From a design perspective, how should we achieve balance between modern and historic when repositioning the Loop?
Pemberton: Some of the buildings in the Loop are already recognized as historic landmarks. These stately old buildings bring character and visual interest to the streetscape, as they often incorporate notable datum lines, upper-level setbacks, and variations of window designs and stringcourse elements that help create a sense of proportionality and human scale from the street. From a design perspective, it’s crucial that new construction responds to these elements of massing and form, to maintain a respectful and harmonious interaction between modern and historic, to enhance the urban fabric.
Halik: On the plus side, some of the older Loop office buildings have much bigger, grander lobbies than existing residential buildings—a real opportunity when considering conversion. However, beyond the lobbies, we tend to see smaller windows, less space for socializing and less natural lighting than new builds. For office buildings that are staying office buildings but need modernization, we are seeing the addition of more outdoor amenities and retail and restaurant tenants to create a residential/hospitality feel for corporate employees. For example, a recent Skender project at 225 W. Wacker Drive renovated the historic building’s lower lobby, fourth-floor amenity space and roof deck using modern design elements. The upgraded amenity space features operable Skyfold partitions for flexible conferencing options; biophilia and plantings; high-end audio/visual technology; and commissioned art incorporating elements from the Chicago River, which pays homage to the building’s riverway backdrop.
Kearney: A major draw of the Loop is its historic architecture, ornamental details and large communal spaces that lend themselves perfectly to creating a unique and authentic feeling neighborhood. Repositioning efforts such as The Robey in Wicker Park have proved instrumental in creating a centerpiece within an already established community.
We, along with our development partner (Riverside) believe the 135 S LaSalle (Field Building) repositioning project will serve as one of these centerpieces in an evolving Loop neighborhood. Preserving authenticity through the restoration of historic elements is a key factor of the project and will ensure its relevance for the next 100 years. Our goal is to layer in both functional and aspirational spaces that support the modern live-work-play environment. Grand existing spaces within 135 S LaSalle and other historical LaSalle Street buildings serve as ideal backdrops for creating successful destination-oriented retail and entertainment offerings catering to tourists, residents and office workers.
Google made a high-profile decision to purchase the James R. Thompson Center in Chicago’s Loop. What sort of challenges will Google and other nearby landlords face when bringing a modern, functional appeal to a unique property?
Halik: Google’s situation is different than other nearby landlords in that the company’s core business is technology, not real estate. As a tech company, Google’s real estate decisions are less speculative than other landlords’ because they set the policy for where and when their employees are working, and their motivations may justify a greater investment when considering improvements to the base building. Building owners who are looking to lease entire buildings in the central Loop to multiple tenants with different needs and objectives have to delicately consider ROI when making decisions on where and how much to invest.
Ideally, Google’s revitalization of the Thompson Center will bring some much-needed activity back to that neighborhood in the same way their move to Fulton Market has transformed that area, but there’s a lot of work that they are going to have to do to bring it up to their standards for a global HQ. It’s a unique older building with inefficient single-pane glass, the HVAC system needs a complete overhaul, and the elevators provide part of the building’s character but are extremely outdated. The lobby and plaza, while in need of investment as well, provide a significant opportunity to engage the public and create energy for the surrounding neighborhood.
What building amenities or uses can bring the most life back to the LaSalle Street corridor, long known as the heart of banking and financial markets?
Halik: Building owners should consider creating a mix of amenities and uses for their spaces that can serve the needs of a diverse group of people and businesses. The most attractive buildings on the market right now feature common workspaces and amenities that replace the need for each tenant to build their own large conference and training rooms, provide a place to work or take a break outdoors, and create an environment that feels more like a trendy neighborhood coffee bar than a traditional office. New retail and dining options, outdoor parks, public plazas, fitness and yoga studios would all give workers a reason to choose coming to the office and remain downtown instead of staying home or leaving early. There is so much history in the LaSalle Street corridor, it just needs to be enhanced by the amenities that employees and employers are looking for in today’s market—amenities that are available in Fulton Market and are starting to become available in buildings along Wacker Drive and the river. If buildings in the LaSalle corridor follow this blueprint for a new age, that area could have a similar growth trajectory to Fulton Market.
Kearney: A combination of both service and destination-oriented retail is essential to support the daily lives of residents, while also drawing people to LaSalle Street on nights and weekends. While a neighborhood grocery option is vital, offering dynamic food, beverage, and entertainment options is paramount in attracting residents and ultimately enticing office tenants to return to the area.
Creative new retail concepts, public art and outdoor dining options will help LaSalle Street reinvent itself. Expansion of public markets, art shows, and holiday events will generate more traffic beyond typical work hours. Vehicular traffic is important to retain on LaSalle Street in some form, but there are several strategic infrastructure improvements that can be implemented. The abundance of nearby hotels, which were severely impacted by the lack of business travel during the pandemic, will be advantageous in promoting more tourism to the Loop as new retail and entertainment options come online.
Pemberton: At SCB, we have a lot of experience designing successful mixed-use urban districts, from creating district masterplans to then delivering buildings in a district we master planned. Through our experience, we’ve learned that to truly revitalize a neighborhood, we have to think beyond individual building amenities to the broader question of public realm benefit. I would say the three most important elements to this are: 1) Incorporating a range of retail spaces that vary in size and volume, attuned to what people want in their neighborhood, to support an increase in new residents to the area and serve their needs; 2) providing outdoor spaces for residents alongside access to thoughtfully designed spaces that are open to the public; and 3) creating a district plan to incentivize initial retailers while the neighborhood is initially being populated. This last piece is out of our hands as architects. But on the first two points, you have a great example of how so much of good architecture is invisible: we also need to design all the back-of-house servicing areas and parking to support retail and public spaces. These elements are essential to the functionality of the district. They need to work, yet be unobtrusive. And they are especially challenging to incorporate into historic structures.