Category: People

England, days 5 and 6

May 8, 2023 / / 2 Comments

Day 5 (Saturday)

  • Saturday, May 6, 2023, was Coronation day, and a day for me to sleep in.
  • A friend of a friend of a friend hosted a coronation watch party, where for nearly three hours I watched the live BBC broadcast of establishing Prince Charles as the King of the United Kingdom – because that’s still a thing democratic countries do. The party had great drinks, coronation chicken and coronation quiche, and dessert, accompanied by hilarious commentary from those assembled, myself included.
  • Note: The word “coronation” dominates the city right now. It’s in the window at every shop, at every train station, on flags hanging outside small hotels, and even on decorative arches over pedestrian streets.
  • My old friend and a new friend left the party and went on a long walk in Soho, first to Bar Termini for negronis. We then hit up the Liberty department store, where one of the Kingsman movies was filmed, ate dinner at Paradiso Burgers in Kingly Court, and had a nightcap at The White Horse.
  • I also picked up deluxe millionaire’s shortbread at M&S (a department store with a grocery department); I bake them using this caramel slice recipe; a key difference is that the recipe, created by an Aussie, calls for coconut in the shortbread base, which I follow and I love compared to the UK version.
A coronation flag and bunting at a small hotel
BBC broadcast of the coronation
Liberty department store
Coronation in Carnaby

Day 6 (Sunday)

  • This morning I moved from the hotel I was staying at near Euston Station to my friend’s friends’ flat in Covent Garden, and then another friend joined us (to keep the story straight, we are the same group of three friends traveling around London today as on Friday and Saturday). We grabbed coffee and pastries at Arôme Bakery and headed over to London Bridge station via Charing Cross station.
  • London Bridge station is connected to The Shard, a skinny glass pyramid hotel and office building. It’s also next to Borough Market where we went to get delicious spicy jam from Pimento Hill.
  • After visiting Pimento Hill we had jamon iberico sandwiches from Brindisa Spanish Foods and oysters and rosé from Wright Brothers Oyster & Porter House.
  • From there we took some combinations of trains to Shoreditch High Street station on the Overground network. Read more about Overground in “Transportation” below.
Pimento Hill shop in Borough Market
A screen on a pedestrian street honors the new King and Queen Consort.
  • I attended the weekly, 30-minutes-long organ recital at St. Paul’s Cathedral. The organist was Peter Wright (he has his own Wikipedia page), who played “Prelude and Fugue in B minor (BWV 544)” by J.S. Bach, “Joie et clarté des corps glorieux from Les corps glorieux” by Olivier Messiaen, and “Dankpsalm (Op. 145, No 2)” by Max Reger.
  • The three of us ate a mixed platter at Ilili, a Lebanese restaurant. (There are two locations of a restaurant of the same name in NYC and D.C., but it seems they’re unaffiliated.)
  • The night ended at Eagle, a discotheque next door to the restaurant. But on the way home from Eagle I noticed a seriously tall and wide gap between South Western Railway trains and the platforms at both the Vauxhall and Waterloo stations.
St. Paul’s Cathedral is seen behind Paternoster Square
The organ console and the organ pipes are visible inside St. Paul’s Cathedral
Gherkin tower framed through the upper story window of a double decker bus
Gherkin Building framed through the upper story window of a double decker bus
Mind this serious gap

Transportation

  • London Overground. The development story of this collection of new services is fascinating and provides some lessons for Chicago. Transport for London, or TfL, is a governmental authority under the control of the Greater London Authority, which has an elected mayor and council, the London Assembly. The first of six lines opened in 2007 and there are now 113 stations. Over 16 years TfL incrementally built a rapid transit network using existing active and disused main line railways. Chicago has many disused railways and many underused Metra lines; the idea there is to redesign a “regional rail” (RER, S-Bahn, etc.) network using existing and new lines – I wrote about this last year.
  • Southeastern, a private railway (one stop from Charing Cross station to London Bridge station (his National Rail service is inside the Oyster area so it counts and costs as much as an Underground trip in the same area)
  • South Western, a private railway (one stop from Vauxhall station to Waterloo station; see Oyster area explanation above)
  • Bus 8 (a route dictated by TfL and operated by Stagecoach London, a subsidiary of Stagecoach Group headquartered in Perth, Scotland)

Note about certain transit routes here

Many of them are run by contractors. Some bus routes are, kind of hilariously, operated by the national railway operators of Germany and the Netherlands. Arriva is owned by Deutsche Bahn (DB) and Abellio is owned by Nederlandse Spoorwegen (NS). Some other bus routes are operated by RATP, the Greater Paris transit operator owned by the Government of France.

The Elizabeth Line is operated by a subsidiary of MTR, the transit operator and real estate developer majority owned by the Government of Hong Kong.

Two-flat journal 8: Adding a third unit

February 17, 2023 / / 0 Comments

Over the years I waffled once or twice about adding a third unit, in the basement. I hired a structural engineer to draw up plans for the replacement center beam in the basement’s ceiling. To “future proof” the plans, I also asked him to draw a plan and create specifications for a floor excavation in order to achieve a code-compliant ceiling height in the potential basement unit.

The basement, looking towards the front entry. Notice how smooth the floor is.

The waffling was based on the cost of the necessary digging down. Excavation will add about $25,000 to the cost of the project. (That’s based on one bid, the only bid that called it out specifically. I asked all three bidders to separate the costs of the basement unit so that I would know exactly how much the basement unit – excavation, walls, finishes, etc. – would cost as an “add on”.)

I think my architect also helped convince me to design and get bids for a third unit because of the flexibility it could provide for me and my tenants (which may include one or more family members), as well as the possibility of additional rental income.

I’ve settled on adding the third unit, and I’m excited to do it, in part because of my well-known enthusiasm for accessory dwelling units. (A note about Chicago’s ADU ordinance: this property is outside the ADU pilot area but it has unused zoning capacity per both the FAR and minimum lot area per unit standards so the additional unit is allowed without the ADU ordinance.)

Excavation

The Chicago Building Code requires that the ceiling height be a minimum of 7′-6″ in most of any dwelling unit (that’s measured from the finished floor to the finished ceiling). A limited amount of area is allowed to be lower to get around existing or newly installed pipes and ducts in the ceiling.

To achieve that, crews will demolish and remove the existing floor slab (which I’ll be a little sad about because the previous owner did a nice job pouring it) and excavating earth 10″ down. They’ll also underpin the foundation walls in an alternating pattern of rectangles around the perimeter. I hope I can explain underpinning well (otherwise watch Darren Voros’s video): This means they’ll dig under half of the foundation dispersed around the perimeter (the A sections), leaving unexcavated space between each to hold up the other half of the foundation (the B sections); then they’ll switch and repeat the process for the B sections.

A foundation wall detail showing the 10″ of excavation and the addition of a perimeter drain tile.

Water

After every rain storm I go and check the house. The basement has been dry every time. I’m surprised, and thankful, that it seems that water doesn’t seep into the basement.

One time I noticed that there was water pooling on the basement floor – when a rain storm had not occurred. It turned out that when I closed the water service line I didn’t close it well enough and water was very slowly leaking out. Tightening the valve handle was a simple resolution.

During the excavation there will be a perimeter drain tile system installed under the floor slab to steer water toward an ejector pit. An ejector pit is different than a sump pump in that it has a mechanism to grind the house’s sewage before pumping it to the city’s sewer main. I believe an ejector pit is a requirement when the lowest dwelling unit’s plumbing (i.e. the toilet) will be below the city sewer main.

Bob Vila’s website describes interior drains like this:

Similar to exterior drain tile, an interior French drain features a perforated pipe that carries water to a collection pit where it can be pumped to the surface. This type of drain is located along the interior perimeter of the basement and lies below floor level.

All You Need to Know About Basement Drains, Glenda Taylor and Bob Vila

Apartment

The new dwelling unit is drawn as a 1-bedroom apartment with a small bedroom that has two short windows and a closet. It has a large, combined living room, dining room, and kitchen.

The entryway is partially separated from the big room using a hall closet, creating a sort of mud hall. The bathroom is of a typical size for small apartments in Chicago and there’s a considerably sized utility room for laundry and storage. Overall, the apartment has an area of about 720 s.f.

I believe in-unit storage to be an important amenity. My current apartment is a studio and I selected it in part because it had good layout with a lot of scattered storage (there’s a walk-in closet, a large nook between the living area and the bathroom, a small closet, and a linen closet in the bathroom).

When I was looking for a new place to live in 2022 I didn’t want to have to move any of my stuff into a storage locker in the building or a storage unit in another building.

Other space in the basement

The rest of the basement, about 100 s.f., will have two hybrid heat pump water heaters, the ejector pit, electrical panels, and a little bit of room for storage. There’s also a rear entryway and the basement apartment will have a rear exit through here.

Shortlist: Four urbanism podcasts I listen to

November 3, 2022 / / 0 Comments

I started listening to podcasts in 2021. I am sharing a list of four that I listen to regularly. Surprising to me, none of them are about Chicago.

Must-listen:

  • UCLA Housing Voice is hosted by four UCLA researchers and teachers. Every week during the season (they’re on season two now) they summarize an academic paper about housing and cities and interview the authors. What I like about this is a few things: the consistent format, summarizing academic papers that I don’t have access to and are sometimes painstaking to read and understand, and getting the authors to expand on what they published.
  • The Livable Low-Carbon City are short, explainer-style episodes about the essentials to designing and redesigning cities and neighborhoods for the low-carbon future that we need. Mike Eliason is well known on “Urbanism Twitter” and “Architecture Twitter” for pushing passive house building techniques, baugruppen (a kind of cooperative housing), and point access blocks. Eliason’s episodes are brief and easy to understand, and are a great outlet to hear about his time working and living with his family in Germany.

Sometimes listen:

Two-flat journal 7: Plans are issued for bid

November 15, 2021 / / 0 Comments

My architect has issued architectural plans for bidding!

(This happened a month ago, and I don’t dedicate enough time weekly to send the bidding instructions to general contractors and to follow up with them asking if they’re still planning to send a bid.)

If you’re an interested GC, look at the “bid package” where you’ll find…

  • links to the architectural plans
  • structural plans (for the basement)
  • photos of the interior and exterior
  • schedule book

What’s happening in the neighborhood

The house is one block away from the Kedzie Green Line station, which offers a 20-minute ride to downtown or to Oak Park. Behind the station is The Hatchery, a major shared commercial kitchen and food business incubator.

The Cook County Land Bank Authority owns several properties on the block and is marketing these to developers for new housing.

Starting in 2022, the City of Chicago began the process to redevelop land it owns adjacent to the Kedzie station into mixed-use buildings.

How I’ve found general contractors

I’ve already had a few GCs walk through the house and tell me they’re going to submit a bid. I found them either by asking architects I know, and by scouring the Building Permits Browser on Chicago Cityscape.

I filtered the permits, looking for “renovation/alteration”, set the estimated project cost from $100,000 to $400,000, and then skimmed the project descriptions for words like “two-flat” and “rehab”.

I made a list of those contractors and found their phone numbers and emails elsewhere (the city used to include their phone numbers in the building permits dataset, and took it out in 2019 or 2020).

This photo gives you a glimpse of some of the exterior issues (look at the cornice, especially at the far left corner). All of the windows and doors are proposed to be replaced. The awning will be removed eventually (it helps keep the snow off the front porch).

You won’t believe why Arcade Place in Chicago’s Loop was changed from an alley to a street

August 14, 2017 / / 4 Comments

The enhanced proposal for the building on the right, 230 W Monroe, was made possible by converting the alley to a “street”.

Arcade Place, for all intents and purposes, is an alley. It has Dumpsters, and loading docks. It has no sidewalks. It’s dark and probably dirty.

Yet in 1969, Alder Fred Roti passed an ordinance that gave the alley a name and street status.

Why? Because it gave an adjacent property owner the ability to get an FAR bonus and build a larger office building.

That’s not why Roti said he did it, though. “Nobody talked to me about this. I walk around the Loop all the time and I noticed this alley. It’s Arcade east and west and it didn’t make sense to me to be an alley here”, he told the Chicago Daily News.

How gracious he was to the poor alley!

There are several other “named alleys” in downtown Chicago, including Couch Place, Court Place, and Garland Court. I don’t know why they are streets.

I’m reading “Politics of Place: A History of Zoning in Chicago”, by Joseph P. Schwieterman, and Dana M. Caspall, which is full of downtown and North Side zoning change stories like the above. It’s available at the Chicago Public Library, or you can buy it right now.