Thursday, December 17, 2009

940 Pitner Avenue
Evanston, Illinois 60202

adas/spatz properties
PROJECT UPDATE (12.14.2009):
Pre-insulation/drywall construction is COMPLETE.

The carpenters have finished the unit interior framing, installed the skylight assemblies and exterior mechanical flashings. The 4” exterior roof insulation/waterproof membrane is also past tense. The windows and glass unit entry doors have also been installed. The exterior aluminum fenestration is in progress and will be completed this week, weather permitting.

The rough electrical, plumbing and HVAC work is done. NICOR and COMED have also hooked us up the “grid”. We now have heat and a bathroom has replaced the port-a-potty.

The exterior concrete walks/drainage system has been installed. Our budget forced us to use a standard system since permeable concrete was locally unavailable and would have cost TWICE what we spent. This project will lease below a “C” level price point.

NEXT TIME… wrapping up the exterior skin, insulation, drywall and carpentry trim.

ANDY (enjoy the fotos)

CARPENTERS are finishing roofing related prep. ROOFING materials are being craned to the roof.

ROOF INSULATION (2) 2’ polyiso layers are installed in lieu of (1) 4” due to the roof curvature. 4” would break not bend.

ROOF INSULATION 4" & 6" screws w/washers hold each layer in place. Panel joints are staggered. Here I am getting my "tool fix".

ROOF MEMBRANE a “peel & stick” base sheet covers the insulation to which a single ply modified bitumen roof membrane is applied.

ROOF MEMBRANE the modified bitumen is “torch applied”. The overlaps are lifted and re-torched so the bitumen “bleeds” past the overlap insuring a proper installation.

ROOF MEMBRANE the existing tile coping is being covered by modified bitumen. In this instance, it is the most cost effective method to insure water tightness. Potential leaks are eliminated from the joints between the tile coping.

ROOF MEMBRANE skylight light wells are also cover in modified bitumen. The ones viewable from the street will be skinned in standing seam aluminum.

ELECTRICAL communications conduit being finished. The PLUMBER is finishing the gas piping

PLUMBING nail guards are installed wherever a drywall screw could pierce a water or wasteline…don’t need a whoops. Notice how organized the electrical feeds (top rows), black iron gas piping (mid-rows) and waterlines (bottom rows) are in the north wall raceway…this didn’t happen by itself (thanks matt).

EXTERIOR SCREEN the carpenters have mechanically fastened 2 x 2 aluminum tubeto the masonry. Our METAL FABRICATOR built the aluminum frames offsite.

EXTERIOR SCREEN the aluminum frames are set on a wood “table” to insure proper alignment.

the frame is covered with a tarp each night to make it difficult to use as gym equipment. Notice the skylight light well has been covered with standing seam aluminum.

the aluminium frames in process

the tarp is rolled back each morning...just like wrigley field. The aluminum frames are in place awaiting the next "layer".

EXTERIOR SCREEN tomek clamps, checks alignments, then mechanically fastens the tube to the frames. these will later be welded, screws removed and filled with weld.

EXTERIOR SCREEN the aluminum framing “morphs” into the security gate at each end of the unit’s access walkway. Esualdo is preparing the gate for welding.

EXTERIOR SCREEN the framing is ready for welding by the METAL FABRICATOR

EXTERIOR SCREEN the “no maintenance” aluminum frame is now ready for the 1/8” perforated aluminum skin that is fabricated in evanston. Notice how our new project (940) relates to 930 pitner that we did 3 years ago…another dyptich.

previous dyptich…1216 & 1220 main

Monday, November 16, 2009

PROJECT UPDATE (11.9.2009):

Pre-drywall construction continues.

The carpenters have the unit interiors 95% framed as well as the protruding skylight curbs and exterior mechanical flashings. The roof is 100% ready for the waterproof membrane. Most of the windows and glass unit entry doors have been installed. NEXT…exterior fenestration. The electricians instead of the plumbers were the first mechanical trade to start their interior work. The designated “pipe chase” location for their electrical panels/feeds and communication conduit required the switch. Adaptive re-use is different than new construction. Exterior service work is nearly complete and wire has been pulled to the panels. Individual units will be started as soon as matt returns from maternity assistance leave, later this week. The plumbers zoomed through most of the waste, vent and water piping. Once the roof is finished, they will return to tie in the water piping to the service, complete the vent piping through the roof and tie in the roof drain system to the city sewer. Pipe chase related HVAC work has also been completed. The air conditioning line sets have been installed. Roof penetrations for the furnace and water heater flues have been located for each unit. NEXT TIME… the roof insulation/waterproofing system, wrapping up the mechanical trades and the exterior skin.

ANDY (enjoy the fotos)

MASONS touch-up glass block @ unit entries

are getting ready to start loft framing.
touch-up glass block mortar joints @ unit entries

MATT'S for "notching" the aluminium mullion caps around the fasteners @ all entries

CARPENTERS kris & radek are installing clip angles to support loft framing. drywall is installed 1st to maintain 1h rating at demising wall

2x12 hemp fir joists are doubled (glued/nailed) to clear span the space and provide a stiff floor

joists are about ready for 3/4" sturdifloor plywood subfloor

CARPENTERS the lift becomes the plywood elevator

CARPENTERS tomek & tomek trim sturdifloor deck to curve

CARPENTERS deck is done, low 2x6 partition forms rail with the balance to be infilled with steel tube rail after carpet

ELECTRICIANS 1 1/4" conduit is used to feed circuit panels and pull communication wiring to the unit. This occupies the middle "pipe chase" layer on the masonry. The green vertical unistrut clamping system keeps things tidy. The electrical service is located behind the masonry wall

ELECTRICIANS pipe chase wall is complete. communications conduit is extended to the individual individual units

electrical panel wiring is being pulled back to the service

PLUMBING waste/vent piping (white PVC) occupies the middle layer. The top pipe (vent) needs to be at 42" which is below the bottom electical feeds

PLUMBING laundry box is being piped. No need for this with office users, but it's easier to do this now...building usage changes

PLUMBING water supplies for bathroom shower/tub are being installed

protruding skylight curbs are protected with plastic which is removed prior to starting roofing work. a 6" section of roofing was removed around the curb perimeter so the framing can sit directly against the existing wood deck. The balance of the existing roof membrane was
temporarily retained to keep the building dry

CARPENTERS tomek is removing the existing roof membrane inside the skylight prior to removing the roof deck

CARPENTERS removing the existing roof deck inside the skylight

CARPENTERS matt, kris and radek are laying out the roof flashing locations for the plumbing vent, unit furnaces and water heater. 3 holes/unit

CARPENTERS kris has cut the 3 holes and is building up the flashing height 4" to match the height of the polyiso roof insulation. joe hall, the roofing contractor is checking things out for his job next week

CARPENTERS build up done, flashings being installed

abandoned roof deck openings from a previous “incarnation” are patched to match the existing

NEW MANAGEMENT matt's lame excuse for abandoning his post. congrads to leane and madeline stryker berry born 11.7.09

Monday, October 19, 2009

SHOP(studios) 940 Pitner Evanston, IL 60202

PROJECT UPDATE (10.14.2009):

Signe, Matt and I started demolition at our latest adaptive re-use project, 940 PITNER on 8.8.09. The underground plumbing and concrete trades were quickly followed by the carpenters and masons. Mechanical trades to follow in the next few weeks then the new insulation/roofing system…WINTER is coming.

940 was last used as an automobile repair/paint shop. We are converting this building into 5 office RENTAL UNITS ranging in size from 975-1226 SF. The middle 3 units will have lofts and the front and rear units will be on a single level. Each will have a storefront entry and be similar in feeling and finish to our 12 unit project next door at 930 Pitner. We expect to attract “artistic professionals” as tenants as we have at another of our facilities, the STAMPfactory (19 units) at Dewey/Payne. Aggressive rents of $1,250 – $1,730 per month including property taxes make these spaces very attractive to start-ups and small local businesses. Occupancy will be spring 2010.

ANDY (ps: all the fotos below were taken in the last 45 days)

pre-demo...whata mess (looking east)

CONCRETE demolition is nearly complete. NEW underground plumbing to follow (looking east)

underground PLUMBING nearly complete. MATT & ALEX are doing a final check

floor slab in bath area.ceramic tile will cover the mess

MASONS are preparing for one new entry opening. notice how the bricks are removed in a 45 degree pattern to follow the downward force of the brick above. we were able to re-use 3 other openings (looking west)

MASONS are infilling unused openings. brick cleaning will "blend" the color (west elevation)

CARPENTRY partition layout starts (looking west)

CARPENTRY skylight layout also starts. new curbs are cut to follow the roof slope. see next photo (looking west)

CARPENTRY skylight curbs are complete. new roof/insulation system will follow in about 3 weeks after mechanical systems roof penetrations are finalized (looking east)

CARPENTRY. tomek & tomek begin unit entry framing (looking west down walkway)

CARPENTRY. kris & radek frame unit interiors. notice opening on the left so units can be combined.

CARPENTRY bathroom & utility closet are being framed in unit 2

CARPENTRY. tomek is finishing unit demising partitions. all lumber is harvested from sustainable forests

WATER SERVICE excavation for new 1 ½” feed begins

WATER SERVICE an auguring installation technique is used requiring minimal street repair and traffic disruption (looking west from pitner)

WATER SERVICE new water tap (blue & red) has been made. auguring begins

MASONS install glass block @ unit entries

BOWSTRING TRUSS REPAIR demolition uncovered a problem requiring a bottom cord replacement in unit 1. Steel shoring is still in place @ panel points (truss member intersections).

MASONS install glass block @ unit entries…almost 100%

MATT & SIGNE don’t remember this wall being there?

andrew spatz (adas/spatz properties)

(O) 847.864.3100
(C) 847.971.3290
(F) 847.869.5647

Click here: adas spatz properties