake Shore Drive high-rise condominium building located in the Streeterville neighborhood of

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Chicago. The proactive approach that Elara Engineering identified and ultimately implemented by the 474 North Lake Shore Drive Condominium Association has resulted in a 23% reduction in relative energy costs since 2007 which translates to a savings of $127,920 annually.

474 N. Lake Shore Drive 474 North Lake Shore Drive Condominium is a 61-story high-rise building constructed in 1991. with approximately

505 condominium units, a multi-level parking garage, and residential amenity spaces. The exterior bulding envelope is comprised of primarily concrete, brick, and glass. The square footage of the building is broken down as follows: • 558,000 ft2 of residential area • 242,000 ft2 of parking garage and amenity areas Space heating for the building is accomplished via a central atmopheric hot

water boiler plant which is original to the building. The boiler plant supplies hot water directly to common area air handling equipment, condominium fan coil units, and a water-to-water heat exchanger located on the 15th floor. The water-towater heat exchanger serves air handling units (lobby, retail, fitness area, and pool), unit heaters, and fin tube radiation for the parking garage. The building’s cooling is provided by a central chiller plant located in the lower mechanical penthouse. The chiller plant consists of (1) a 455-ton centrifugal water cooled chilller which is original to the building and (2) 250-ton turbocor multiple compressor chillers which were installed in 2018. Heat rejection for the chillers is provided by a two-cell cooling tower that is also original to the building. Simlar to the boiler plant, the chiller plant serves the common areas and residential fan coil system. A water-to-water heat exchanger installed in the 15th floor mechanical space serves the lower floors. Domestic hot water for the building is provided by a total of three (3) heaters: (2) new condensing heaters installed in 2015 and (1) older non-condensing heater. A new triplex booster pump installed in 2017 system located in the basement of the building provides flow and pressure for the building’s domestic cold water. Ventilation for the building is provided by (2) makeup air units (MAUs) that provide conditioned outside air to the building in order to “make-up” for the air that is exhausted through the central exhaust systems. There are also general exhaust fans, kitchen exhaust fans, toilet exhaust fans, and dryer exhaust fans that reject air from the bathrooms, kitchens, and dryers in the residential condominium units. The exhaust system was designed to be variable, so the fan speeds modulate using variable frequency drives (VFDs). The current building control system consists of a web interfaced building automation system which governs all the mechanical equipment.

Energy Efficiency Improvements Beginning with an energy audit prepared by Elara in 2008, the Condominium Association at 474 North Lake Shore Drive has kept a consistent focus on the energy performance of their building and continuously implemented energy conservation



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recommendations identified in their 2008 energy audit. Further, they have updated their energy audit multiple times including in 2011 and 2015 to continually recognize energy efficiency opportunities and to quantify the savings associated with improvements that have already been made. The following table shows the normalized natural gas and electricity consumption for the building in 2007 prior to the energy audit and subsequent years thereafter once energy efficiency projects were initiated: The following summarizes the energy conservation measures that Elara recommended to improve the energy performance of the building:

Energy Audit Recommendations: • Additional VFDs on the building’s dual temperature pumps • Changes to the building’s chilled water pumping strategy • Repair of failed bathroom and kitchen exhaust dampers including the installation of VFDs on the bathroom and kitchen exhaust fans


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• Sealing of openings in the Elevator Penthouse • Phased installation of a centralized Building Automation System • Installation of free cooling for the Elevator Penthouse

2011 Energy Audit Update Recommendations: • Installation of condensing domestic hot water heaters • Continued phased installation of the centralized Building Automation System • Installation of new energy efficient lighting

2015 Energy Audit Update Recommendations: • Installation of variable speed booster pumps • Continued phased installation of the centralized Building Automation System



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• Installation of high-efficiency chillers • Replacement of the pool air-handling unit • Replacement of the fitness center airhandling including converting it from constant volume reheat to variable air volume

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Y Water-Cooled Chiller located in the Mechanical Penthouse Consistent with Elara’s recommended strategy, 474 North Lake Shore Drive chose to initially implement projects which addressed “low hanging fruit” such as controls and VFDs that have a short term payback and reduce the overall load of the building systems. This strategy paid dividends during a 2016 chiller plant replace-


ment. Since the demand of the end user systems (i.e. air handling units, exhaust fans, etc.) was reduced as part of the initial energy efficiency projects, 474 North Lake Shore Drive was able to install new chillers that were smaller in capacity than the existing chillers; resulting in both lower initial and operating costs. The savings


associated with this allowed the Condominium Association to fund other energy efficiency upgrades. In total, the above recommendations represented an incremental cost of $900,000 with a payback of less than 10 years and were all implemented by the Condominium Association at 474 North Lake Shore Drive. Additionally, $58,275 was obtained through utility incentive programs to assist in funding the projects as a result of the energy efficiency improvements implemented. The proactive approach taken by the building’s management team and the Condominium Association at 474 North Lake Shore Drive has lowered their energy costs and allowed them to invest further in energy efficiency and other beautification projects that have further enhanced the overall value of their building. With their continued efforts, 474 North Lake Shore Drive serves as an excellent example of energy conservation efforts applied and savings realized without significant inconvenience to building occupants or largescale capital costs. $

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Drones in an Association: 5 Things to Consider By David Bendoff – Kovitz Shifrin Nesbit

The Federal Aviation Administration estimated that over 2 million drones would be sold in the United States during 2019. ( The proliferation of these unmanned aircrafts has created unique concerns involving privacy, access, and safety. Below are four considerations involving drone use in condominium, homeowner, and townhome associations.

1. Restrictions

2. Industry Applications

Presently, the FAA prohibits commercial drones unless the government agency issues an exception. Personal and recreational drone use is allowed. However, the drone must be flown within the visual sight line of the operator. Additionally, the drone cannot be flown: • over 400 feet above the ground,

Drones equipped with cameras are being used by a number of industries, including: • real estate agents filming a property for a listing;

• above heavily populated areas, or • within three miles of an airport.

• contractors in the inspection of roofs, tuckpointing, and structures with challenging access; • telecommunication companies for inspections and repairs of cell towers; • insurance companies in assessing damaged property; and • land development agencies in ground surveying and urban planning.

3. Privacy If an association uses a drone for property inspection purposes, it needs to avoid invasion of privacy claims. For example, the drone camera should not record or transmit video or photograph inside of a unit through a window where an owner has a reasonable expectation of privacy. Furthermore, while it may be tempting for an association to police rules violations with a drone, the political and legal consequences can be extensive.

4. Property Damage and Personal Injury Whether it’s caused by operator or mechanical error, the potential for property damage or personal injury caused by an accidental drone crash landing is a realistic safety concern. While drones typically only weigh between one to three pounds, an FAA report ( UASGroundCollisionReport.php) noted that a drone collision can cause measureable blunt force trauma.

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Drones also have sharp blades spinning at 8000 RPM (revolutions per minute) that can cause lacerations. Moreover, a drone crash can spread debris including sharp metal and battery chemicals.

5. Association Regulations An association’s common concern is likely the use of drones by residents for hobby or recreational purposes. Associations should consider adopting appropriate rules and potential amendments to their recorded covenants. Regulations can include: • establishing no-fly zones around power lines or walkways; • maintaining time restrictions on use of drones; • addressing liability concerns by requiring residents who use a drone or who receive to indemnify the association; and • registering resident drones like motor vehicles. Whether you live in a high-rise condominium or a sprawling suburban homeowners association, drones already present unique issues. Moreover, as unmanned aircraft vehicle technology advances, more concerns will arise. How will an association address drone delivery of packages or construction equipment? Where can the drone land? Are there restricted hours of operation? Satellite dishes and solar panels presented similar technology adoption challenges. Nevertheless, associations need to be proactive in developing reasonable rules and restrictions to address legitimate concerns and balance competing interests raised by drone use. An increasing number of consultants and contractors are utilizing drones as part of services they perform at various properties, so be sure to make them aware of any regulations you may have at your property. If your association has questions regarding drone use in your community or is interested in reviewing/adopting regulations, do not hesitate to contact your association attorney. $ Editor’s Note: This article is made available by the lawyer or law firm publisher for educational purposes only as well as to give you general information and a general understanding of the law, not to provide specific legal advice. This article should not be used as a substitute for competent legal advice from a licensed professional attorney in your state.



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How Aging in Place Affects Your Community By Angela Williams Duea - Lieberman Management According to an AARP study, only a fifth of Baby Boomers plan to move to a new geographic area when they retire. That means that the majority of retirees are planning to age in their current community. This trend has created what is now called naturally occurring retirement communities – NORCs. As these residents age in place, they will require special services in housing, transportation, health, accessibility, and safety.


or community associations, long-term residents can be a benefit to the neighborhood. They are often the owners who are most invested in their homes, as it is likely to be their final home. Retirees are often the first residents to volunteer for the board or other committees, and they have the time and interest to organize social and charity events that bring the neighbors together. Some retirees have financial troubles, and this trend is likely to grow, with longer lifespans and increasing medical costs diminishing their retirement savings. Health problems can translate into mobility problems, including difficulty in escaping from emergencies and moving around in their homes. Mental problems such as depression and dementia cause

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safety problems of their own, and owners who are hoarding can cause difficulties for their neighbors. Aging in place also brings new considerations to a community. An association with a larger elderly population will have to designate more handicapped parking and perhaps retrofit areas for ADA accessibility. Some communities have installed extra stability bars and more wheelchair ramps, some have hired door staff to assist the elderly, while others have made arrangements for shuttle buses for large numbers of residents who no longer drive. It’s important to include elderly residents in planning for accommodations that will benefit them. For example, one Chicago condo association that was recently updating their gym facilities had a

few retirees on the renovation committee. They were able to lobby for treadmills and stationary bikes that were easier to mount and dismount, and extra handrails that helped with stability. Lieberman Management Services is on the forefront of aging in place planning. Margaret Shamberger, Regional Manager, is a member of the Age Friendly Chicago Commission. Together with nurses from the University of Illinois at Chicago, they are implementing a tool to help property managers recognize signs of dementia or other severe health problems, and assist them in getting the services they need. If your community association or co-op has a significant number of residents who are elderly, your board should review your governing documents with your property management company. Determine how your CC&Rs match with federal and state laws to get a better sense of what your community might need to amend. For more information about how to plan for your elderly population, you can always contact your LMS property manager.




New Laws Impacting Illinois Employers By Kevin D. Kelly, Locke Lord LLP In May 2019, the Illinois legislature passed three new laws that will significantly impact employers of all sizes throughout the state.

Workplace Transparency Act First, the Illinois legislature has followed in the footsteps of several states in the wake of the “#MeToo” movement and has passed significant amendments to the Illinois Human Rights Act for the purpose of strengthening protections against workplace harassment. The new law, entitled the Workplace Transparency Act, has the following key features, which are effective January 1, 2020 once signed by Governor Pritzker (which he is expected to do): • The Act limits the ability of employers to require employees to keep the circumstances of any workplace harassment issue confidential as part of a settlement or separation agreement. Although the Act does not interfere with the ability of employers to require confidentiality with respect to the amount of a settlement (or the amount of a severance package to a terminated employee), the Act prohibits confidentiality of the facts surrounding


workplace harassment allegations except where the employee has agreed to such confidentiality after 21 days to consider it and seven days to revoke the agreement. • The Act prohibits any employment contracts or policies that restrain employees from reporting unlawful conduct (such as workplace harassment) to federal, state. or local officials. • The Act requires all employers in the state to conduct annual harassment training for all employees. The training must meet specific requirements to be promulgated by the Illinois Department of Human Rights. These requirements are not yet available but are expected to be issued later this year. • The Act expands the coverage of the Illinois Human Rights Act to all employers in the state with one or more employees. Previously, certain aspects of the Human Rights Act applied only to employers with 15 or more employees.


• The new Act expands the protections of the Illinois Human Rights Act to independent contractors, not just employees. This means that an independent contractor who experiences harassment while performing work can bring a harassment claim against the entity that hired him or her. • The Act limits the ability of employers to insist upon arbitration of harassment claims, except where the employee’s agreement to arbitrate meets certain specific criteria set forth in the Act. Notably, the Act does not impact arbitration under a collective bargaining agreement. It is possible that the Act’s restrictions on arbitration may be preempted by the Federal Arbitration Act, which prohibits states from enforcing laws that treat arbitration agreements differently than other contracts.

Cannabis Regulation and Tax Act A second new law, that is also effective January 1, 2020, is the Cannabis Regulation and Tax Act, which will legalize recreational marijuana in Illinois for the first time. The legalization of recreational marijuana

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will have a significant impact on workplace drug policies. Marijuana is a drug that remains in a person’s system for an extended period of time after use, which means that while a workplace drug test can determine if someone has used marijuana sometime in the recent past, the test cannot determine if the person was actually under the influence of marijuana or impaired by marijuana at work. Previously, employers in Illinois could test employees for marijuana and terminate an employee for a positive test as part of a zero-tolerance drug policy regardless of whether or not the employee was ever actually impaired at work. The new law changes this. Now, because marijuana will be considered a lawful product under the Illinois Right to Privacy in the Workplace Act, employers will not be allowed to take disciplinary action against employees who use marijuana off-duty and outside of the work premises. Furthermore, the Act specifies that employers can only take action against an employee who is impaired by marijuana at work. This means in practical terms that, with the exception of testing that is required by some other federal or state law, employers will only be able to conduct marijuana testing where an employee appears to be under the influence at work, such as when the employee’s behavior suggests impairment. Although the Act doesn’t expressly restrict pre-employment marijuana testing or random marijuana testing, employers will no longer be able to use the results of such tests against an employee or applicant because the tests will not be tied to any evidence of actual impairment.

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Illinois Equal Pay Act Finally, the Illinois legislature, consistent with what many states and localities have done throughout the country, enacted amendments to the Illinois Equal Pay Act to prohibit employers from inquiring about the wage or salary history of applicants for employment. The new law, which has the goal of addressing pay inequities based on sex and other characteristics, means that employers will not be able to seek wage or

salary history from an applicant directly or from the applicant’s former employers. Employers can, however, ask an applicant about the salary he or she desires and can inform an applicant about the salary range for the position. If an applicant discloses his or her salary history without prompting, an employer cannot rely upon that information in making a hiring decision or in setting the applicant’s salary upon hire. The Equal Pay Act amendments also make clear that employers cannot in any way restrain employees from discussing their wages amongst themselves, and, in light of this, employers will need to consider whether they need to make adjustments to their handbook policies or confidentiality agreements to ensure that confidentiality requirements cannot be interpreted as a restraint on employee wage disclosure. The Equal Pay Act amendments are effective 60 days after signature by the governor. As of the writing of this article, Governor Pritzker has not yet signed the legislation but is expected to do so soon. Illinois employers should expect continuing expansion of employee-protective laws in the coming years, as should employers in the City of Chicago with a new mayoral administration. These ever-expanding laws will make labor and employment law compliance increasingly complex. $




Chicago Green Initiatives By Michael C. Davids Ranked #1 by The Economist for environmental policies, Chicago is home to more green-certified buildings and rooftop gardens than any other city in the country. LEED BUILDINGS: With 67 LEED-certified projects, as well as 133 silver, 165 gold and 36 platinum, Chicago officially has more green-certified buildings than any other city in the country. This includes McCormick Place West and the Modern Wing at the Art Institute of Chicago. Chicago also has more green-certified hotels than any other city in the United States, according to USA Today.

ECO-FRIENDLY AIRPORTS: O'Hare is home of the world's first airport aeroponic garden, which provides fresh produce and herbs to the airport's restaurants year-round. Both O’Hare and Midway Airport International concessions went green by the end of 2013 by participating in recycling, use of ecofriendly packaging, procuring sustainable ingredients, and donating surplus food.

GREEN ARCHITECTURE: Chicago has 300-plus green rooftops, covering 5.5 million square feet. They can be found on top of buildings including City Hall, Target, Apple store and even some McDonald's restaurants.


GUARANTEED GREEN CHICAGO RESTAURANTS: Chicago's visitors and locals can choose from a large list of Certified Green Restaurants and caterers in the city. GREEN MUSEUMS: Ten museums, including The Field Museum and the Shedd Aquarium, have taken the lead in adopting environmentally friendly practices, from green business operations to green exhibits.


• Hybrid Buses: Chicago Transportation has 250 eco-friendly hybrid buses • Divvy Bikes: There are 6,000 Divvy bikes available for renting at 580 stations across Chicago, making ours the largest bike sharing program in the country CHICAGO AS AN ECO-FRIENDLY DESTINATION: In addition to having the largest convention center in the Western hemisphere, Chicago’s McCormick Place is dedicated to the highest standards of sustainability.


Chicago boasts 600 parks, 8100 acres of green space, bird sanctuaries, wildlife preserves and miles of sandy beaches. The City of Chicago has a steadfast commitment to becoming one of the country’s most eco-friendly destinations for visitors and conventions. You can visit Chicago’s website to find out more about the Chicago Climate Action Plan which outlines efforts to reduce greenhouse gas emissions by 25% by the year 2020, their Smart Grid Legislation which is intended to help build Smart Grid technologies and modernize Chicago's electric system, and the city’s Solar Grant that was recently awarded to reduce the barriers and costs associated with solar energy. $

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INDUSTRY HAPPENINGS 2019 Emerald Award Winners The Illinois Green Alliance announced the winners of the 14th annual Emerald Awards for 2019. Each year, the annual Emerald Awards program recognizes the unique green building leadership in Illinois by featuring the best and brightest individuals, projects, and technologies championed in Illinois. “The projects and leaders recognized are more than innovators in green building solutions, they are committed to making more people in more communities benefit from sustainable design, technology and construction,� said Brian Imus, Executive Director of Illinois Green. The 2019 Emerald Award winners include: Nathan Kipnis FAIA, was honored with the Emerald Award for Individual Leadership for his long-time commitment to advancing sustainability within the built environment. His commitment to carbon drawdown action is reflected not only in the award-winning homes he designs but in his work as a dedicated volunteer and advocate for the green building movement. Nate is advancing sustainability at many different scales, from his role locally in helping craft the Evanston Climate Action Plan, to helping pass the Lake Michigan Wind Energy Act, to serving as a founding member and current national co-chair of the AIA’s 2030 Commitment. The University of Illinois at Chicago received the Emerald Award for Organizational Leadership for its plan to advance the practice of sustainability among all campus stakeholders through operations, education, research, and leadership. The recently developed Climate Action Implementation Plan (CAIP) includes stated goals of becoming a Carbon Neutral, Zero Waste, Net Zero Water, and Bio-diverse campus that has the potential to reduce UIC greenhouse gas emissions by an average of 15,900 MTCO2e per year.

LUCHA, a non-profit affordable housing developer with a mission to advance housing as a human right by empowering communities received the Illinois Green Mission Award. Their commitment to and recognition of green building as critical to improving the quality of life for everyone in every neighborhood truly met the spirit of the Mission Award. Most recently, LUCHA completed the first affordable Passive House multifamily building in Illinois, Tierra Linda, and have gone above and beyond by using their experience to educate and encourage building practitioners to raise the bar in green affordable housing projects. Illinois was recently recognized as the state with the most LEED-certified (Leadership in Energy and Environmental Design) square footage per capita and Chicago was ranked the greenest city by the Green Building Adoption Index. “This year, the outstanding achievements in sustainable leadership being recognized underscores why Illinois is leading the nation in green building innovation,â€? continued Brian Imus. “Limelight is an opportunity to applaud their efforts and celebrate the achievements of Illinois’ sustainability industry.â€? These sustainability achievements were celebrated at Illinois Green’s annual Limelight Reception on Tuesday, May 14th at Venue Six10 located in the Spertus Institute at 610 S. Michigan Avenue in Chicago. Â


Y Shown here is McDonald’s Flagship Restaurant in Chicago’s River North.

Y With enrollment hitting record-setting levels at the University of Illinois at Chicago this fall and projected numbers of new students climbing by as many as 10,000 over the next decade, a new “living-learning� community was recently built to provide necessary residential and academic spaces for students. “This new facility will revitalize campus housing and provide muchneeded amenities to our students,� said UIC Chancellor Michael Amiridis. “By creating innovative public-private partnerships we are able to address our capital infrastructure needs in the current fiscal environment.�

The McDonald’s Flagship Restaurant in Chicago’s River North was recognized with the Emerald Award for Green Building Innovation. The structural system, Cross Laminated Timber (CLT), is the first commercial use in Chicago and has a lighter environmental footprint than concrete and steel. The carbon saved by using a CLT and Glulam structure instead of a non-wood structure is equal to removing over 34,000 passenger vehicles from the road for one year and is one of the first to use alternative concrete that sequesters recycled CO2 into fresh concrete mix. The Well Farm at Voris Field in Peoria Illinois is one of the first ‘stormwater farms’ in the country and received the Emerald Award for Community Impact. As a community driven pilot project, the innovative urban farm approach to green stormwater infrastructure helps achieve community goals of access to fresh food, job creation, reduced flooding and overall increased resiliency in a low-income, underinvested community.

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Acclaimed Photographer Assaf Evron to Unveil Three-Story Tall Collage at Mies Van Der Rohe Building “The Collages for the Esplanade Apartments” at 900 N Lake Shore Drive Will Be On Display From September 17 to October 1




elebrated Chicago artist and photographer Assaf Evron, along with the Esplanade Apartments located at 900 and 910 N Lake Shore Drive, today announced Collages for the Esplanade Apartments, a three-story temporary installation presented with the Elmhurst Art Museum. Presented in conjunction with EXPO CHICAGO the Chicago Architecture Biennial, the installation on the building’s eastern facade will be on display from September 17 to October 1. The residential complex, located at 900 and 910 N Lake Shore Drive, were the first high-rise buildings designed by iconic German architect Ludwig Mies Van der Rohe to fully implement a continuous exterior curtain wall separate from the structural frame, and features his signature modernist style. Drawing on Mies’ focus on the connection between art and architecture, Israel-born Evron’s collages are a distinct homage to the architect’s collage works. Mies’ collages on paper featured domestic interiors with American landscapes seen through their glass windows and were used as a graphic device in architectural studies and proposals to clients in the United States. The site-specific installation is a continuation of Evron’s ongoing collage series, first showcased at the Elmhurst Art Museum’s McCormick House – another Mies van der Rohe structure. In a similar fashion, The Collages for the Esplanade Apartments treats the building’s windows with an Israeli mountain range. This insertion of rock formations from Evron’s homeland – a location where pre-human cave dwellings have been discovered -creates a dialogue about the origins or architecture, natural resources and global citizenship. “Mies van der Rohe’s buildings explore the relationship between nature, art and architecture, merging them into one aesthetic,” said Evron. “Using Mies’ logic and applying it onto his building, the caves – a natural residential high-rise – create a juxtaposition between the natural and modern architecture.” According to Trinita Logue, the Esplanade Apartments’ condo association board chair, Evron’s installation is the perfect fit for the building. “As residents of one of Mies van der Rohe’s most recognizable architectural designs, we’re very proud to be a part of this breathtaking installation,” says Logue. “As an artist and Mies van der Rohe fan himself, Assaf Evron is the perfect fit to bring to life Mies’ own collage strategy on the building’s façade more than sixty years after its completion.” The Collages for the Esplanade Apartments installation is made possible by participating resi-

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dents and by funding from ARTIS, corporate sponsors, and individual gifts. The installation is featured as part of EXPO CHICAGO’s IN/SITU Outside program, which provides the opportunity for exhibitors to present temporary public art installations situated along the Lakefront and throughout Chicago neighborhoods, presented in partnership with the Chicago Park District (CPD), the city of Chicago's Department of Cultural Affairs and Special Events (DCASE) and Navy Pier. For more information on Mies van der Rohe and the 900 and 910 N Lake Shore Drive buildings, please visit For more information on Assaf Evron and his body of work, visit

The Collages for the Esplanade Apartments treats the building’s windows with an Israeli mountain range and will be on display from September 17 to October 1.

About Assaf Evron Assaf Evron is an Israeli born artist and photographer based in Chicago. His work has been exhibited in galleries and museums internationally. Evron holds an MA from The Cohn Institute as well as an MFA from the School of the Art Institute of Chicago, where he currently teaches. He has received numerous grants and awards including The Graham Foundation (2017), Israel Lottery (2017) Artis (2016), The Gerard Levy Prize (2012), The James Weinstein Fellowship from SAIC (2013), The Israeli Ministry of Culture and Education Prize for Young Artists (2010). Evron was part of the 2012 Venice Biennial for Architecture and the 2015 Chicago Architecture Biennial. Currently his photographic commissioned work is on view at the Art Institute of Chicago and his first US Museum solo show at Museum of Contemporary Art in Chicago runs through January 2020. For more information, visit

About The Esplanade Apartments Designed by Mies van der Rohe and built by Herbert Greenwald on Lake Shore Drive between Chestnut and Walton Streets, The Esplanade Apartments were the first high-rise buildings designed by Mies to fully implement a continuous exterior curtain wall that was articulated separate from the building’s structural frame. This technology was used by Mies in all his future high-rise projects, including the celebrated Seagram Building completed in 1958, and has become the standard in modern high-quality high-rise construction. Today, 900 and 910 N Lake Shore Drive stand as one of the most visible and iconic residential high-rise complexes in downtown Chicago. $

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editor’s message


Volume 15, No. 1, Autumn 2019


he year the spring season was again very cool and wet and it stayed that way into June. The wet weather in spring caused significant de-

lays for exterior building maintenance, improvement and restoration projects. The spring also caused fast growth of trees, shrubs, grass and weeds that were a challenge for landscape professionals to keep up with. Temperatures didn’t really get warmed until July and then it turned hot and dry. Manage-

Volume 25, No. 1, Autumn 2019

ment and contractors have worked feverishly to get caught up on planned exterior projects. With a growing focus on energy efficiency, there is added pressure on existing high-rise residential buildings in Chicago to lower their energy costs to maintain a competitive position in the market. Our cover story for

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

this issue of CBE profiles 474 North Lake Shore Drive Condominium Association which has been very proactive in terms of energy cost reduction. We also have two more stories in this edition that offer some basic things to consider regarding sustainability practices at your building as well as examples of how several high rise buildings have increased their energy efficiency and energy rating scores. A good step in the process of increasing your energy efficiency is to have an energy audit performed by a qualified professional. Drone use is becoming ever more popular with individuals, consultants, contractors and other commercial

Circulation & Administration Carol Iandolo, Mary Knoll, Arlene Wold

operators in our society for a variety of purposes. Our second story offers some insight on important issues to consider regarding drone use at or near your property.

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. Contact us at:

As baby boomers retire, many of these residents age in place. This issue includes an article that discuses some of the special services in housing, transportation, health, accessibility, and safety that are needed to accommodate this group of people. A related article offers tips on how to create a dementia-friendly housing environment. Our regular feature on the weather and your landscape also serves as our The Landscape Buyer column article in this issue. This article explains how the extreme weather and sudden drastic changes in temperature impact the outdoor plants on your building and grounds. Highlights of the 2019 Emerald Award Winners as well as an article on the numerous green initiatives undertaken by the City of Chicago also appear in this edition. We will continue to explore many other green building trends and initiatives in coming issues of CBE. If you have an idea or 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 State of the Industry seminar and luncheon being held on December 12, 2019. You can view photos from various events we produce and others we participate in at the mcd media Facebook page.

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A U T U M N 2019


Professional Services Directory ARCHITECTS / ENGINEERS


BTL Architects, Inc. 312-342-1858

Superior Reserve Engineering and Consulting 888-688-4560

Bringing Buildings Back to Life Contact Delph Gustitius


Engineering Support Services 630-904-9100

Dickler, Kahn, Slowikowski & Zavell, Ltd. (847) 593-5595

Construction Specifications / Roof Evaluations Forensic Engineering / Project Management

Attorneys & Counselors

Daniel Baigelman, AIA Capital Improvements • Reserve Studies • Engineering Reports

Kellermeyer Godfryt & Hart, P.C. 847-318-0033 Investigations and Repair Documents for: Exterior Walls, Windows, Roofs, and Parking Garages Condition Surveys and Reserve Studies

Klein And Hoffman 312-251-1900 Delivering Consistently Exceptional Results Architectural & Structural Engineering Building Envelope Evaluation, Planning & Project Coordination


312-253-7322 Assessment Evaluation & Planning New Structure Design / Existing Structure Modification Building Envelope / Condition & Reserve Studies

Waldman Engineering 630-922-3000 Energy Benchmarking Studies & Compliance Services, Reserve Studies, Specifications A U T U M N 2019

Seacoast Commerce Bank 331-305-0869 Full Service Banking and Lending Services Specializing in Homeowner Association & Property Management Solutions

Wintrust Community Advantage 847-304-5940 Loans, Reserve Investments & Lock Box Services


Kovitz Shifrin Nesbit 855-537-0500

Dakota Evans Restoration, Inc. 847-439-5367

Contact Greg Lason, P.E.

Full Circle Architects, LLC 847-432-7114


Tuckpointing / Masonry Repairs / Waterproofing Structual Repairs / Balcony Restoration / Concrete Restoration Terra Cotta Repairs / Caulking & Sealants / Cleaning

Levenfeld Pearlstein, LLC 312-476-7556

Howard Dakoff /

BALCONY REPAIRS The Restoration Group 24 Hours- 630-231-5700 Structural Repair Services / Balcony Repair and Replacement Stair Tower Repair and Replacement Fire and Water Response and Restoration

BANKING Alliance Association Bank (888) 734-4567 Full service banking and lending solutions for management companies and associations. Contact: Diane White

Mutual of Omaha Bank Community Association Banking 312-209-2623 HOA Banking - Internet Cash Management HOA Loans - Online Payment Systems Dedicated Customer Service www.mutualof

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

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

LMC Construction 708-714-4175 Masonry Concrete General Contracting Roofing

LS Contracting Group, Inc. T 773-279-1122 / F 773-279-1133 Contact: Tom Laird

W. J. McGuire Company 847-272-3330 Tuckpointing, Caulking, Masonry and Concrete Restoration

Weathershield, L.L.C. 630-376-6565 Masonry - Tuck Pointing - Caulking, Balcony Restoration - Painting Contact: Peggy Glenn







CRC Concrete Raising & Repair 847-336-3400

Suburban Elevator Co. 847-743-6200

Perfection Property Restoration 877-962-9644

We Save Concrete, You Save Money!


Simplifying Vertical Transportation Contact: Max Molinaro

HOME DEPOT PRO 331-315-5467


“Ask me how you can qualify for our white glove concierge service & volume pricing” Contact: Kathy Sulem

CenterPoint Energy 630-795-2594


Natural Gas & Electric Energy Reliable Service. People You Trust. Contact: Vickie Farina


Dynaco Entrematic 847-562-49100

Energy Benchmarking Studies & Compliance Services, Reserve Studies, Specifications

Chicago Fire Pump Testing 773-609-1510

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


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


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

SP+ Facility Maintenance 773-847-6942

Window and Related Masonry Interior & Exterior Doors | Siding & Gutters

Daily Cleaning Services / Power Sweeping and Washing Painting and General Repairs / Seasonal Services


Contact: Daniel W.Nicholson at


Brouwer Bros. Steamatic 708-396-1444


All types of Environmental Cleaning.

Brouwer Bros. Steamatic 708-396-1444

Brouwer Bros. Steamatic 708-396-1444

“All types of Environmental Cleaning”

Eco AirDucts 708-530-1986 FULL SERVICE Cleaning AirDucts, Trash Chutes & Dryer Vents


Parking Facility, Surface Lot, PedestrianPlaza, Large Venue or Commercial Retail Building.

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

Hill Mechanical Group 847-451-4200 HVAC & Plumbing Services

INSURANCE / PROPERTY CLAIMS Childress Loucks & Plunkett, Ltd. 312-494-0200 Property Insurance Recovery Experts

Emergency Construction Group 855-4ECGNOW Contact: Jenny Ruth



Waldman Engineering 630-922-3000

High Speed Doors


Heil Heil Insurance Agency 847-530-3888 A U T U M N 2019





Organic Sediment Removal Systems, LLC 855-565-Muck(6825)

Abbott Protection Group 312-636-8400

CertaPro Painters of the North Shore 847-989-4791

Security Camera & Access Control Systems Intercom & Video Intercom Systems IT/Networking Burglar Alarm/Fire Alarm Systems Emergency Lighting/Fire Extinguishers

Interior & Exterior Painting Wallcoverings • Decorating • Remodeling Drywall Repair • Decks & Staining Tile Installation • Metal & Iron Painting



Brouwer Bros. Steamatic 708-396-1444

DuBois Paving Co. 847-634-6089

All types of Environmental Cleaning

Perfection Property Restoration 877-962-9644

SP+ Facility Maintenance 773-847-6942

Contact: Daniel W.Nicholson at


Twin Bros. Paving & Concrete 630-372-9817

AAA Painting Contractors, Inc. 630-231-8350

Asphalt Paving & Sealcoating / Concrete

LANDSCAPE CONTRACTORS Alan Horticultural Services, Inc. 630-739-0205

Balanced Environments 847-395-7120 / 630-916-8830

ILT Vignocchi 847-487-5200

Landscape Concepts Management 847-223-3800

Sebert Landscaping, Inc. 630-497-1000

Abbott Painting, Inc. 312-636-8400 / 773-725-9800

Quality Painting & Decorating since 1973

Semmer Landscape 708-926-2304

Guaranteed Committment to Quality Now offering Parking Lot Painting


LAWN CARE Spring Green Professional Lawn & Tree Care 800-830-5914

LOCKSMITH NonStop Locksmith 312-929-2230 Locksmith Services, Intercom & Access Control Systems, CCTV, Overhead Garage Doors

ABC DECO 773-701-1143

CertaPro Painters of Aurora 866-715-0882 Interior & Exterior Painting / Drywall Repair Metal & Iron Painting / Light Carpentry Commercial Roofing Repair / Power Washing

PEST MANAGEMENT SERVICES All-Over Pest Solutions 773-697-1100 Bed Bug Specialists. Results Guaranteed!

Smithereen Pest Management Services 800-336-3500

PLUMBING Great Lakes Plumbing & Heating Company 773-489-0400 Plumbing / HVAC / Fire Protection Riser Replacements / Site Utilities

Hill Mechanical Group 847-451-4200 HVAC & Plumbing Services





PLUMBING Lifeline Plumbing 847-468-0069 Plumbing - Heating & Air Conditioning Water Heaters - Sewer Cleaning & Repair Hot Water Drain Jetting

POWER WASHING Power Clean, Inc. 630-545-9551 Mobility Efficiency Safety Professional Power Washing

PROPERTY MANAGEMENT Lieberman Management Services 847-459-0000 / 312-202-9300

Roofing -Siding -Gutters - Insulation

Northwest Property Management 815-459-9187

All American Exterior Solutions (847) 438-4131

Residential & Commercial Association Management Crystal Lake & Geneva IL

Roofing, Siding & Windows


American Building Contractors, Inc. 847-670-1887

RealManage 1-866-473-2573

Roofing • Siding • Windows • Gutters Maintenance • Capital Budget Projects A+ BBB Rating


Chicagoland Community Management (312) 729-1300

CSR Roofing Contractors 708-848-9119

Elliott & Associates 847-298-8300

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

McCracken McCracken Behrens 312-263-4308 Concentrating in Property Tax Appeals since 1976

Worsek & Vihon LLP 312-368-0091

FirstService Residential 312-335-1950 Contact Asa Sherwood

The Habitat Company 312-527-5400 Contact: David Barnhart

Heil, Heil, Smart & Golee LLC 847-866-7400 Quality, Service, Performance and Integrity


Hammerbrush Painting & Construction 630-320-9676 Concrete & Masonry / Roofing & Siding

M&T Exteriors Inc. 331-248-0447 Roofing Siding Windows and Service.

Reserve Advisors, Inc. A remarkably simple reserve study system Custom, Comprehensive Studies Conducted by Professional Engineers

S&D Roofing Service 630-279-6600


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! |

Contact Corinne Billingsley Long-term Thinking. Everyday Commitment.

Superior Reserve Engineering and Consulting 888-688-4560



Property Tax Attorneys

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

Adams Roofing Professionals, Inc. 847-364-7663

ACM Community Management 630-620-1133



SECURITY SERVICES Admiral Security/Door Staff Solutions 847-588-0888

A U T U M N 2019





Titan Security Services, Inc. (312) 902-3400

Contract Towing 779-707-6935

Lakeshore Recycling Services 773-685-8811

24/7 HOTLINE (877) 613-5040

Outsource your parking to the EXPERTS in towing. Jason Buffone /



All American Exterior Solutions (847) 438-4131


All American Exterior Solutions (847) 438-4131

Roofing, Siding & Windows

XFINITY Communities 1 800 XFINITY

Roofing, Siding & Windows For more information E-mail:

Forde Windows and Remodeling, Inc. 847-562-1188

Inside Out Painting Roofing & Construction 630-406-3000

Trusted since 1987

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


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

Outtsource Your Y Parking Maanagemen nt For Fre ee. Intelligent Parkingg Permitts Online 24/7 registration and repo porting Radio Frequency Identification technolog oggy tth hatt works!

You set the rules. You determine the pattrrrol hours. We do the rest!

+B TP O Phelan # V GGP O F 708.878.8975 Denis X X X DP O USB DUUP X DP N

A U T U M N 2019




The Weather and Your Landscape by James A. Fizzell This summer I have traveled a lot throughout our area and have been alarmed at the condition of many trees and shrubs. Our plantings have suffered a lot and are showing the effects of past years of difficult weather.

Summer Finally Arrived Summer 2019 arrived suddenly and with a vengeance. After the indeterminable cold, and exceedingly wet spring, the rains stopped and temperatures headed up. For a while it was a welcome relief. Spring work, delayed for weeks, was finally proceeding. Farmers were actually getting into the fields to plant. Then as things seemed to be going really well, the lack of rain became concerning, and elevated temperatures started to take their toll as well.

Hot and Dry Came Next By the middle of July it wasn’t funny anymore. We suffered from a lack of rainfall. In scattered locales, pop-up showers provided some relief. But where missed by the showers, the ground cracked and plants wilted. Even leaves on trees were hanging like crepe paper. Temperatures moderated and rains became more plentiful as the month drew to close.

Not the First Insult This year was not the first of the insults our plantings have faced over the past decade or so. It is no wonder that so many of our plants are under distress and many have begun to expire. Examining the events of past seasons, we can begin to appreciate what our plantings have endured. Much of the trouble started nearly a decade ago with the driest summer in nearly 25 years. In the intervening seasons, plantings have suffered from scorching dry summers followed by some tough winters.

By 2015 and 2016 we began to notice plants failing to leaf out normally with fewer and smaller leaves. Trees in decline were growing shoots along trunks and limbs. By the spring of 2017, unusual numbers of trees and shrubs were in the process of dying. Some, but not all of this was the normal progression of plantings, such as a mature even-aged forest all planted at the same time and expiring at the same time. The same effect can be seen in old, declining landscape plantings installed at the beginning of the building boom that are now dying out.

Extreme Weather Seasons in Recent Years More recently in 2018 and 2019, plantings have tolerated two record-breaking winters, two exceedingly wet springs, and two very hot, dry, summers. Both winters started with mild temperatures and little precipitation. Cold arrived very suddenly and was accompanied by ice and snow. Quick warm-ups did away with the ice and snow, but were followed by more severe cold. These rapid temperature changes were really hard on plantings. Much of the coldest weather occurred with minimal snow cover. Frost descended as much as five feet in fairly dry soils damaging shallow root systems. This phenomenon was particularly evident in trees growing in irrigated lawns. Sustained all summer by the ever-present soil moisture, these plants never developed adequate root systems. The cold of winter 2018-19 was unusually severe. On January 30 the official low at O’Hare was

Dickler, Kahn, Slowikowski & Zavell, Ltd.

minus 24 degrees, followed by 21 below zero the next night. A temperature of minus 27 was recorded by an amateur weather buff with accurate equipment at Niles, and the all-time record low for Illinois of 38 below was set at Mt Carroll on January 30. The wet spring and summer of 2018 with nearrecord snow in April and almost two feet of rain in April and May, were duplicated in 2019. After an early warm-up in March and early April 2019, a half foot of snow fell on Palm Sunday. The following week, temperatures in the 70s did away with that snow, but another 3 inches fell on April 27. Also, seven and half inches of rain fell in April and another 9 inches in May. Rains diminished in June and by the end of the month, rainfall was confined to pop-up showers. Then the heat set in. Just like 2018, temperatures were in the 90s, a continuation of troubles we had observed for a couple of years. All these weather occurrences affected plants in specific ways:

Severe Sudden Cold Spells Did Much Damage Mild and extended autumns kept plants from dormancy and some started regrowth, some even blooming. Severe cold arrived suddenly with plants not sufficiently dormant. Cells still imbibed with water froze and may have burst. Roller-coaster temperatures all winter were disastrous for plants. Even fully dormant trees and shrubs can be damaged by rapid temperature drops of 20 degrees or so. This damage shows up in spring as dieback of twigs and stems.

Less Hardy Plants Suffered Most Absolute, low-temperature, cold damage to trunks and branches developed into frost cracks, pealing bark, and cankers, or actual death of the internal tissues. Certain red maples, lindens and boxwoods were the most severely affected and probably the most obvious. Boxwoods are not reliably hardy here where winter temperatures can get to -20 degrees or lower. Varieties differ, but the less hardy ones showed up big-time

Frostline Went Deep The lack of adequate snow cover during the coldest weather resulted in frost to a depth of at least five feet. Roots begin to die if exposed to temperatures of ten degrees or lower. Roots in dry soil would have been subjected to the brunt of this cold and some losses can be expected. The losses of mature trees last summer were due to similar winter weather a few years ago. More losses can be anticipated in the next few years.

~ concentrating in ~

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Visible Damage

Cultural Practices to Help Plants

As plantings exited the extended and severe winter, many plants leafed out poorly, some did not leaf out at all. Evergreens weren’t green anymore. Stems in trees and shrubs had died. Spring flowering shrubs didn’t flower. Many plants were completely dead.

For several years we have been suggesting ways to help plantings tolerate these conditions: » Utilize native plants wherever possible. They can stand the vagaries of the Midwest weather.

Excessive Wet Weather Excessive wet weather in this year’s spring produced an abundance of foliage on healthy plants. With the enough moisture and cool temperatures, plantings had made spectacular although late growth, much more than the plants could sustain with the subsequent heat and dry weather stresses. Consequently, yellowing leaves and dying branches began to appear in trees and shrubs by midsummer. Roots suffocating in the saturated soils all spring, were unable to recover from any winter damage. Where weather turned hot and dry, the plants have shed as much of this foliage load as necessary to prevent dehydration of the plants. Where weather stayed dry, wilting and desiccation caused photosynthesis to cease and the plants declined. Dieback resulted, and if severe enough, the plants expired.

Problems Will Continue These problems will continue for several more seasons as plantings either recover from the trauma, or actually die out. For a look at what the future weather holds, once again we visited with our weather guru, Meteorologist, Greg Soulje* for his take on what is to come. According to Soulje, the heat of July is not the end of the warm weather. August remained hot, he says, and there were moisture concerns.

Late Fall Precipitation Predicted Late summer and early autumn heat will be accompanied by spotty rains. Fall will be warm and drier, but late arriving fronts will make for a decent fall. October and November will see more moisture, not snow, but rain.

» Keep plantings in good health. Control insects and diseases. Fertilize to simulate healthy growth. » Keep weeds under control. They can harbor harmful insects and diseases. » Keep plantings properly watered. In irrigated lawns, do not overwater so as to damage trees and shrubs. Make sure plantings do not go into winter in dry soils. » Keep plants properly trimmed to remove old, damaged and diseased branches and limbs. As winter approaches, start to prepare your plantings for the coming season. The fall planting season starts at Labor Day. To make sure our urban forest is constantly being renewed, it is so important to plant trees. Native kinds and some of the hybrids of native kinds are the most likely to stand the rigors of the Midwest seasons. Native shrubs fared well in past difficult seasons. Use them where you can.

Fall Plantings & Protection The earlier spring flowering bulbs are planted, the better the display will be next year. As soon as annuals have faded, pull them, and plant the bulbs. If fall flowers are to be planted, they can be worked around the bulbs without injury to them. Fall is the best time to repair or replace damaged lawns. Seed before October 15, or use sod for immediate effect in highly visible areas. Treat areas that have a history of snow mold with fungicides. Get a head-start on fall cleanups. Remove fallen leaves so they don’t smother the grass or the ornamentals. Edge beds and walks. Mulch beds and tree rings. Protecting plantings is good insurance. Wind,

sun, and salt spray will burn evergreens. Install burlap screens on the south and west sides of beds and along walkways and drives that will receive salting. Wrap evergreen trees with burlap to prevent damage from salt spray and to prevent breakage from heavy snow. Apply anti-desiccants to exposed evergreens, especially broadleaf types to reduce winter sun scald. Prevent rabbit feeding with wire screens, tall enough that the animals can’t reach over them if standing on the snow. Wrap small trees with tree wrap to prevent sun scald. Pull mulch away from bases of trees and shrubs to prevent mice from taking up residence next to their favorite food sources.

Manage Water Before Winter Make sure plants don’t go into winter dry or they will desiccate. Incidentally, if the season turns out to be dry, trees in irrigated turfgrass with shallow root systems can dry out very quickly. Be prepared to water during any warm spells if needed.

Holiday Decorations Before the weather gets too nasty, install Holiday decorations. Getting them up while the weather is good is a lot easier than struggling with cold and snow. Turn them on later. It’s generally recommended to try to get decorations up by Halloween and turn them on after Thanksgiving.

Plan for Snow Removal & Spring Snow eventually will arrive, and where to put it can become a big hassle. Make arrangements for handling this problem now, or, at 4:00 a.m. some wintery morning, the plow operator will put the stuff wherever it is convenient. During the late summer lull is also a good time to meet with your contractors, not just to work out the snow plowing, but to discuss other plans for the winter and next spring. This is a good time to do so, before things get too busy and the season suddenly comes to a close. $

Winter May Be Slow To Arrive Winter will be slow arriving, mild early. This should benefit getting fall work done before bad weather arrives. Christmas will feature normal weather, probably green, not white. After Christmas, expect a quick change to winter.

Coming Winter May Be Milder The El Nino is slowly breaking down. The winter should not be extreme, less snow and maybe not too cold. Temperatures should be slightly above the average, says Soulje. This is a welcome change from the last couple of years. The National Weather Service also is expecting temperatures and precipitation to be slightly above normal for the period. A U T U M N 2019




Creating a Dementia-Friendly Housing Environment By Angela Williams Duea - Lieberman Management According to an AARP study, only a fifth of Baby Boomers plan to move to a new geographic area when they retire. That means that the majority of retirees are planning to age in their current community and hope to maintain their independence as long as possible. Property managers are experiencing a growing number of reports of resident isolation and medical challenges with the aging resident population. They are often in a unique spot to identify signs that someone is struggling, ill or in need of help, and can be a resource to contact an appropriate organization or family member to intervene.

Professional Property Management for Chicago’s Finest High Rise Condominium Communities 680 N. Lake Shore Drive Suite 1326, Chicago IL 60611

One common malady of the elderly is dementia; more than 5 million Americans currently suffer from the disease. Dementia is a general term for several types of brain cognition impairment, such as Alzheimer’s disease, that cause changes in behavior and loss of function that can be severe enough to hamper an individual’s daily life. The disease is progressive, with most patients having only 6-8 years of life after diagnosis. There is no cure for dementia, and treatment focuses on maintaining the patient’s quality of life. Dementia symptoms begin with short-term memory impairment, personality changes, mood swings and the loss of some daily life functions such as preparing food or getting dressed. As time goes on, patients can become easily agitated and confused. They might get lost in their community or forget familiar faces, leave the stove on or water running until it floods their home, or their motor problems may become severe enough that they hurt themselves. They can also suffer from hallucinations, become aggressive, or become unable to speak or understand people talking to them. These symptoms may be reported by a neighbor, but they may seem at first as if the senior has a short temper or is just “a little confused”. Because an onsite property manager or building staff member sees residents so frequently, they can put two and two together to identify danger signs and alert health professionals or a personal contact. To determine whether a resident is displaying the onset on dementia, look for these signs: • Does the resident have trouble understanding instructions or following a conversation? • Does the resident have trouble forming sentences or logical speech? • Does the resident curse, behave aggressively or verbalize nonsense words? • Does the resident lose things frequently, forget where they live or get lost in the building or community? • Has the resident caused a safety hazard through forgetfulness or motor skill problems? It is possible to create an environment in a community association that boosts a patient’s quality of life. Property managers should prepare for an encounter with a person with dementia before the situation occurs. Thinking through successful communication strategies, and identifying helpful organizations will give the manager the right resources to be helpful. Best practices for communication include: • Maintaining eye contact and a friendly demeanor • Avoiding touching the person or making quick movements • Speaking slowly, clearly and with a gentle, patient tone of voice • Talking to the resident rather than communicating in writing – the resident may have trouble reading • Avoiding arguments or complicated questions To learn more about signs and symptoms of dementia, download the free app entitled “Dementia Guide Expert for Families” for iPhone or Android. $

312.337.8691 / 24


A U T U M N 2019


Sustainability and Your Association: 10 Things to Consider By Michael Kreibich – Kovtiz Shifrin Nesbit Small scale and community-wide sustainability efforts can have an environmental impact. From simple lightbulb changes to water efficient landscaping, there are many steps an Association can take to reduce their carbon and energy footprint. Performing an energy audit, forming a green committee, and identifying eco-friendly initiatives in capital improvement projects can also foster member engagement and reduce utility costs. Here are ten factors to consider if your Association wants to stay green and save green.

2. Incentives

1. Equipment Preventative maintenance can preserve existing systems and maintain performance. The use of energy efficient appliances extends to thermostats, common area appliances, garage doors, parking lot lighting, and more. For example, low-water flush toilets use less than a gallon of water per flush as opposed to the multi-gallons by older, less efficient models.

Your Association should research and take advantage of any tax credits, rebates, or incentives available to communities who implement environmental conservation initiatives.

3. Landscaping

Use energy efficient LED and CFL bulbs in common area fixtures and emergency lighting.

5. Recycling This can include recycling paper, glass, plastic, metals, light bulbs, fabrics, shoes, batteries, and more. Creating recycling drives can also increase engagement and bring out the community spirit between neighbors as they strive to meet a community goal.

6. Solar panels and wind turbines

Planting drought resistant and native plants can reduce the community’s water burden. They can be strategically placed to reduce water consumption by allowing enough room for roots to grow and better absorb moisture.


4. Lighting

Wind turbine, rain water collection, and composting systems have become viable renewable, clean energy options. In particular, residential solar technology has become popular due to accessible technology, streamlined


■ More of the Same ■ Change Ready for Change? Before your management contract automatically renews, call ACM and learn about our exceptional management services. Quality management services for condominium, townhome and homeowner associations.




Is Your Condo prepared? Contact us today about reducing your 2019 Tax Assessment for your Association.




equipment, and decreased installation costs. Simultaneously, associations must consider factors including location, architectural requirements, upfront costs, return on investments, and visual appeal.

7. Water Retention barrels can reduce the cost of landscaping by capturing rainwater for future use. The use of drip irrigation systems can efficiently distribute water over large areas through tubes. Irrigation systems can also be fitted with moisture sensors that automatically stop watering when there is a sufficient amount of water to feed the plants. Finally, Associations can also institute commonly used watering methods at dawn, dusk, or at night. This allows the water to seep into the ground rather than being evaporated by the high day’s sun.

8. Windows According to the US Department of Energy, the heat gained and lost through windows is responsible for 25% to 30% of residential heating and cooling energy use. When it comes time to replace common area windows


or skylights, consider installing double or triple pane options, adding solar control film, and utilizing exterior shading to reduce electricity usage.

9. State and local regulations State specific solar access legislation and local government ordinances need to be taken into consideration. For example, Section 20 of the Illinois Homeowners’ Solar Rights Act states that “a property owner may not be denied permission to install a solar energy system by any entity granted the power or right in any deed restriction, covenant, or similar binding agreement to approve, forbid, control or direct alteration of property.” However, the Illinois Homeowners’ Solar Rights Act also provides a number of restrictions for building height, solar energy system installation location, and effective operation.

10. Association’s governing documents As an Association considers implementing environmental sustainability efforts, the Board should also formulate policies to address green initiatives proposed by unit owners.


Most associations are governed by rules that prohibit an owner from installing anything on the exterior of the building or in common areas without Association approval. For example, an energy policy statement can address the location, design, and architectural requirements of solar panels to maintain their effective operation within community standards. It is imperative that any energy policy addressing solar panels also be made part of the association’s Declaration before it can be enforced. If your association is interested in adopting an energy policy statement, do not hesitate to contact your association attorney. $ Editor’s note: This article is made available by the lawyer or law firm publisher for educational purposes only as well as to give you general information and a general understanding of the law, not to provide specific legal advice. This article should not be used as a substitute for competent legal advice from a licensed professional attorney in your state.

A U T U M N 2019


New Academic and Residential Complex Completed at The University of Illinois at Chicago The fast-tracked Academic and Residential Complex at The University of Illinois at Chicago (UIC). project broke ground in January 2018 and its completion was celebrated with a ribbon-cutting ceremony led by UIC Chancellor Michael Amiridis and elected officials on July 18 of this year.


hornton Tomasetti, the international engineering firm, provided structural engineering services to architect Solomon Cordwell Buenz (SCB) for the new building. The building is designed LEED Gold, with a green roof and other design additions to optimize sustainability. The project, designed by SCB, is a public private partnership between UIC and American Campus Communities (ACC), the largest owner, manager and developer of high-quality student housing communities in the U.S. It is the first public private partnership (P3) assignment for

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Thornton Tomasetti’s Chicago office. As part of a master plan to address the university’s increasing enrollment, the new living-learning community features a 10-story, 146,000-square-foot residence hall with 548 beds in traditional dorm rooms and semi-suite-style units. A twostory, 54,000-square-foot academic center holds three large tiered lecture halls, active learning classrooms, several small group study rooms, a tutoring center and collaboration space. The living-learning community also includes shared spaces such as lounges, offices, laundry rooms, a fitness

center and a 10th floor sky lounge, along with 1,600 square feet of retail space that will house a Starbucks to be operated by students. The building evokes the original campus design by architect Walter Netsch in its use of concrete panels and geometric shapes in the façade. “Thornton Tomasetti’s expertise in working within tight timelines and budgetary constraints was key on this project,” said Thornton Tomasetti Vice President Todd Whisenhunt, S.E., P.E., who served as project manager. “We went from an April 2017 kick-off meeting to delivering construction designs and topping out the structure just over a year later, well ahead of schedule. From streamlined submittal reviews to structural quantities that re-




Y The new two-story academic center holds three large tiered lecture halls, active learning classrooms, several small group study rooms, a tutoring center and collaboration space.

Y As part of a master plan to address the university’s increasing enrollment, the new living-learning community features a 10story, 146,000-square-foot residence hall with 548 beds in traditional dorm rooms and semi-suite-style units and a two-story, 54,000-square-foot academic center. The building evokes the original campus design by architect Walter Netsch in its use of concrete panels and geometric shapes in the façade. mained unchanged throughout the process, the path to completion was a model of maximum efficiency and strategic collaboration.” The residential tower’s structural system consists of concrete, two-way, posttensioned flat slabs and reinforced concrete columns and shear walls, with

staged stressed PT transfer beams. The classroom building features an oval floor plan with a steel braced-frame lateral system, long-span continuous plate girders with an 80-foot maximum span and a curved-steel feature stair spanning 45 feet. The structural systems of the two buildings are separated by an expansion joint.



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Y The living-learning community also includes shared spaces such as lounges, offices, laundry rooms, a fitness center and a 10th floor sky lounge, along with 1,600 square feet of retail space that will house a Starbucks to be operated by students. The complex is targeting LEED Gold certification. “The project team spent a lot of time considering the needs of the university both from an academic and residential perspective,” said Joe Prochot, director of development management at ACC. “Though the overall design duration was compressed, this group of design professionals met the demanding expectations of the UIC/ACC partnership, contributing to successful construction efforts and project delivery.” A project that moves at this pace requires timely design input from all members of the design team. To assist in this coordination, Thornton Tomasetti’s internal Issued Tracking log was used extensively during design to track essential cross-discipline items such as MEP openings, exterior wall considerations and column locations required to meet the early package deadlines. “These logs were extremely helpful,” said Kristy Cubas, associate principal and project manager for SCB. “We appreciate the proactive approach!” $

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Improving Energy Scores By Angela Williams Duea - Lieberman Management Chicago's Building Energy Use Benchmarking Ordinance calls on existing commercial, institutional, and residential buildings larger than 50,000 square feet to track whole-building energy use, report to the City of Chicago annually and verify data accuracy every three years. The data provides information to help building owners make decisions about energy-related renovations and operating costs.


n a condominium or co-op building, energy cost savings has a direct impact on the association’s budget, as that savings can be allocated to other maintenance needs and improvements or to increasing reserve savings. Since receiving initial energy ratings on their buildings, many communities managed by Lieberman Management Services are working on ways to improve their energy usage. A few buildings with big improvements in energy scores have shared their process to succeed. While each building has some unique opportunities to pursue, the process of investigating the building’s

energy systems and understanding where and how energy and energy costs can be reduced is transferrable across properties. Audit the building. An ASHRAE Level 1, 2 or 3 energy audit performed by a reputable energy consultant can provide actionable information on how the building is using energy. Level 1 is a basic staff interview and walkthrough of the building, resulting in the identification of obvious areas of energy waste or inefficiency. The result is a report detailing low-cost/no-cost measures and potential capital improvements for further study. Level 2 includes

more detailed energy calculations, months of utility usage and financial analysis of proposed energy efficiency measures. The concluding report contains a cost/benefit analysis and enough detail to justify upgrades. Level 3 is a detailed analysis of capitalintensive modifications. During the audits, the building is benchmarked with similar facilities under similar weather conditions. At the 565 West Quincy Condominium Association, property manager Diana Turowski worked with ComEd to perform both Level 1 and 2 audits. “Some of the suggestions were easy, such as updating lights and adding motion detectors,” Turowski explained. “Some suggestions, such as adding Automated Building Systems for air quality and HVAC automation, were put into our reserve study to be implemented down the road because of the cost.”

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Turowski’s building contracted with Project Green Environmental Solutions to replace garage metal halide lights with LEDs, and used motion control sensors to dim the lighting. Franklin Energy upgraded common area lighting, hallway and exit lighting with LEDs and motion sensors as well. Common areas used infrequently were placed on timers or motion controls purchased from Home Depot and installed by maintenance staff. They are in the process of upgrading freight room and stairwell lighting to ones that can dim to the minimum required wattage when the area is not in use, then rising to Chicago City Building and Fire Safety code levels. Other common, low-cost upgrades for residential and commercial properties are to install advanced power strips, programmable thermostats, WaterSense® certified showerheads, faucet aerators and hot water pipe insulation. The process of performing an energy audit provides the Association Board with a baseline familiarity with costs and challenges of implementing energy savings measures. Boards can prudently incorporate this knowledge into future maintenance and capital project investments, further improving the efficiency of the building energy systems. Update the mechanicals. While each building must perform analysis to be sure the benefits


outweigh the cost of new mechanicals such as boilers or chillers, an energy consultant can calculate the savings to provide a business case for the changes. For example, 100 East Huron Street Condominium Association collaborated with Elara Engineering on energy conservation measures. The association improved performance of the building air handlers and exhaust systems, and converted the boiler system from electric to high-efficiency condensing gas boilers. Due to utility rates, natural gas is far less costly than electricity for heating. When all the efficiencies are considered, including the source generation and delivery of electricity versus natural gas, the new high efficiency natural gas boiler system uses approximately one-third the energy of the old electric boiler system. “The conversion was estimated to pay back the association in less than five years and yield a 23 percent return on investment,” property manager Donna Curtin said. “However, the association has exceeded those projections by nearly 40 percent, with cost savings of $447,000 to date.” As a result of these changes, the Chicago high-rise improved from an Energy Score of 31 to 67. The updates earned the association the City of Chicago Retrofit Chicago Energy Challenge award as a member of the Retrofit Chicago Mayor’s Leadership Circle for Outstanding Energy Efficiency Achievement.


The historic 58-year-old University Park Condominium Association in Hyde Park also made significant changes to the operation and maintenance over the last seven years, including rebuilding the five boilers and replacing all internal sheets and tubes in every unit. They also implemented new energy management strategies like stopping and starting exhaust and make up air fans according to the temperatures outside, and adjusting the set points for the boiler controls so as not to overheat the building when the temperature would rise above 58 degrees. While the board of directors was pleased with the changes, property manager Rich Krillich didn’t expect to improve their Energy Score rating by 20 points since 2016. At 180 East Pearson, engineers took a holistic review of the building’s ventilation system to identify opportunities to improve performance and reduce energy consumption, and to improve residents’ comfort. Their solution reestablished centralized humidification and improved building pressurization. They also converted from electric heating to hot water via a new natural gas fired high-efficiency condensing boiler plant. Elara Engineering also designed an exhaust heat recovery system, to recover heat from the exhaust air to preheat the incoming makeup air. With this new system, they reduced by 50% the amount of makeup air that needed to be heated. This project won an ASHRAE

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Excellence in Engineering Award. Ensure your Energy Score was calculated correctly. To benchmark a building’s energy usage, many detail fields must be entered properly in Portfolio Manager. Property type, gross square footage, year built, and occupancy rate are considered, along with detailed information about the number of residential units, bedrooms and laundry hookups; percent that can be heated or cooled, etc. Then for each year the building will participate, someone must gather and enter data on wholebuilding utility use for the previous calendar year. An approved verifier (“licensed professional”) must verify first-year benchmarking data and every third year thereafter. At 565 West Quincy, the board knew that something must be wrong when, after their first round of improvements, their energy score dropped five points instead of improving. Their energy consultant did not have a good explanation. “We then hired a new energy consultant, who realized that our previous consultant wasn’t calculating our score correctly,” said Turowski. The consultant hadn’t correctly accounted for the building’s commercial space, and made other data entry mistakes such as entering the incorrect number of bedrooms. “Our score more than doubled when they realized the mistakes, and we are anxiously awaiting the Level 3 energy audit they are providing for us, any

Y 100 East Huron Street Condominium Association recently completed a variety of energy conservation measures. The association improved performance of the building air handlers and exhaust systems, and converted the boiler system from electric to highefficiency condensing gas boilers. Due to utility rates, natural gas is far less costly than electricity for heating. When all the efficiencies are considered, including the source generation and delivery of electricity versus natural gas, the new high efficiency natural gas boiler system uses approximately one-third the energy of the old electric boiler system. day now,” Turowski added. “So the moral of the story is, if it doesn’t seem right, have someone else “check it out.” They may find a mistake or missed opportunity that others may not.” A second opinion or additional verification can save misdirected efforts.

Make room for future improvements. Especially in vintage buildings, there may be myriad opportunities for energy improvements, and boards will need to balance immediate repairs or replacements with plans to fund the reserve account for

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future improvements. Fortunately, upgrades to mechanicals or devices may provide sufficient utility cost savings to fund future projects. It is also possible that by the time an association has the money for a deferred project, technology may improve so that the equipment may be even more advanced than when the work was first contemplated. Additional funding can come from ComEd, which provides energy rebates for certain types of upgrades, like the one at 340 on the Park, a luxury high-rise residence on Chicago’s Lakeshore East neighborhood. In 2017, they began a project to install two specialized industrial chillers that pump cold water through the building to provide air conditioning year-round to the glass-clad building. Once the project completed, it reduced their annual operating costs by just under $500k, and ComEd presented the association with a $69,000 rebate check for the building’s new energy efficiency. Chicago’s energy benchmarking program can seem like a lot of paperwork, but the resulting scores are more than a vanity metric. The numbers provide a starting point for condominium associations and co-ops to understand how they use energy and where to focus first. Buildings that have benchmarked and reported three years in a row reduce energy use by an average of four percent, saving over $11 million/year in energy costs. The benefits to residents come in lower utility bills, improved property values and operating procedures, and a more comfortable, less polluted environment. $



In 2017, 340 on the Park began a project to install two specialized industrial chillers that pump cold water through the building to provide air conditioning year-round to the glass-clad building. Once the project completed, it reduced their annual operating costs by just under $500k, and ComEd presented the association with a $69,000 rebate check for the building’s new energy efficiency.

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