Elara Engineering would like to remind our clients that Energy Benchmarking for the City of Chicago and the City of Evanston are due this June. Additionally, Energy Benchmarking for the Village of Oak Park is due in December. For more information about the ordinance and required compliance actions, see below and click here. 

Our Energy Benchmarking Team would be happy to answer any of your questions and assist in verification of your building’s data. We can be reached at 708.236.0300 or energybenchmarking@elaraeng.com.

City of Chicago Benchmarking Verification Due June 1^st

The City of Chicago requires owners of commercial, residential, and municipal buildings over 50,000 SF to track and verify (every third year by a professional) their building’s energy consumption using the Energy Star Portfolio Manager Tool. It should be noted that manufacturing/industrial use type buildings are exempt from the ordinance. A property that is new construction, has new ownership or low occupancy is eligible to request an exemption. For more information, reach out to Elara. The deadline to update and verify your building’s data is June 1, 2024.

City of Evanston Benchmarking Verification Due June 30^th

The City of Evanston requires owners of commercial, residential, and municipal buildings over 20,000 SF to track and verify (every third year by a professional) their building’s energy and water consumption using the Energy Star Portfolio Manager Tool. This includes apartment buildings, strip malls, schools, churches, hospitals, and condominium buildings. In addition, city-owned buildings that are 10,000 SF or greater in size are required to comply. It should be noted that condominium buildings 20,000 SF to 50,000 SF are exempt from the ordinance. A property that is new construction or low occupancy is eligible to request an exemption. For more information, reach out to Elara. The deadline to update and verify your building’s data is June 30, 2024.

Village of Oak Park Benchmarking Verification Due Dec 31^st 

Under an ordinance passed in 2023, the Village of Oak Park now requires owners of commercial, residential, and municipal buildings over 10,000 SF to track their building’s energy and water consumption using the Energy Star Portfolio Manager Tool. It should be noted that single family, duplex, and triplex residential homes as well as manufacturing/industrial use type buildings are exempt from the ordinance. A property that does not have a certificate of occupancy or has low occupancy is eligible to request an exemption. For more information, reach out to Elara. The deadline to update your building’s data is Dec 31, 2024.

On December 5, 2023, Elara Engineering was formally recognized by ASHRAE’s Illinois Chapter with three 2023 Excellence-in-Engineering Awards. This year’s recognized projects include:

• 161 North Clark Street – Fan System Replacement
• Loyola University Health Sciences Campus (LHSC); Center for Translational Research and Education (CTRE) – Winter Cooling Heat Exchanger
• School District 300 Big Timber Elementary School – New Construction

We congratulate both Elara’s and each client’s dedicated project team for their vision, hard work, innovation, and collaboration that led to this well-deserved achievement. We further extend our thanks to the owners and managers of these award-winning buildings for their ongoing commitment to sustainable, energy efficient projects.

With these three additional awards, Elara has now received 33 ASHRAE chapter awards – each one uniquely showcasing our team’s ability to consistently deliver practical solutions and designs, and innovated applications of existing and new technologies.

161 North Clark Street: Fan System Replacement

• Variable-speed ECM fans utilized in an array configuration allowed the fan systems to modulate fan speed based on duct static as measured at the top and bottom of the building’s primary supply air shafts which serve VAV FPBs on each floor of the building to achieve significant fan energy savings during operation of the system.
• Improved indoor air quality was accomplished by optimization of the economizer sequences and replacement of the mixed air, outdoor air, and exhaust air dampers as part of the project.
• Full project details can be found here.

Loyola University Center for Translational Research and Education: Winter Cooling Heat Exchanger

• Implemented solution consists of a new water-to-water heat exchanger that connects the CTRE chilled water loops to exist­ing heat recovery coils in the air handlers. No new pumps were required as all existing pumps were found to be capable of supporting the new heat exchangers.
• A key benefit of the new design is that the system can now be changed over quickly from the new heat exchanger to the original chiller loop with four manual changeover valves and one existing automatic control valve.
• Full project details can be found here.

School District 300 Big Timber Elementary School: New Construction

• The project further developed the school district’s model school MEP systems (previously updated 14 years prior) and included energy efficiency enhancements and airborne infectious contaminant control strategies.
• Ventilation system comprised of 7 AHUs including 3 DOAS units and separate AHUs for specialty spaces, each with an energy wheel for heat recovery providing demand-controlled ventilation air or space conditioning.
• Full project details can be found here.

Project Background

Century Tower, a historic residential building in Chicago, had embarked on a project with a contractor to replace the building’s obsolete VFD on its lone water-cooled chiller. However, due to supply chain issues, delivery of the new VFD was anticipated to be pushed several weeks past June 1, 2023, which is the latest timing for the City of Chicago transition to cooling. To address the problem, the contractor proposed securing a rental chiller for a substantial cost to provide cooling as required and to enable work to continue over the summer season. In addition to this cost, additional costs would be involved to facilitate this process and provide the necessary support systems. Beyond the significant, and unanticipated increase in the cost due to the supply chain delays, physical site constraints also presented complications as to where to locate the 55’ trailer housing the rented chiller so that site access and operations were not impacted.

Project Solution

After being contacted by the building’s management and ownership inquiring if any other approach was possible, Elara’s team quickly reached out to local equipment vendors directly and was able to locate an in-stock chiller that would meet the building’s needs and could be installed well ahead of the June 1, 2023 cooling target. Once this new, more efficient, and more reliable chiller was identified, Elara secured a proposal to complete the chiller replacement, thus negating any need for a temporary chiller. The solution identified by Elara resulted in over $200,000 of avoided costs associated with the temporary chiller and other costs and complications involved. In addition to creatively solving a major problem for the building’s ownership/management team, Elara is now in the process of securing incentive funding to further reduce the overall cost of the project. Finally, as this chiller was originally installed in 2007, the new machine offers improved energy efficiency and reliability. The new chiller is a dual-compressor model which offers added redundancy over the existing chiller.  

“Century Tower was faced with a critical chiller repair heading into the winter last year and unfortunately, like many projects, was hit with significant lead time delays for parts and pieces. With cooling season quickly approaching, we turned to Elara Engineering to assist with possible solutions. Elara was able to use its experience and network to find us new equipment that was readily available and that fit our specifications. Additionally, Elara lead us through the ComEd rebate program to help alleviate costs. Our property team was incredibly grateful that a potential problem turned into a great solution for the building.”

Mark Dudasik
Director, Capital Projects
Golub & Company

A Renewed Chicago Landmark

Working alongside architect Solomon Cordwell Bunez (SCB), Elara Engineering recently completed the MEPFP design for an adaptive reuse project that converted the iconic 34-story Tribune Tower and surrounding buildings into 162 luxury condominium units with amenity and retail spaces, while respecting the building’s Chicago landmark status.

Originally constructed in 1925, Tribune Tower is one of Chicago’s most recognized historic landmarks. In 1935, the Radio Building was added to the site, followed by the Television Building in 1950. In 2018, the Chicago Tribune newspaper vacated the building and planning began to transform the site.

In addition to conversion of the Tribune Tower to condominiums, four additional floors were added to the northeast side above the TV Building, providing a modern, glass complement to the existing limestone facades and creating a new elevated courtyard. A full luxury amenity program encompasses several unique spaces, including a series of terraces at the tower’s crown that gives residents a one-of-a-kind experience beneath iconic, gothic buttresses.

Creative Solutions

As the project’s MEPFP engineer responsible for the design of new major MEPFP equipment and infrastructure throughout the existing tower and addition; the depth of experience, creativity, and problem-solving ability of Elara’s team, led by Multifamily Practice Leader, Matt Swanson, enabled the design to exceed the City of Chicago’s sustainability ordinance. Project highlights include:

• Elara identified the opportunity and confirmed the ability to reuse the building’s existing emergency generator, ComEd vaults, diesel fire pumps, and existing chilled water plant that utilizes a river water condensing system.
• Indoor air quality is maximized through the use of dedicated outdoor air systems that employ MERV-13 filtration, provide ventilation directly to each condominium unit to minimize the mixing of air, and use self-regulating exhaust systems.
• Condominium units have smart thermostats with remote sensors and are served by four-pipe fan coil units installed in enclosures with ducted return and variable ventilation systems (including makeup air and toilet, kitchen, and dryer exhaust system).
• New direct digital controls (DDC) were designed to serve all major mechanical systems.
• Interior common area lighting is controlled by a state-of- the art, multi-zone dimming system with code required occupancy and daylight sensors. Exterior and facade lighting is controlled by a building lighting multi-zone dimming system.
• Electric vehicle charging infrastructure was designed to support the entire parking garage.
• The main domestic hot water plant consists of high-efficiency water heaters located in the mechanical penthouse of the north tower while the hot water return heat exchangers are located in the 2nd floor mechanical room. A dedicated sub-water heater plant is located at the base of the highest zone for zone isolation.

Additional information about the Tribune Tower Adaptive Reuse project can be found here.

Sustainability and carbon reduction are quickly shifting from voluntary endeavors to mandatory ones. For building owners and managers, it will be one of the greatest driving forces influencing building compliance over the next several decades as policy makers and regulators continue to increase their focus (and demand) to achieve sustainability targets and mitigate climate change. Soon, sustainability improvements will no longer be optional, and carbon neutral targets will have to be met. In many cities and counties around the country, including New York, Washington DC, Denver, and Boston, this is already a reality. In 2021, Chicago convened a Building Decarbonization Working Group and has been following the path forged by New York for many years. It is highly likely that within the next couple years Chicago will have a similar Decarbonization ordinance and, therefore, it is critical that owners are proactive to avoid potential fees and/or reduced property value.

Construction of new sustainable buildings is relatively common and straightforward. However, bringing existing buildings up to modern standards is significantly more difficult which of course, also means at a much higher expense. In short, moving existing buildings towards sustainability is a balancing act among time, capital, and technology and to successfully balance these constraints, it is critical to prioritize the retrofit and upgrade process. On the other hand, buildings and owners will benefit greatly from reduced energy costs and many buildings will be able to meet carbon reduction compliance metrics by implementing measures with attractive paybacks.

To this end, every building owner should be thinking about or have already completed an energy audit to determine the most cost-effective path to compliance and to benchmark current performance. Building portfolio managers should consider benchmarking their properties to focus efforts on the poorest performers first. Building owners should turn to an experienced MEP consulting firm to provide this highly beneficial energy audit and prioritization plan.

Because audits, upgrades, and renovations will likely not remain optional forever, incentives for early adopters will likely eventually give way to penalties for late adopters. Proactive owners will enjoy numerous benefits, including time for decision making and increased property values. As with any significant market shift, the initial challenges presented also represent a substantial opportunity.

For more information, please read through the following article: The Real Estate Industry’s Role in Decarbonizing Our Buildings

Elara Engineering recently completed an energy evaluation of a retro-commissioning project at 95^th Street Naperville Public Library aimed at improving mechanical system functionality. The 73,000 square foot Public Library was experiencing consistent, large scale comfort issues resulting from a mechanical system that was operating incorrectly. At the time of Elara’s initial involvement, the Library was considering replacement of major equipment and the building controls system in an effort to correct comfort issues. Through retro-commissioning efforts and focused repairs Elara was able to assist the Library in responsibly restoring the existing mechanical system to operate as it was originally designed.

Although the mechanical system was designed to operate at unusually low chilled water temperatures, the chiller plant was operating at an elevated temperature of 42 degrees causing terminal equipment to operate at full speed without improving space comfort. As part of Elara’s retro-commissioning efforts, the mechanical piping system was tested for appropriate quantities of glycol and adjusted. Additionally, faulty controls were identified and repaired. With the appropriate chilled water temperature restored, Elara turned its retro-commissioning focus on restoring air handling units and fan powered boxes to the original intended design operation and integrated additional energy savings measures.

Since retro-commissioning efforts were concluded, Naperville Public Library has recorded a normalized electrical energy savings of 11% and natural gas energy savings of 29% reflected in more than $20,000 in avoided utility costs annually. Additional substantial costs were avoided through reuse of the existing equipment and controls and extending their useful life. Reports of improved comfort throughout the library have reportedly been noted by guests, improving the occupant library experience.

More information about this project can be found here .

On October 1, 2020, Associate Principal Dustin Langille participated in a panel discussion with Robin Randall, Principal at Legat Architects, and Clarence Carson, Chief of Facilities at Chicago Public Schools, on the challenges faced by school districts as they grapple with reopening. The panel discussed operational and design changes needed to keep students, teachers, and staff safe during the current pandemic and beyond.  Using the Chicago Public School System as a framework for discussion, questions and issues that were covered included:

• If/When students are allowed to return to school, how does one balance safety with effecting learning?
• With students currently learning remotely, have schools been making upgrades or renovations?
• How has the pandemic fundamentally changed the way schools are managed and designed?
• The challenges around finding broad solutions for districts with new buildings and those with ones that are 100 years and older.

To view the panel discussion, please go to: https://www.bisnow.com/webinar/chicago/chicago-deep-dish-the-impact-of-public-schools-on-cre-5432. Please note that a brief registration may be required to access the video.

Dustin is an Associate Principal and Mechanical Team Leader at Elara Engineering. In this role, he leads a team of mechanical engineers and support staff and serves as engineer-in-charge and primary contact for new construction, renovation and energy retrofit projects involving a wide variety of system types and complexities across various markets. Dustin is currently spearheading Elara’s response to the COVID-19 pandemic which includes guiding clients on the strategies they can employ to mitigate the risk of airborne transmission and coordinating indoor air quality (IAQ) design efforts. With increased focus on returning to school, Dustin’s efforts have largely been focused on working with K-12 and higher education clients.

A Renewed Chicago Landmark
Working alongside architect Solomon Cordwell Bunez (SCB), Elara Engineering recently completed the MEPFP design for an adaptive reuse project that converted the iconic 34-story Tribune Tower and surrounding buildings into 162 luxury condominium units, while respecting the building’s Chicago landmark status.

Originally constructed in 1925, the Tribune Tower is one of Chicago’s most recognized historic landmarks.  In 1935, the Radio Building was added to the site, followed by the Television Building in 1950.  In 2018, the Chicago Tribune newspaper vacated the building and planning began to transform the site.

In addition to the conversion of the Tribune Tower, four additional floors will be added to the northeast side above the TV Building, providing a modern, glass complement to the existing limestone facades and creating a new elevated courtyard.  A full luxury amenity program will encompass several unique spaces, including a series of terraces at the tower’s crown that will give residents a one-of-a-kind experience beneath iconic, gothic buttresses.

Creative Solutions
As the project’s MEPFP engineer responsiblefor the design and installation of new major MEPFP equipment and infrastructure throughout the existing tower and addition; the depth of experience, creativity, and problem-solving ability of Elara’s team enabled the design to exceed the City of Chicago’s sustainability ordinance.  For example,

• Elara identified the opportunity and confirmed reuse of the building’s existing emergency generator, ComEd vault, and existing chilled water plant that utilizes a river water condensing system.
• Condominium units have smart thermostats with remote sensors and are served by four-pipe fan coil units installed in enclosures with ducted return and variable ventilation systems (including makeup air and toilet, kitchen, and dryer exhaust system) implemented throughout the building.
• New direct digital control (DDC) designed to serve all major mechanical systems.
• Car charging infrastructure designed to support entire garage.
• To maximize indoor air quality, dedicated outdoor air systems use superior MERV-13 filtration, humidified air is provided throughout the property, residential ventilation is provided directly to each condominium unit to minimize the mixing of air, and self-regulating exhaust systems have been designed and installed.

Additional information about this and other Elara projects can be found here.

Elara Engineering’s Electrical Team recently completed design efforts to improve the reliability of existing medium-voltage campus electrical systems, replace aged equipment, and create additional electrical capacity to accommodate the renovation of existing buildings and the construction of future facilities for the M.A. Center Chicago (MACC).

Located in Elburn, Illinois, MACC is a spiritual-based campus comprised of several existing buildings that were previously utilized as a boarding school. The campus includes a South Lodge, Gymnasium, Event Hall, Kitchen Building, Auditorium, Workshop, several small garages, and a water pump/treatment building. In addition to the renovation of existing buildings, a multi-year campus expansion is underway that includes new single-family townhomes, additions to the  lodge buildings and new Spiritual Hub,  Administration and Multi-Purpose Centers.

Elara’s work required close coordination with Commonwealth Edison to design a new 12KV campus infrastructure for building renovations and future additions. As a result, new medium voltage switchgear, transformers were installed to serve newly constructed townhomes and an administrative/multipurpose center, with another transformer installed at an existing substation building.  For the various buildings on the MACC campus, Elara’s work entailed the following:

• Campus. Designed new medium voltage campus substation switchgear and associated campus distribution to existing building panelboards with capacity for new and future buildings.
• Chalets, Villas and Townhomes. MEP schematic design and site lighting and related construction services for the new structures.
• Kitchen, Gymnasium, and Event Hall Building. Replaced the existing panelboards in the kitchen, gymnasium and event halls fed from the campus substation switchgear. Designed new power distribution for the 28,000 square foot gymnasium and 10,000 square foot event hall. A new code compliant grounding system was also installed for each of the gymnasium and event hall buildings.
• Water Tower. Designed a new code compliant power system that included a new panelboard, new transformer and associated wiring, including provisions for a future backup generator.

Additional information about this project and other Elara projects can be found here.

Due to repeated previous flooding, the potential for future flood events, and the location of critical building systems in the basement of the Pere Marquette Hotel, Elara designed numerous plumbing system modifications to minimize the potential impact of floodi ng on building operations and life safety.

The Pere Marquette Hotel, an 18-story luxury hotel located in the historic French Quarter of New Orleans was originally constructed in 1925, renovated in 2001, and underwent repairs to the base building after Hurricane Katrina in 2005.  The hotel property has 275 guest rooms, a restaurant, a café, a fitness center, banquet and conference facilities, offices, and a parking garage.

Elara’s project scope was coordinated with and reimbursed by the building owner’s insurance carrier with the intent to minimize future claims. This proactive approach included the implementation of the following measures:

• Relocation of the building’s fire pump and major electrical infrastructure to the first floor
• Replacement and consolidation of two booster pumps to one relocated to the first floor
• Installation of larger storm water removal pumps, additional storm water removal pumps and the design of a de-watering solution to minimize the impact of the flooding including an additional pumping basin, drain tile, and a submarine door.

More information about this project and other Elara projects can be found here.

Elara Engineering recently completed design and construction coordination to replace existing heating boilers and install new chillers  to serve 42-story occupied condominium building in Chicago.  Elara further secured $57,500 in utility incentive funding for the project and system replacements and upgrades are estimated to provide $46,500 per year of utility cost savings for the building.

The catalyst for the building upgrades was derived from Elara’s design report and review that identified and evaluated alternatives for improvements and/or replacement of the building’s existing boiler and chilled water plants.

New Boiler Plant. For this portion of the project, Elara designed and installed a new high-efficiency condensing boiler plant, hot water pumps with variable frequency drives (VFDs), and a new tube bundle in one of the building heating heat exchangers.  Ancillary work included new sump pumps, sealing the boiler room floor, and repairing and re-lining the boiler flue.

New Chiller.  Two additional water-cooled chillers were installed in the basement boiler room and sized for partial load of the building for system redundancy to facilitate repair or maintenance and increased operating efficiency.  Additional work included tying the new chillers into the existing chiller plant located in the building’s garage chiller room the installation of a new refrigerant detection and emergency exhaust system, and the refurbishment of the existing cooling tower including retrofitting new motors and VFDs on the cooling tower fans.

More information about this project and other Elara projects can be found here.