1927 N. Honore a ‘green’ restoration project
By Susan Turner
Architect Jessie McGrath and developer Sylvan Shank, like many others in their field, have gotten into the spirit of Chicago’s green movement, beginning restoration of a project located on 1927 N. Honore. The building, constructed in 1907, was developed during the Chicago’s Garden Movement (c1900-1941), and is located on a street with many three and four story homes of various architectural styles. Many are divided as apartments and condominiums, while all combine to make a dense, interesting urban fabric. Developed into eight units on this one site, the structure is also close to the Clybourn Metra station and the CTA blue line and buses, giving it a high score for its urban siting and density.
The property presented rare opportunities for the developer: intact brickwork and stone detailing, generous south side yard for providing outdoor ground level garden decks, and north side access for rear units. The designers changed the access to the central stair, serving as the entrance for the rear units. The north side yard was located four feet from the property line, making it suitable for a sidewalk. That move left the south yard available for private garden areas for the main floor units. The back alley provides direct access to the four car parking spaces, which are covered by a carport. This carport in turn acts as a deck for the second floor unit, which is surrounded by a vegetated roof. Every unit gets access to fresh air and sunlight through patios and decks; these are located off the back for the rear units, off of the south side for the front units, while the garden level units get their own grade-level patios.
This project was developed using the Energy star rating system as its starting point, eventually exceeding those requirements. The triple wythe brick exterior walls and wood structure were fully salvaged, and the countertops contain recycled content. All stains, varnishes and paints were selected for low VOC content and all wood on the project was sustainably harvested. The project obtained an R.26 rating for the walls, and an R.53 rating for the roof, accomplished by using closed-cell polyisocyanurate boards. The R.28 Energy Star windows occupy ten percent of the wall envelope. They were carefully installed to ensure that the seal is integral to the wall system to minimize infiltration, and are thermally broken to prevent condensation. Recessed ‘can’ lights were installed as dimmable compact fluorescent, using sealed insulated models that are airtight; typical can lights can individually permit up to 55 cubic feet per hour. The project also utilized energy recovery ventilators to minimize energy loss during heating and cooling seasons. The engineer, George Sullivan of Ecosmart Building, estimated that this project is 65 percent more efficient than a Leadership in Energy and Environmental Design (LEED®)-platinum project, comparing only the building envelope.
The envelope was upgraded with an interior wood furring system behind the brick to accommodate additional insulation. The polyisocyanurate boards contribute towards a reduction in thermal bridging. The wall system utilized the insulation board foil faced on both sides, creating a ‘radiant barrier’. From the exterior, the foil face reflects the summer heat, and from the interior, it reflects the heat back into the unit during winter months. Additionally, this foil face acts as a secondary drainage plane for any moisture that penetrates the brick exterior. At the floor line, the floor plates were notched to permit continued drainage. For continuity, the interstitial spaces at the floor and ceiling areas were filled with Denspack to make an effective R.30 rating at that location. Finally, all openings were gasketed and sealed, including the edge of the drywall at the floor. The display unit successfully passed a blower door test, checking its efficiency. Other units will be tested as they are completed.
The project was also designed under Home Energy Rating System, in which a score of zero is the ideal. The City of Chicago Energy Code scores about a 140, while this project scored a 30. The project qualified for a City of Chicago Green permit, which expedited the process. Even more expeditious was the architect self-certifying the project. However, Zoning was another matter. The innovative design developed the previously unoccupied attic space as a second story to the two top units, increasing the density while providing additional light and outdoor living space. While this is desirable under the aegis of sustainability, it was not for the zoning commissioners. It was amicably but slowly resolved, resulting in the design of master suites on the attic level with a plethora of windows.
The completion of this project can serve as a model for other developers to come; developers must select the base building carefully, design the envelope thoroughly, and execute the project with great craftsmanship.
Tags: blower door test, Chicago Energy Code, Chicago's Green Movement, Denspack, energy recovery ventilators, energy star rating system, Home Energy Rating System, LEED®, low-VOC, polyisocyanurate boards, recessed 'can' lights, sustainably harvested
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