Find an existing residential 2 to 4 flat building that meets the following criteria:
walking distance to the
lake, parks, bicycle paths, public transportation, shopping and
entertainment; building's long axis runs
east-west, with clear southern sun exposure
from the third floor and roof; structurally sound and ready
to be rehabbed. Long-term
strategy for the building is to make all units condo ready.
The subject building, a 4-unit masonry building, met the criteria. It had enclosed wooden
rear porches
(which were badly deteriorated), no existing garage, and the building and its
systems were in serious
need of repair or replacement.
The intentions were to gut rehab the building, updating the floor plans of the units, and
using as many
solar, energy efficient, environmental friendly features as possible while
minimizing the environmental
effect of the rehab.
1) Address the structural, environmental, and safety issues of the existing building.
a. Replace 32 steel lintels, grind all masonry joints, power wash and tuck point the north, east, and
south exterior walls. (photo 1-2)
b. Replace the flue tiles to the wood-burning fireplaces and move the ash pit
to the building exterior; add a new wood-burning fireplace to the garden unit. (photos 2-2, 3-1 & 3-2)
c. Replace the front walk, curb and fence. (photo 2-1)
d. Landscape the front garden with native plants. (see
Plant List – Front Garden)
2) We selected Mike Realmuto as our Architect. He understood our design intentions and had
experience with solar energy use in building. The first project that we undertook was the garden
apartment and front entry.
a. The existing garden apartment and front entry were gutted back to the bricks and foundation walls.
b. The existing steam boiler, piping, and radiators were removed. (photo 5-1)
c. The basement slab was removed, along with 8 inches of sand to increase the ceiling height.
d. New water and sewer mains were installed. (photo 5-2)
e. New structural steel I-beams, posts and footings were erected.
f. A vapor barrier, 2 inches of blue board with two layers of flat welded wire and hydronic-heat tubing
was installed under the entire basement floor. Then six-inches of six-bag mix concrete was pumped
into the basement forming the new floor. (photo 5-2)
g. The new configuration of the garden apartment and mechanical spaces were framed out.
(photos 6-1 & 6-2)
h. Four new energy efficient boilers and two water heaters were installed.
3) Project Planning
a. Identify the basic requirements to receive a building permit.
1. Parking requirements.
2. Zoning considerations.
b. Review of existing building to proposed FAR requirements.
c. Design of the existing and new spaces.
d. De-convert from four to three units to reduce the building density. Remove and replace the existing
porches with a masonry addition. (photos 7-1 & 7-2, 9-1, 10-1 & 10-2) Switch the porches from the
south exposure to the north to increase passive solar exposure. Provide attached parking and storage
space for bikes. Provide facilities for source separated recycling, on-site composting for garden and
kitchen waste. Generate as much creative green roof landscaping space as possible.
4) Research and design
a. What was currently approved for solar energy use in Chicago, i.e. electric generation and storage,
active and passive solar water and space heating systems?
1. Requirements for each system. Which would be most applicable for
the site and current building
codes?
2. Energy and resource efficiency for new systems.
3. Selection of system that would be site and building code appropriate.
b. Requirements for making the building as energy efficient as possible.
c. Selection of hard finishes and designs that would be used in
passive solar storage systems.
d. Engineering of the project
4. Soil testing for the garage and addition, determination of ground
water levels.
5. Design of passive solar spaces, heating and cooling systems and
energy returns.
5) Building Permit
a. Presentation of proposed project to the Alderman's office and
zoning board for approval on the
required variances.
b. Owner to function as General Contractor to ensure that the project
meets or exceeds the multiple goals.
c. Selection of subcontractors who understood the goals set in the
building design and process.
6) Construction
a. Salvage 100% of the building shell and 90% of the building interior.
b. On site re-use of demolition materials, i.e. framing lumber,
bricks, and interior doors.
(photos 2-1, 9-1 & 16-2)
c. Source separation of all demolition and construction recyclables.
Material amounts to date:
360 lbs of copper, 2800 lbs of ferrous
metals, 200 lbs of aluminum, 410 lbs of cardboard,
box board and paper.
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