JRTC Conceptual Study

Chicago, IL
01.04.2017

JRTC Conceptual Study

Chicago,
Chicago, IL
IL
2017 ADRIAN
ADRIAN SMITH
SMITH ++ GORDON
GORDON GILL
GILL ARCHITECTURE,
ARCHITECTURE, LLP.
LLP.

INTRODUCTION
Across the United States, cities of all sizes are faced with issues related to growth and redevelopment, as well as economic viability and
environmental sustainability. Approaches to these problems vary, but more and more there is an understanding that whatever the solution,
it lies within an understanding of our responsibility for the future and how we shape our built environment.
The site of the James R. Thompson Center (JRTC) offers a unique opportunity to redevelop a prime site in Chicagos central business
district that can generate enhanced private investment value and provide substantive public benefit and amenities to the citizens of
Chicago.
The JRTC Site Conceptual Design Studies as developed by ADRIAN SMITH + GORDON GILL ARCHITECTURE and described
herein are intended to show what may be possible with respect to a range in development options. The objective of these studies is to
assist governmental leaders in visualizing potential redevelopment options in order to support ongoing discussions and dialog.
Accordingly two schemes have been developed:

Multi-Tower Option
Single Tower Option

Both Options assume a mix of program uses and represent approximately 3,000,000 square feet of development for ease of comparison.
Both options respond to the surrounding urban context and address important transit connections and public access.
URBAN CONTEXT
The current site of the James R. Thompson Center is located at the intersection of Clark and Randolph to the south-east and LaSalle and
Lake to the north-west. The block is situated in a dense mixed-use district within the Loop and enjoys a particularly rich and unique set of
urban conditions including close proximity to urban assets such as the Chicago Theatre District, Millennium Park, the Chicago river walk
system, the Ogilvie Regional Rail Station, and the Clark and Lake CTA station connecting to 6 of the 7 rail lines that access the loop. All of
this offers the site with unprecedented potential for redevelopment and increased density.
The plan for redevelopment for the current site proposes to establish a platform for the buildings, the block, and the city that leverages the
sites maximum potential economically, socially and from an urban design standpoint. The site is envisioned as a highly-sustainable mixeduse project with the potential to set an example for the next generation of innovation in energy conservation and responsible development
in a highly dense urban setting. The project will set a new standard for working and living environments, a complex where people come
together in a dynamic urban environment. This site poses a unique opportunity to place Chicago back on the leading edge of sustainable
urban development both nationally and internationally.
TRANSIT
Because of its strategic location, mobility and transit will be a core feature of the project as it is envisioned as a new symbol of connectivity.
This will be done through thoughtful planning and the implementation of a transit hub that can properly manage and distribute people
connecting to transportation systems at multiple levels seamlessly. The site will connect with and enhance the pedestrian networks
including the pedway system. It will integrate the bike path systems, offer bike parking facilities, and bike sharing stations. A multi-modal
building will house the interface of the Clark and Lake Station with the site and connect it to an elegant public space that celebrates
mobility and connectivity. With proper planning it will also provide a physical framework for future projects such as express rail service to
OHare Airport.
PUBLIC SPACES
As a responsible redevelopment the project seeks to enhance the physical and social characteristics of the site as well as the district and the
ultimate goal from this perspective is to enhance the public good. For this, the project will deploy a series of strategies on public space and
provide a variety of spaces at different scales that allow and promote social interaction. Public spaces such plazas, paths, courts, exhibition
spaces and art installations throughout the site will encourage an active civic environment that will become an asset to the city and an
agent of renewal.
PROPOSED PROGRAM
Currently zoned as PD270 the land use is set to governmental offices, retail, parking and related uses, and its maximum FAR is set at 8. It is
understood that the site is currently underutilized.
Preliminary research suggests that a project on this site could support development in the range of 2,000,000 to 4,000,000 GFA. For
the purposes of this study we are using approximately 3,000,000 GFA in two different configurations to demonstrate the full range of
possibilities for future site development. A hypothetical space program is presented for each of the two schemes that follow.

SCHEME 1 Multi-Tower
The first scheme proposes to implement a more traditional approach to development where the site can be divided in multiple parcels that
can be then developed independently or by a single entity, the project can to be built in one phase or in multiple phases allowing maximum
flexibility.
The proposed buildup of the program will be realized by three towers, a podium building and one underground level programed as follows:

Podium and Underground Level, Retail, Transit Hub, Amenities 120,000 sf on 4 levels
Tower 1, Office 1,500,000 sf - 70 levels
Tower 2, Residential (Condo/Rental) 930,000 - 60 levels
Tower 3, Hotel 450,000 sf - 40 levels

The retail podium will span in between the Hotel and the Residential towers and will house the multi modal hub and connection to the lower
level. The towers and the podium will be sited in such way as to balance all the site conditions to attain the best possible outcome in terms of
urban response and programmatic requirements.
The Multi-model Hub that will connect to the Clark and Lake Stations will logically be placed towards the north of the site. It will be part
of the retail podium that will line Lake Street and will create a multi-story atrium space that will link the lower level, the hotel Lobby and the
transit stations with two plazas towards the south of the site. The atrium will be located in the middle of the block in between the Residential
and the Hotel tower which will anchor the western and eastern ends of the block.
The Office tower will stand separately form the podium, hotel and residential towers on the southern part of the block, and it will be placed
on the middle of it on axis with the multistory atrium.
The location of the towers will create two plazas, one on Clark Street and one on LaSalle Street, both facing Randolph Street and City Hall.
This plazas will have a direct visual and physical connection to the transit hub atrium further emphasizing the importance of the station and
the connectivity to Lake Street. The plazas will also open views to the hotel and residential towers minimize overshadowing and provide
space for civic activities.
All buildings on the site will be connected underground by a commercial component that can be accessed directly from the plaza via a
sunken garden and the pedway system.
SCHEME 2 Single Tower
The second scheme proposes to implement a less conventional approach to development where a single tower will be placed on the site in
order to free up as much open space at the ground level and to attain an iconic structure that will create a dramatic architectural and urban
statement. This approach may well appeal to a broader international investment market.
The proposed buildup of the program will be realized in a single mixed use 115 level tower that will raise to 1,700 feet from street level, and a
pavilion that will serve as a connection to underground Retail and Transit Hub.
The Tower will consist of four zones:

Zone 1, Lobby and Retail at the base including the lower level, Transit Hub and the first 4 levels of the tower for a total of 120,000 sf
Zone 2, Offices from level 5 to level 57 for a total of 1,500,000 sf
Zone 3, Residential (Condo/rental) from level 58 to level 94 for a total of 930,000 sf
Zone 4, Hotel and observation deck from level 95 to Level 113 for a total of 450,000 sf

The tower will be sited in such way as to open up as much space around it as possible raising elegantly above the city offering striking vistas.
It will engage the transit station creating a unique urban plaza that is partially covered.
In a similar fashion to Scheme 1 the Multi-model Hub that will connect to the Clark and Lake Stations will be placed towards the north of the
site and It will be part of the retail component that can be accessed from Lake Street and will create a multi-story atrium space that will link
the lower level, and the transit stations.
A single iconic tower will return significant open space available for public use. One can envision a public plaza that will be partially covered
with a delicate and elegant canopy that is a continuation from the tower skin that would engage the CTA station towards the north. This
space will be the first of its kind in the city and will offer great flexibility for city events and civic activities throughout the year.

DESIGN NARRATIVE
2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

JRTC Conceptual Study

Chicago, IL

Imagery 2016 Google, Map data 2016 Google

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

URBAN CONTEXT
CITY

1000 ft

JRTC Conceptual Study

Chicago, IL

Imagery 2016 Google, Map data 2016 Google

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

URBAN CONTEXT
DISTRICT

200 ft

JRTC Conceptual Study

Chicago, IL

Imagery 2016 Google, Map data 2016 Google

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

URBAN CONTEXT
AERIAL VIEW FROM SOUTH-WEST

200 ft

JRTC Conceptual Study

Chicago, IL

Imagery 2016 Google, Map data 2016 Google

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

URBAN CONTEXT
AERIAL VIEW FROM NORTH-EAST

200 ft

JRTC Conceptual Study

Chicago, IL

MULTI TOWER SCHEME

JRTC Conceptual Study

Chicago,
Chicago, IL
IL
2017 ADRIAN
ADRIAN SMITH
SMITH ++ GORDON
GORDON GILL
GILL ARCHITECTURE,
ARCHITECTURE, LLP.
LLP.

LAKE ST

CLARK AND LAKE

CTA STATION ABOVE

CONNECTION TO
CLARK AND LAKE
CTA STATION ABOVE

SERVICE ACCESS
RESIDENTIAL TOWER

HOTEL TOWER

MULTI STORY
ATRIUM AND
CONNECTION TO
CTA STATION AND
LOWER LEVEL

RETAIL PODIUM
LANDSCAPED ZONE
CAFE SITING AREAS

PLAZA

PEDESTRIAN
CONNECTION

SUNKEN GARDEN

CLARK ST PLAZA

LASALLE ST PARK

AND ART DISPLAY

OFFICE TOWER

RANDOLPH ST

RETAIL AT GRADE

40

CLARK ST

LASALLE ST

3 TOWER SITE PLAN

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

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JRTC Conceptual Study

Chicago, IL

Building Placement
Tower location is set to maximize views and
protect privacy

Staggered tower location minimizes over

shadowing on buildings within the site

Residential and hotel building are paired as they

are compatible uses.

ELV:940

ELV: 670

Site Connectivity

OFFICE

Open space configuration allows pedestrian

flow through the site from all directions

Location of transit hub

links public transit with

the site and buildings

Multi-modal central-location can be seen from

all the corners of the site

RESIDENTIAL

ELV:460

HOTEL
Open and Public Spaces
Multi scale open space strategy offers a variety

CTA STATION AND

MULTI MODEL HUB

of open spaces to the city

Corner plazas invite people into the site and give

space to the surrounding areas

Interior atrium serves as semi public space that

links to transit.

LAS
ALL

E ST

3 TOWER SITE diagrams

RA
ND

and provides space for civic activities

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

PLAZA

OL
PH

ST

Central plaza allows through pedestrian traffic

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

3 TOWER URBAN CONTEXT

SKYLINE VIEW

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

3 TOWER URBAN CONTEXT

Aerial VIEW

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

3 TOWER
PEDESTRIAN VIEW - CLARK ST NORTH

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

3 TOWER
PEDESTRIAN VIEW - CLARK ST NORTH

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

3 TOWER
EXTERIOR WALL DETAIL

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

3 TOWER
MODEL PHOTOS

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

3 TOWER
MODEL PHOTOS

JRTC Conceptual Study

Chicago, IL

SINGLE TOWER SCHEME

JRTC Conceptual Study

Chicago,
Chicago, IL
IL
2017 ADRIAN
ADRIAN SMITH
SMITH ++ GORDON
GORDON GILL
GILL ARCHITECTURE,
ARCHITECTURE, LLP.
LLP.

LAKE ST

CLARK AND LAKE

CTA STATION ABOVE

TRANSIT HUB
PAVILION
CONNECTION TO
CTA STATION AND
LOWER LEVEL

COVERED PLAZA

SUNKEN GARDEN
LANDSCAPED ZONE
CAFE SITING AREAS

LANDSCAPED ZONE

OFFICE ENTRANCE
SERVICE ACCESS

PEDESTRIAN
CONNECTION

LINE OF CANOPY
ABOVE
RESIDENTIAL DROP OFF
AND ENTRANCE PLAZA

RANDOLPH ST

HOTEL DROP OFF

AND OBSERVATORY
ENTRANCE

OFFICE ENTRANCE

40

CLARK ST

LASALLE ST

SINGLE TOWER SITE PLAN

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

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JRTC Conceptual Study

Chicago, IL

Building Placement
ELV: 1700
Single tower allows maximum distance from
surrounding buildings

The tower is placed towards the south on the

OBSERVATION DECK

center of the site to create a gesture towards

the transit station.

Off center placement allows for the creation

of a sizable public space

HOTEL ZONE

Site Connectivity
Open space configuration allows pedestrian
flow through the site from all directions

Location of transit hub

RESIDENTIAL ZONE

links public transit with

the proposed plaza

Public plaza connects to lower retail, subway

station, and ped systems

Open and Public Spaces

OFFICE ZONE

Primary plaza is located toward the north next

to the transit station, comprises about half of
the site area

CTA STATION AND

MULTI MODEL HUB
AND RETAIL

Open space strategy relies on connection to

transit and intends to serve at a city level

ST

Smaller entry plazas are located at the east and

E ST

SINGLE TOWER SITE diagrams

2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

COVERED PLAZA

RA
ND

LAS
ALL

OL
PH

west of the tower

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

Single TOWER URBAN CONTEXT

SKYLINE VIEW

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

Single TOWER URBAN CONTEXT

AERIAL VIEW

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

Single TOWER
PEDESTRIAN VIEW - Clark ST NORTH

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

Single TOWER
PEDESTRIAN VIEW - Clark ST NORTH

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

Single TOWER
PEDESTRIAN VIEW - RANDOLPH STREET ENTRANCE

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

SINGLE TOWER
MODEL PHOTOS

JRTC Conceptual Study

Chicago, IL

 2017 ADRIAN SMITH + GORDON GILL ARCHITECTURE, LLP.

SINGLE TOWER
MODEL PHOTOS

JRTC Conceptual Study

Chicago, IL