Deconstruction: The Next Step for True Sustainability in ... · PDF fileDeconstruction: The Next Step for True ... Fabric in Architecture 2. ... deconstruction projects and make the

©2008 Dave G. Hampton, Jr.1

Dave Hampton, Architect, LEED APEcho Studio5627 N. Wayne Ave. #1Chicago, [email protected]

Deconstruction: The Next Step for TrueSustainability in Chicago

prepared by Dave Hamptonfor Urban Habitat ChicagoFebruary 6, 2008Budlong Woods Branch Library

Urban Habitat Chicago5315 N. Clark St. #222Chicago, IL 60640-2113 (mailing address)[email protected]


About Urban Habitat Chicago and why wesupport deconstructionUrban Habitat Chicago (UHC) is an Illinois nonprofit formed in 2004 with 501c3status pending for 2008.Our mission: to demonstrate the viability of sustainable concepts and practicesin urban environments through research, education, and hands-on projects.

UHC staff and members are a talented, multidisciplinary team of people thatwork on a volunteer basis to develop and apply unique solutions to the manychallenges presented in cities.

We work at the intersections of urban agriculture, the built environment,materials recovery and reuse, and emerging local industries - focusing oncreating seamless transitions in the cycles of resources at all scales.

Deconstruction makes sense from every standpoint, and fulfills our mission,as you will see in this presentation.If they can’t be preserved, adapted or reused, our buildings and homesdeserve to meet a better end than becoming useless garbage.


UHC media exposure and outreachPressChicago Public RadioCity of Chicago Department of the EnvironmentCLTV, Windy City Weathereco-structure magazineEight Forty-Eight (Chicago Public Radio)Loyola PhoenixNBC5Time Out ChicagoWLUW, Live from the Heartland CaféNumerous blogs: Greenbean, Inhabitat, faircompanies, Sustainlane, City Farmer (Canadian Office of Urban Agriculture)

Events and presentationsChicago Center for Green Technology, Green Tech University“The 11th Hour” film premiereGreenscene, Northside College Preparatory High SchoolNortheastern Illinois University, Green Cycle Group Earth DayUniversity of Chicago Habitat for Humanity


The UHC lecture series2008 1. Urban Agriculture: Sustenance, Security, and Beauty 2. Deconstruction: The Next Step for True Sustainability in Chicago 3. Green Real Estate Finance2007 1. Growing Plants on Rooftops in Chicago 2. The History and Relevance of North Park Village 3. Gold Not Garbage2006 1. Fabric in Architecture 2. Disseminated Biofiltration for Mitigation of Anthropogenic Contaminants 3. Beyond Earth Day - The Chicago 2175 Plan 4. Pioneering Engineers - Economy of Materials from Robert Maillart to Shigeru Ban


I. Introduction: The State of Things or Why Deconstruction, Why Now?


Source: Peter GarforthGarforth International


U.S. energy consumption39% Homes and buildings, which consume 2.5x the energycompared to global “best practices”*30% of energy is considered ‘waste heat’ or unsold energySource: Peter Garforth, Garforth International

48% Buildings (40% operation, 8% construction)25% Industrial27% Transportation

Source: Edward Mazria, Architecture 2030

* Which the state of Illinois trails behind, in part because of laxenergy codes (see next 2 slides)

©2008 Dave G. Hampton, Jr.8 ©2008 Dave G. Hampton, Jr.



Impact of buildings43% of total carbon dioxide emissions go to operating buildings

300 billion s.f. existing building stock

By 2035: 50 billion s.f. demolished (250 remaining) 150 billion s.f. renovated 150 billion s.f. new

Source: Edward MazriaArchitecture 2030


Embodied energy of materialsWood 639 Kwh/tonBrick 4x aboveConcrete 5xPlastic 6xGlass 14xSteel 24xAluminum 126x

Source: Institute For LocalSelf -Reliance


Recycling = downcycling < reuse

Metal siding to be reused (left) versus copper piping to be recycled (right) from large-scale deconstruction.

Material is made less valuable when its form is changed.Ex.: wood studs chipped for mulch

Materials should be reused in their original form to the greatestextent possible.Refer to “Deconstruction of the Clock Tower at the Village at Northstar” (video) - Chapter 2, 8:58-10:25.


Economic realities: Property valuesTeardowns, the practice of demolishing homes to build largerones on the same property to capitalize on higher propertyvalues, is becoming more prevalent, due in part to relative easeof upzoning/rezoning.

Chicago, until recently held the record for teardowns accordingto the National Trust for Historic Preservation (see “The Heartof Teardown Country, Carin Rubenstein, New York Times,Dec. 16, 2007).

“It may be what we call modern is nothing but what is notworthy of remaining to become old.”

- Dante Alighieri



Source: New York Times


A moment of pause before bulldozingIn 2006, demolition permits were issued for 4,500

single-family homes and duplexes (Source: City of Chicago)

The equivalent mass of the John HancockBuilding or 2,000 Statues of Liberty wasreduced to rubble in Chicago in one year.

1. Why are these buildings coming down?2. Are the decisions sound?3. Are there alternatives? Do they make sense

economically? If not, should the parameters bere-examined?


II. Deconstruction basics: Why and how it works

Residential deconstructionGlencoe, IL


DefinitionsDeconstructionThe process of carefully dismantling a building in order tosalvage components for reuse and/or recycling.Results in products for sale, trained labor force, improvedenvironmental quality.

DemolitionThe act of destroying a building (or portion), often with heavymachinery, employing very few and resulting in only garbagefor the landfill.


DefinitionsSoft-strippingThe removal of more easily accessible items, requiring fewtools. Items are mostly interior and non-structural, such as trim,doors, & windows.

RecyclingRecovery of valuable material from (or prior to entering) thewaste stream involving a change of form.

ReuseRecovery of a material or component by applying it in itsoriginal form.


The Evolutionary Order of Reuse1. Retain (preserve)2. Rehabilitate (restore)3. Adapt (reuse)4. Repurpose5. Recycle6. Discard

And don’t forget:Law of Conservation of Mass (Matter)“matter is neither created nor destroyed”so… there is no “away” to throw something.

Apologies to C. Darwin

Antoine Lavoisier


Material reuse/resale opportunitiesUsed building materials yards (Ex.: HfH ReStores)Value-added manufacturing (Ex.: Crate & Barrel’s lines from

reclaimed materials and East Bay Depot for Creative Use’sfunctional art items using scrap wood)

Demolition auctions (Murco Recycling, LaGrange, IL)

Repurposed wood slab tableAmerican Barn Company, Chicago, IL

Salvaged woodUrban Habitat Chicago


EconomicsCost offsets in the form of tax donations for materials.Geared toward homeowners in moderate tax brackets.

Process

1. Bid2. Materials appraisal (range of values)3. Deconstruction and salvage4. Final appraisal and report5. Tax benefit to owner

Source: The ReUse People ofAmerica


EconomicsComparison between demo and decon

Composite example based on actual jobs:Single story, 2200 SF house garage, with 3 bedrooms, 2 baths,raised foundation, composite shingles, single-paned windows,carpeting, hardwood floors, and a 12 x 40 wood deck.

Included - site left rake clean condition (no debris).Not included - removal of concrete slabs, sidewalks,foundations or asphalt.



EconomicsDemolition scenario ($10,100)Deconstruction cost $4,702

Overall savings from decon $14,802



Who benefits?1. Property owners - take a tax deduction from the donation ofmaterials and feel good about sending property to a better finalresting place.2. Neighbors - deconstruction is quieter, cleaner, and muchsafer than demolition.3. Remodelers - increased stream of quality materials for lessthan new.4. Architects, engineers, design professionals - greatalternative to demo; confidence in encouraging truesustainability.5. Traditional demolition contractors - new revenue stream;safe, interesting line of work.6. General contractors - train staff for new skills, be able to doa complete turn-key job; valuable materials for resale.7. City - meets its objective of diverting construction anddemolition (C&D) waste.


Commercial deconstruction (25,000 SF)Clock Tower, Northstar-at-Tahoe, Truckee, CA, 2005The ReUse People/ Two Rivers Demolition Co./ GE Johnson Constr. Co.

Deconstructions large…

©2008 Dave G. Hampton, Jr.


Residential deconstruction (2,000 SF)Glencoe, Illinois, 2007OBI Deconstruction

…small…






Residential deconstructionCalifornia, 2006The ReUse People of America ©2008 Dave G. Hampton, Jr.


Residential deconstruction (1,200 SF)Chicago, IL, 2005Urban Habitat Chicago

…and smaller













Windows from deconstruction reused onChicago residential addtion



III. Implementing deconstruction: Challenges and possibilities


2006 City of ChicagoEnvironmental Action Agenda (EAA)Mention of deconstruction limited to:

“2010 Goal: Achieve a recycling rate of 60% onconstruction/deconstruction waste (p. 68)”

“2020 Goal: Achieve a recycling rate of 80% onconstruction/deconstruction waste (p. 69)”

No recognition of reducing building demolitions other thanabove and C&D ordinance.


Current related policiesDoes anything currently on the books impede or encourage thesuccessful implementation of deconstruction in Chicago?

1) City of Chicago municipal ordinance 11-4-1905 Constructionor demolition site waste recycling

In 2007, contractors must recycle 50% of the C&Ddebris generated at a job site.Limit: projects > 4,000 SF or residential > 4 units

2) City of Chicago Building Code

33 Chapter 13-9 Demolition of Open, Hazardous Residential & Commercial Buildings33 (13-124-015) Notice of Demolition33 (13-124-060 thru -110) Demolition34 (13-200) Rehabilitation Code

Source: MunicipalOrdinances, 2007 City ofChicago Building Code


Current challenges1. Relatively low landfill tipping fees.2. No physical limits to landfilling (compare to cities withgeographic impedances such as Portland, Seattle, Tokyo).3. No dedicated deconstruction permitting - a deconstructioncompany must go thru the motions of becoming a demolitioncompany and obtain a wrecking permit.4. Materials reuse infrastructure is weak and has gaps.5. Upzoning/rezoning very prevalent.


Influencing public policy1. Pass ordinances requiring deconstruction to be consideredin conjunction with or as a replacement for demolition throughthe use of building assessments.2. Inventory and assess abandoned buildings and thosescheduled for removal to identify good candidates fordeconstruction projects and make the database of informationavailable to the public.3. Require redevelopment projects to review buildingcomponents in structures scheduled for removal to assess theirreuse potential.4. Use government contracting processes, such as RFPs, byincluding materials recovery requirements, requiring a salvageand reuse plan, and/or awarding points in bidding processesfor high recovery rates.



Influencing public policy5. Require complete removal of hazardous materials, andseparate bids for this work, for all demolition anddeconstruction projects to level the playing field on thisexpensive issue.6. When reviewing bids, allow a price preference for hittingdeconstruction targets (e.g. low bid plus 10%).7. Tie approval of and fees for local demolition permits andenvironmental reviews to maximized materials recovery (i.e.more recovery, lower permit fee).8. Separate permitting, contracts, and/or financing for siteclearance from the design/build phase of construction projectsto allow adequate time for deconstruction.9. Publicly acknowledge the training benefits associated withdeconstruction and be willing to pay for them.



Influencing public policy10. Support used building materials yards and other endmarkets for materials salvaged through deconstruction.11. Assist deconstruction service providers with resolution ofissues surrounding lead paint and asbestos remediation.12. Develop a network of deconstruction service providers andadvocates who can work together to overcome local barriers todeconstruction.13. Convert HUD public housing demolition program funds(HOPE VI) to deconstruction program funds focusing oncommunity enterprise development.14. Train and license deconstruction firms to performhazardous material abatement and/or develop parallelspecialized abatement enterprises.



Possibilities: IndustryMarket transformationIdentify materials, components, or other impediments that are

currently difficult to recycle, reuse, or abate.

Examples:1. Petroleum-based components such asphalt shingles, built-up roofing;2. Lead-based painted materials (plaster, drywall, wood)3. Lath4. Old windows5. Obsolete MEP components

(See Recycled Content for 2010 in EAA p.49)


Possibilities: Long-term stewardship forArchitects, design professionals, clients,facilities managers, and GCs:1. Work to improve materials reuse infrastructure.2. Advocate for better energy and building codes,

ordinances, as well as moderate zoning.3. Design, plan, and build with respect for the

permanence of buildings and quality materials.4. Design, plan, and build with disassembly in mind.5. Design, plan, and build with reclaimed/reused material.

Example (next 2 slides)Architecture studio designed new home with materialsreclaimed/reused from a particular deconstructionproject.


Quilted Space, 2006University of DetroitMercy School of Architecture

Source: Ted ReiffThe ReUse People of America



Possibilities: Build for change“I think there’s an opportunity waiting for designprofessionals who can figure out how to design andconstruct houses that grow incrementally over time.”

- Christopher Alexander

“What would an aesthetic based on the inevitability oftranscience actually look like?”

- Frank Duffy quoted in “How Buildings Learn” by Stewart Brand

Ex.: Lifecycle Building Challenge, 2007 (next 5 slides)Sponsored by the EPA, AIA, Building Materials ReuseAssociation, and West Coast GreenEntrants from architecture and engineering students,professionals, and from industry.


Lifecycle Building Challenge 2007Seattle, WAThe Miller | Hull Partnership


Lifecycle Building Challenge 2007Seattle, WAThe Miller | Hull Partnership



Lifecycle Building Challenge, 2007Expansive Panel System (next 2 slides)Sean Dorsy, Catholic University of America, Miami, Fla.

from the project description:

“The EPS challenges current building practices by reducing materialwaste, monetary waste, and the waste of time.”“Inspired from the efficiency of pizza boxes, the Expansive Panel System[EPS] reduces abundant construction wastes of material, money, andtime. Using Digital Fabrication and Computer Numerical Controlled [CNC]machinery, the EPS panels are fabricated with minimal material wastewhile allowing for a simple assembly using precise components. Thesecomponents are also designed for disassembly and reuse for futurestructures.”“The structural strength of the EPS is derived from its simple yet intelligentform… The EPS does not require structural sheathing for load bearingconditions. Additionally, in natural disasters [for example earthquakes] theEPS is superior to standard practices because its form is flexible allowingfor give. In addition to withstanding natural disasters the EPS has a highpotential for easily transportable, strong, and quickly built relief structuresafter such disasters.”

©2008 Dave G. Hampton, Jr.60©2008 Dave G. Hampton, Jr.

©2008 Dave G. Hampton, Jr.61©2008 Dave G. Hampton, Jr.


Possibilities: Reaching out to partners1. Federal agencies (EPA, HUD)2. State, city, and municipal governments3. Design professionals (AIA, ASLA, ASID, NSPE)4. Architecture 20305. U.S. Green Building Council6. Facilities managers (industry and higher ed.)7. Contractors associations (HACIA, NAHB)8. Research institutes (LBNL, universities)9. Nonprofits, NGOs10. Other private interests (ULI)


Possibilities: City and municipalitiesRealistic steps1. Encourage architects and design professionals to retitle

“demolition” sheets.2. Add deconstruction requirements/ specifications to City

procurement documents.3. Include literature in bidding and permit documents to

educate developers, contractors, and the public.4. Promote deconstruction, large-scale salvage, better codes,

and modest zoning at schools, to businesses, and tolegislators.


Possibilities: City and municipalitiesLeading boldly in 20081. Create a position or engage a consultant as a City

Deconstruction Liaison.2. Identify 5 major urban projects for 2008 to be promoted as

economically viable and schedule-feasible examples ofdeconstruction in a large metropolitan environment.

3. Support a materials salvage/storage/resale facility.4. Actively encourage deconstruction over demolition by

shortening permit time and/or waiving fees.


Possibilities: City and municipalities2010 suggested goals1. Stimulate deconstruction participation with MBE/WBE

procurement.2. Chicago Housing Authority - HOPE VI grants for demolition

redirected more to deconstruction?3. Create a network to reach residential and commercial

properties which slip by the C&D ordinance.4. Improve energy and building codes, ordinances, and

reinforce moderate zoning (EAA pp.13,19).5. Help develop the materials reuse infrastructure.


Progress

5 residential decons todate in Chicago & suburbs

City of Chicago workingwith our team to identifypilot decon projects

Materials reuse center -temporary facility atSouthport & Cortland;partnership between DeltaInstitute and TRP


IV. Epilogue:The True Motivation

ResidenceBronzeville neighborhood, Chicago, IL


Hopefully, the motivation is not this, but something deeper…


Better economy and environment1. Material diverted from our shrinking landfills (20-35 tonaverage per residence*).2. Job creation - transferable skills.3. Noise and disruption is greatly reduced.4. Public health - fewer hazardous particulates enter the air andwater as a result of deconstruction (including emissions fromheavy machinery).

Sources: Common sense;* ReUse People of America


Sources: Sam DorevitchUniv. of Illinois at Chicago


Material type, quality, and availabilityReclaimed materials are often better and cheaper than what isavailable today.Woods tend to be straighter, more solid, old-growth, or rarespecies.Brick and stone have true, lasting character.*Lighting fixtures, hardware, and custom tile may beunmatchable.

Deconstruction provides a steady stream of quality materialswhich may be relatively finite (Ex.: Hurricane Katrina,fluctuating cost of steel), contributing to a robust materialsreuse infrastructure.

*When is last time you walked through a new development and thought “ahh… now this really feels likehome”? Part of the reason why is due to the character of older materials and the scale at which older

buildings were built.


Scale and appropriatenessA common result of a teardown is a rebuild that is out of scaleand out of place with the existing older-style homes in thecommunity.

Source: “Unbuilding”by Bob Falk and Brad GuyPublisher: Taunton Press



The meaning of our homes and buildings“Our house was not unsentient matter - it had a heart and asoul, and eyes to see with… it was of us, and we were in itsconfidence and lived in its grace and in the peace of itsbenedictions. We never came home from an absence that itsface did not light up and speak out in eloquent welcome - andwe could not enter it unmoved.”

- Mark Twain, quoted in “The Most Beautiful House in the World” by Witold Rybczynski


The meaning of our homes and buildingsOur relationship with history

Private residencesBronzeville neighborhood, Chicago, IL



SynagogueWest Lawndale neighborhood, Chicago, IL




The meaning of our homes and buildingsOur relationship with history*

“The history of our neighborhoods, our cities, our nations, and the world isevident in what we build.Buildings reflect us and our values - they are our legacy.

Winston Churchill remarked “we shape our buildings, and afterwards ourbuildings shape us.” But, ultimately, we often decide their fate.

If they can’t be preserved, adapted or reused, our buildings and homesdeserve to meet a better end than becoming useless garbage.

Deconstruction gives our buildings and homes a chance to live again.”

*Adapted from a July 4, 2007 speech prepared by the author marking the first residential deconstruction in Chicago at 3905 N.Janssen


Dave Hampton, Architect, LEED APEcho Studio5627 N. Wayne Ave. #1Chicago, [email protected]

Deconstruction: The Next Step for TrueSustainability in Chicago

prepared by Dave Hamptonfor Urban Habitat ChicagoFebruary 6, 2008Budlong Woods Branch Library

Urban Habitat Chicago5315 N. Clark St. #222Chicago, IL 60640-2113 (mailing address)[email protected]


Image creditsImages by Dave G. Hampton, Jr., with the exception of the following:

5. “Deconstruction of the Clock Tower at the Village at Northstar” (video), ReUse People of America - Chapter 26. Peter Garforth, Garforth International8,9. Building Codes Assistance Project10. Architecture 203011. Institute for Local Self-Reliance12. “Deconstruction of the Clock Tower at the Village at Northstar” (video), ReUse People of America14. New York Times15. Dana Simpson, Urban Habitat Chicago19. http://www.cbu.edu/~aross/Darwin-ape.jpg (Darwin cartoon), ),

http://dbhs.wvusd.k12.ca.us/webdocs/Nomenclature/Lavoisier.GIF (Lavoisier)20. American Barn Company (table)23. The ReUse People of America25. “Deconstruction of the Clock Tower at the Village at Northstar” (video), ReUse People of America30. “California Green with Huell Howser” (video), courtesy ReUse People of America44. University of Detroit, Mercy School of Architecture: “Quiilted Space”, Instructors: Will Wittig + Dan Pitera53,54 Ibid.56,57. Lifecycle Building Challenge; Architect: The Miller|Hull Partnership59,60. Lifecycle Building Challenge; Designer: Sean Dorsy, Catholic University of America65. Google Earth67. Unknown69. Sam Dorevitch, University of Chicago at Illinois71. The Chicago Reader76. David Garard Lowe (left), Richard Cahan (right)

Special thanksThe members and Board of Urban Habitat Chicago (UHC)Ted Reiff, The ReUse People of AmericaKen Ortiz, OBI Deconstruction/ OBI DevelopmentElise Zelechowski, The Delta Institute (especially for suggesting the image on p.69 and the Lifecycle Building Challenge)

Images by the author on pages 16, 26-29 used with kind permission of Ken Ortiz.Images by the author on pages 41-43 used with kind permission of Derek Ottens.Thanks to Kathryn Albrecht for sending the image on p. 67 (artist unknown).

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Deconstruction: The Next Step for True Sustainability in ... · PDF fileDeconstruction: The Next Step for True ... Fabric in Architecture 2. ... deconstruction projects and make the