Operation and Maintenance

The mechanical system was designed to minimize utility and maintenance costs by selecting standard, inexpensive, equipment with readily available parts. Redundant systems allow for scheduled maintenance instead of emergency repairs.

During original analysis of the Owner’s needs and expectations, the Owner expressed the need for an “easy and inexpensive” maintenance system. This goal was accomplished by:

• The layout of the mechanical rooms ensures that all serviceable components are easily accessible and located inside of the building.
• Selection of low maintenance or simple maintenance components, such as geothermal fields with multi-zoning manifold arrangements, standard package units with readily available parts, redundant pumping systems, and back-up systems.
• The implementation of the commissioning plan to ensure the installation of systems complies with Owner’s goals.
• The implementation of the Owner’s maintenance staff training with post commissioning follow-up and operational procedures verification.

Environmental Impact

A number of environmentally sensitive features have been incorporated in this project. Rainwater is collected and stored in four above ground cisterns with a combined storage capacity of 12,000 gallons. This water is used to provide irrigation for an on-site greenhouse and some site landscaping. Locating the cisterns above ground allows them to be drained by gravity, eliminating the need for gray water pumps, along with the associated cost, maintenance, and energy consumption.

Low-flow toilets and shower heads are installed throughout the facility. Additional site runoff is channeled to a landscaped habitat where impurities are removed by plants before the water is discharged to a storm sewer. The habitat is located directly over the vertical ground loops for the heat pumps. Water percolating from the habitat keeps the soil moist and enhances heat transfer and energy efficiency.

No chlorofluorocarbons (CFC) or hydro-chlorofluorocarbons (HCFC) are used in any building materials or systems. Because all hydraulic elevators are prone to small leaks, the elevator uses environmentally safe canola oil instead of petrochemical-based oil. The ground-source heat pump system uses food-grade propylene glycol as a heat transfer fluid. The overall result of conservation measures and lower production demands amounts to a net reduction of CO2 emissions of over 200 tons.

Lastly, one-third of the building’s roof is covered in low growing sedum, reducing the heat island effect and helping to clean pollutants from the air—two important benefits for a built-up urban environment. The sedum is planted on 1-1/2” of growth medium, requires no maintenance or irrigation, is highly absorbent, and can withstand the annual temperature extremes of a Chicago rooftop (typically -10º F to 140º F).

Conclusion

The evolution of the CCGT was a collaborative effort between the Chicago Department of Environment, a number of other City agencies and the entire design team. It’s a shining example of sustainable building practices—transforming a tainted site into an educational resource for both building professionals and the general public.

Since it opened to the public. the CCGT has received many accolades, but as engineers we are particularly satisfied by the overwhelmingly positive reaction of the users of the space. After all, a building cannot be called innovative, efficient, or even sustainable, if it doesn’t meet the immediate needs of the people who use it.

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