Page 35 - Chicagp Fall EXPO 2019

CHICAGOCOOPERATOR.COM THE CHICAGOLAND COOPERATOR — FALL 2019 35 Big Picture Thinking. Practical Approach. Sustainable Design. Hillside, IL • 708.236.0300 • ElaraEngineering.com ENGINEERING Mechanical Electrical Plumbing • • Fire Protection Information Technology • Energy Benchmarking Utility Analyses Energy Audits Reserve Studies MEPFPIT System Assessments Master Planning Energy Modeling MEPFPIT Design Riser Replacements LEED Consulting Commissioning Save Water - Save Money Multi-family conservation/cost control Multi-family replacement programs Stop leaks Avoid damage Reduce insurance costs Control your water Improving Lives through Better Water Solutions RCSsales@DRFtps.com RCSsales@DRFtps.com DRFtps.com/RCS DRFtps.com/RCS 630.615.4488 H O 2 ssessments Water Heaters SMART Devices S a v i n g s G u a r a n t e e M u l t i - F a m i l y TM apart. Th e elements involved are the ac- cess way, the exit itself, and the exit dis- charge. Th e access way is how to get to an costs and heft y fi nes. exit, and the distance \\\[must fall\\\] within code requirements for the farthest point of any room or space. Th e exit is the way Boddewyn Gaynor Architects in New York off the fl oor, or out of the building. Both City, recounts how a redesign of basement exits must be through a fi re-rated corri- dor or stair. If an exit leads to the outside, “Basement space is useful space. We were there must be a safe exterior situation that commissioned to upgrade the basement allows people to leave the place of danger areas of a property in Williamsburg. Th e and get to public streets. Finally, exit dis- charge is the actual doorway itself off the terior was drab, and the basement space fl oor or out of the building. If it’s a service was raw and unused. We were hired to entrance, \\\[it must be\\\] wide enough to be convert the basement space” to amenity code compliant, and stairs must not inter- fere with compliance. Th e doorway must yoga studio, a gym, and a legal roof deck.” lead to a public space to allow people to Th ese amenities made the building much escape the area of danger. “Sometimes in co-op basements there buyers who dominate the Williamsburg are two ways out of a building at grade or market. below grade level,” Marsh continues. “Are they both legal for use by people? All these questions have to be consid- ered if you are going to populate a base- ment with new uses and, potentially, lots of people at one time.” Marsh adds that use oft en depends on the tenancy. A family building, ac- cording to her, will want a children’s party room, for example, or there may be a re- quest for a library. Ventilation would be an be creative, give real thought not only to issue with both of these uses. Th e fact that what your residents require now but what many developers and boards are seeing they might require 10 years down the line. an increasing number of these requests, “speaks to the age of the tenancy and the up-and-coming New York City neighbor- board.” Other possible uses for ‘dead’ space in- clude storage lockers—the size of which lies in the current market. Th ere may be oft en depends upon the apartment sizes a large number of buyers with young chil- in the building. A building with lots of dren moving into the area, so adding a small apartments might require a lots of childrens’ play or party room might seem small lockers, or they might opt for a basic just the thing to draw new residents to an gym. A larger or more affl uent community older building. In 15 years, those kids will might go for a private theater or screening all be off at college, but at the same time room, which Marsh says, “lots of boards the tenancy may not turn over. Many emp- are talking about,” or even a for-rent dance ty nesters stay in their apartments for years studio. As every building is diff erent, every aft er their children leave. By all means, put basement is diff erent, and every possibility in that party room, but do it in such a way has an individual solution. Regardless of the intended use of a ed to something else (like a reading room) basement or other formerly-unused or re- purposed room, it’s absolutely crucial that ning is the key. any conversion work be done properly and in strict compliance with DOB code – pri- marily to safeguard the safety and good health of the residents using the space, but also because somewhere down the line a city inspector will show up to assess it. Even a few violations can cost your build- ing or HOA thousands, both in renovation A Real-Life Example Alan Gaynor, Founding Principal at space changed the image of a property. property didn’t have curb appeal – the in- use, Gaynor says. “We installed a lounge, a more attractive to the heavily millennial In a place like New York, where every square inch of space is ex- pensive, every square inch of space should be used – and used productively. Th e choice of use change of- ten depends on residency. Regardless of residency, fi nd ways to use your space to the max. At the same time Consider this: A co-op building in hoods such as Woodside and Washington Heights may have appeal for young fami- that when needs change it can be convert- without too much fuss and expense. Plan- n A J Sidransky is a writer/reporter for Th e Chicagoland Cooperator and a published nov- elist . “Regardless of the intended use of a basement or other formerly-unused or repurposed room, it’s absolutely crucial that any conversion work be done properly and in strict compliance with DOB code.” See us at Booths 317, 319