sustainable chicago spring 2009€¦ · tually taking on deconstructions,...

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By: Dave Hampton

Late on a Thursday night inJune 2005, the local fledgling en-vironmental advocacy group,Urban Habitat Chicago (UHC), gota call about a home that wasslated for demolition the followingMonday morning. The callerheard we were those enthusiasticyoung folks who tried to reusebuilding materials to make newthings, and thought we might beable to salvage some things fromthe house.

Our first visit revealed an un-sung, minor Modernist gem. Thehouse had been the home of a wa-tercolor artist from Japan, At-sushi Kikuchi, who designed andlargely built it himself in 1954. Byall accounts, he was an intelligent,gentle man who tended his gardenin later years. His home still ex-hibited the best traits of that styleand era, as well as of Japanesebuilding tradition: economy ofspace and material, straightfor-ward construction and an unclut-tered aesthetic.

Our reactions were more emo-tional than anything else. Wecouldn’t stop or fight a demolitioncrew, but we could fight the clock.We resolved to save as much ofthis unique home as quickly as wecould in the time we had.

With little planning but plenty ofcan-do spirit, members andfriends worked to salvage any-thing that could be removed withsimple hand tools. We removedwood paneling, studs, fixtures,appliances, a hot water tank andeven roof joists and oversized win-dows before the bulldozer arrived.

Along the way, bumps, scrapes,cuts and even airborne hand toolswere sometime occurrences. Inthe end, the materials we savedwere mostly lost because we didnot adequately plan for wherethey would go. Granted, we had

only three days to react, but thisillustrates the careful planningand implementation a real decon-struction project requires.

From a Hand-Made Hometo a Movement

Deconstruction is anything buta haphazard process, and we arefortunate as a group to have sinceformed partnerships with thosewho approach deconstruction asa surgeon might approach a

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SUSTAINABLE CHICAGO Spring 2009

The End of Demoliton

Dave Hampton is a principal of Hampton Avery Architects,a Chicago-based firm providing architecture, planning andsustainability consultation services. A founder of Urban HabitatChicago, he has been instrumental in advocating for buildingdeconstruction and materials reuse in the Chicago area.

patient—with professionalism,skill and no small bit of artistry.

This early experience alsotaught us that in taking apart abuilding, one learns how it wasput together; a valuable lesson foranyone, especially an architectlike myself. I still recall the intri-cate joinery and wood veneer pan-eling supported by very smallwood members that formed thestrong, lightweight partitions be-

tween rooms. My friend, DerekOttens, who removed a very largewindow for reuse as the center-piece of an addition to his home,still marvels at the tightness ofconstruction and the effort it tookto take the window out withoutdamage.

This home put much of con-temporary construction to ab-solute shame and was built tolast. Mr. Kikuchi received no

LEED points for his economic useof material. He received no ravereviews from critics by siting thehome correctly (an arbor to thesouth, where deciduous vinesgrew, provided shading in sum-mer for large windows and solargain in the winter). He had no ex-posure in design magazines forhis deft detailing or skill at layingout space efficiently, and no“green” awards for the use of nat-ural light and operable windowswere bestowed. He did, however,likely gain the satisfaction from ajob well-done.

He certainly earned, over a gulfof 50 years, the respect of newgenerations who reversed the con-struction process and learned alesson in history about thingswhich might hopefully lead theway forward to better buildings,and a love for some of those al-ready lost.

Forming Partnerships

As a result of our experience, Ibegan to research building decon-struction, which a few architectfriends introduced me to severalyears before when they were con-sidering starting a deconstructioncompany. I uncovered a robust in-dustry that had been developingfor years, and was quickly gainingground as an alternative to build-ing demolition. UHC gave presen-tations to the Chicago Center forGreen Technology in August2006, which introduced the con-cept and basics of deconstructionto the local public.

Following this, I was contactedby Ted Reiff, the president of TheReUse People of America (TRP),an organization that had con-ducted many successful decon-structions of all types and sizessince 1993. TRP had been con-sidering coming to Chicago forsome time, so the connection wasserendipitous.

Ted and I recognized the syner-gies between UHC and TRP, andwe continued to correspond overthe coming months. UHC was a

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Oversized windows reclaimed from the Kikuchi house (above) werelater installed in the enclosed porch at the Ottens residence (below.)

small organization incapable of ac-tually taking on deconstructions,but because of our familiarity withthe workings of the city, we couldcertainly help introduce TRP tothe right people and encouragedeconstruction locally. As an ar-chitect, I was well aware of someof the challenges in terms of per-mitting and lack of awarenesswhich might be transformed intoopportunities given the right cir-cumstances. As I like to say,Chicago often leads by example—as long as others have proven itcan be done elsewhere first.

In TRP, we found an organiza-tion that had an impressive trackrecord that could make a successof deconstruction here in Chicago.Something was needed to recap-ture the imagination of a publicweary of the overexposure of thisor that isolated LEED-certifiedbuilding or inaccessible greenroof—a next, truly sustainablestep that would help fulfill UHC’smandate and make a real impactin the reduction of waste, conser-vation of our valuable resources,maintain a better environmentand create meaningful jobs in theprocess.

A Material Concern

Meanwhile, the other essentialcomponent to the success of de-construction was forming. Re-member how materials were lostfrom the Kikuchi house becausetheir second life hadn’t beenplanned? The ReUse People had itcovered. TRP had begun talkswith Elise Zelechowski of TheDelta Institute, a well-establishedlocal nonprofit, over the creationof a building materials reuse cen-ter that would be modeled onother facilities, such as Habitat forHumanity ReStores, across thenation. This would be a much-needed collection point for usedbuilding materials and compo-nents such as windows, doors,and appliances, which could besold to the public at low cost.

As we continued to meet with

TRP, my presentation on decon-struction was expanding to in-clude more information andsuccessful case studies. I gave thetalk at every opportunity to get themessage out to the general public,policymakers, architects and de-sign professionals, communitycolleges, ex-convicts, friends, rela-tives—you name it, they’ve gottenan earful.

Through UHC’s website, wecontinued to update the public on

the progress of deconstruction ad-vocacy in Chicago, and began toget some notice from prospectiveclients as well as fledgling interestin local government. We alsobegan to get inquiries from poten-tial clients, and after TRP hadtrained a local builder, Ken Ortizof OBI Deconstruction, we couldnow begin to direct them to anarea deconstruction contractor. Arecent call to Ken to ask if I couldkeep referring clients who needed



a builder confirmed he’s totallyfocused on deconstruction—he’stoo busy to build! It wasn’t alwaysthis way.

Deconstruction:The Basics of How it Works

Instead of knocking down theirhome and sending it to the land-fill, enlightened clients John Tap-per and Carolyn Bronstein gotwind of deconstruction as an al-ternative to demolition and inJuly 2007, the first official resi-dential deconstruction in Chicagobegan at 3905 N. Janssen Avenueto little fanfare (our press confer-ence was not well-attended). How-ever, as the home slowly began todisappear, looking more andmore skeletal with each passingweek, neighbors began to take no-tice of this building-in-reverse.

The process on the Janssenproject, typical for any such resi-

dence of its modest size, wentsomething like this:

Planning. Deconstruction doesnot happen by accident. It’s not agood time to consider decon-structing after demolition permitshave been issued or things musthappen immediately. Deconstruc-tion takes eight to ten times longerthan demolition, but in the lifes-pan of the average constructionproject, this is usually negligible.Assemble a good team you’recomfortable with. If the project ismore complex, hire an architector engineer, especially those thatspecialize in deconstructionconsultation.

Bid and materials appraisal.Does deconstruction make sensefor you? A deconstruction con-tractor will give a bid for doing thejob for you to evaluate. He or shewill take into account the

complexity of the job, site condi-tions such as where staging andmaterials separation can occurand scheduling.

You’ll get an idea of the savings.In TRP’s model, the client receivesthe benefit of a tax donation sincematerial from the project is beingdonated to The ReUse People, anonprofit, environmental organi-zation. An IRS-qualified profes-sional appraiser will value thesalvage materials for donationpurposes. Remember, to be suc-cessful, any deconstruction mustmove the most materials into thehands of new users in as pristinea condition as possible.

Deconstruct and salvage. Themost fun and interesting part! Besure to invite the neighbors to pullup a lawn chair (outside the safetyarea, of course). Set up a videocamera to take time lapses—thoseare totally cool.



Chicago’s first residential deconstruction at 3905 N. Janssen Avenue, June 2007. Before deconstruction(left) and several weeks later (right).

We get to see the constructionprocess roughly in reverse order,as materials, components, appli-ances, and equipment are removedand salvaged for later reuse:

• Landscaping• Furnishings• Fixtures• Trim and molding• Cabinetry• Windows and doors• Flooring• Non-load-bearing partitions• Piping and conduits• Exterior cladding• Structural framing• FoundationsMaterials are moved offsite as

appropriate to the staging, whichrequires the thoughtful planningof professionals. You’ll find nogood deconstruction contractorstumbling over pallets of brickwhile trying to remove windows orscraping nice old oak floors whiletrying to drag out an air condi-tioner. When the deconstructioncrew is finished, ideally all that isleft is a clean site ready for a newbuilding.

Final appraisal, report, andbenefits. The appraiser re-evalu-ates the types, quantities, andconditions of materials after theyhave actually been removed andadjusts for damage. Again, a suc-cessful deconstruction contractormakes a living ensuring that ma-terial isn’t damaged, and havecome up with ingenious ways ofremoving them to make sure thishappens.

A report is prepared and IRSForm 8283 is given to the clientfor filing with the IRS along withtheir taxes. Then the client sitsback, waits for the wheels of theIRS to turn and sees the benefit.They can feel good that they’vedone the right thing and savedsome money in the process.

Decon: Movin’ on upin Chicago

In November 2007, I reachedout to the City of Chicago’s ChiefEnvironment Officer, Sadhu



How you can get involved

From lessons we’ve learned and applied with increasingsuccess in Chicago, here are 10 steps to promotingdeconstruction and building materials reuse in particular, andgreater respect for our buildings in general, from easilyattainable steps to those requiring a more dedicated team andsome perseverance:

1 Architects and design professionals: retitle your“demolition” sheets. Get your clients and building codeofficials used to the term deconstruction.

2 Add deconstruction literature to your local demolitionand permitting offices. Include deconstructionrequirements in bidding procurement for municipalprojects.

3 Stimulate participation of minority and women’sbusiness enterprises (MBE/WBE) in deconstructionprocurement.

4 Actively encourage deconstruction over demolition byshortening permit times and/or waiving fees.

5 Select a highly visible project slated for demolition.Make it a showcase for deconstruction instead.

6 Develop your local materials reuse infrastructure: plana salvage and materials resale facility.

7 Challenge your municipality to improve energy, buildingcodes and ordinances, and reinforce modest density-based zoning. Educate clients such as developers,businesses owners, legislators and students aboutdeconstruction and materials reuse.

8 Resolve the concerns organized labor has withdeconstruction. The playing field is rarely level; abackhoe operator earns more than a modestly skilledlaborer who can safely and effectively remove a windowfor later reuse.

9 Stop encouraging demolition and cheap landfilling.

10 Stop designing and building crap! Better buildings willlast longer and inspire us to keep, reuse or adapt them.

From April 28-30, UIC will host the Building MaterialsReuse Association’s Decon ’09 Conference, which will bringtogether local and national presenters to address progresson deconstruction and materials reuse in education trackswhich include policy, best management practices, and casestudies.

Johnston, regarding UHC'ssincere hope that the city wouldaccept our own challenge ofchoosing one large, high-profileproject slated for demolitionin 2008 as a viable example ofthe deconstruction process in-stead, bringing more attentionto this great alternative to thewrecking ball in America'sgreatest (and hopefully somedaygreenest) city.

Johnston expressed his enthu-siasm for deconstruction andafter presenting our recommen-

dations and progress on decon-struction to the city in January2008, along with The ReUsePeople and The Delta Institute,Chicago was now officially onboard with deconstruction, givingsteady, if cautious, support. Ourteam began to address concernssuch as hazardous materialsabatement, progress on a localbuilding materials reuse center, aswell as policy recommendationssuch as recognition of decon-struction as an industry in itsown right, permitting and other

incentives for deconstruction,promotion and education.

Over the next year, our teamsaw great leaps forward in termsof actual deconstructions com-pleted, bringing the number to 16,as well as increased outreach withmore presentations. Coalition-building included reaching out tomore architects, design profes-sionals, prospective clients, thepreservation community and theexisting materials salvage com-munity. Funding was secured fora marketing and policy study tobe undertaken by the University ofIllinois at Chicago (UIC), whichwould further justify the need forthe facility.

Finally, after years spent advo-cating for deconstruction and ma-terials reuse, many of us in thestill-growing coalition drawn fromthe nonprofit, design, education,business, governmental and evenarmed forces communities aregratified to see Chicago joiningcities like Portland and KansasCity in a nationwide network ofmaterials-reuse facilities that di-vert building materials from thewaste stream, make them acces-sible to the public for reuse, pro-tect community health, createjobs and save resources.

The ReBuilding Exchange,operated by The Delta Institute,opened to the public on February13, 2009. The ReBuildingExchange will become more thanjust a place for used sinks andlumber. We intend it to be the flag-ship of Chicago’s materials reuseinfrastructure and a resourcecenter to promote sustainabledeconstruction practices, provideeducational resources and createprogramming that builds com-munity and rebuilds Chicago'sneighborhoods.

UHC will also maintain a pres-ence. I plan to stay involved withThe ReBuilding Exchange to helpeducate the public, design profes-sionals and students on materialsreuse, deconstruction and thedesign of better buildings.



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