Working with the real estate group of CDPQ, Ivanhoé Cambridge, as owner; Hines, as asset/property manager; and SCB, as architect, Gilbane Building Company spearheaded the transformative redevelopment of 10 & 120 South Riverside Plaza, a stunning 1.4 million SF office complex along the iconic Chicago River. This ambitious project redefines the tenant experience with year-round amenities, setting a new benchmark for office buildings in the market. Located just steps from Chicago’s two busiest commuter hubs as well as major highways and the “L” train system, this prime location ensures unparalleled accessibility. The revitalization includes grand lobbies, an immersive tenant lounge, private outdoor spaces, and state-of-the-art fitness and wellness facilities offering massage therapy, nutritional consultation, and personal training. The expansive public plazas, with their breathtaking river views, were reimagined with modern seating areas and lush landscaping.

The 10 and 120 South Riverside Redevelopment project exemplifies a masterful blend of innovative design and thoughtful integration with existing structures. Originally constructed in the late 1960s, these modernist buildings required a visionary re-imagining to meet the expectations of today’s discerning tenants. The challenge was to transform the arrival and entry sequences, lobbies, and tenant amenities while capitalizing on the unparalleled riverfront location and skyline views.

Designed by SCB, the new design features new two-story entries for each building to create an intuitive and transparent approach. It employs a sophisticated glass and metal language that seamlessly integrates with the modernist aesthetic. A striking metal plane, serving as a canopy, extends to the ground on the west side and frames the river and skyline views to the east, enhancing the sense of arrival. These all-glass entries invite tenants and visitors into light-filled places that offer breathtaking views.

The project also introduced new tenant lounges, refreshed elevator lobbies, a conference center, and a fitness center, enriching the overall experience. Surrounding both buildings, newly landscaped plazas provide serene spaces for relaxation and enjoyment of the river and cityscape.

The design vision required the new two-story volumes to be meticulously interwoven with the existing structure. The cladding and detailing were carefully matched to the existing modernist steel frames, ensuring a cohesive appearance. The existing second-floor mechanical levels were preserved and discreetly screened within the new construction. The projecting volumes wrap around the corners of each building and extend along the river to the third-floor amenity areas, where new outdoor terraces offer an unparalleled river view experience.

This redevelopment revitalizes the buildings and enhances their connection to the urban fabric, creating a dynamic and inviting environment for all who enter.

The redevelopment of 10 & 120 South Riverside Plaza presented intricate challenges and complexities that required innovative solutions and meticulous planning to ensure the highest quality of construction.

Gilbane Building Company was brought on early and provided Hines and Ivanhoé Cambridge with cost and schedule guidance as the design progressed from Design Development through the completion of 100% of Construction Documents. However, the pandemic triggered supply chain disruptions, particularly impacting the availability of materials like structural glass and glazing. Gilbane worked closely with trade contractors to facilitate early release bid packages, and was competitively awarded an initial Guaranteed Maximum Price (iGMP) contract to lock in engineering, fabrication, and delivery dates. The GMP pricing also included a full construction cost estimate to help Hines and Ivanhoé Cambridge establish the overall budget.

Gilbane and SCB collaborated through a five-month value engineering (VE) process, evaluating all exterior and interior building conditions, and adjusting the design and construction details based on material availability and constructability. Through this process, approximately $10 million was saved and reallocated back into the project. This proactive approach resulted in achieving a final Guaranteed Maximum Price (fGMP) that met the overall budget and high-end design intent while keeping critical project scope items intact. This phase was crucial in aligning the budget with our client’s expectations while maintaining the standards of a Class A office space.

The twin buildings are just steps away from Chicago’s busiest commuter hubs—Union Station and Ogilvie Transportation Center—as well as major highways and the “L” train system. Meticulous construction site logistics and safety were Gilbane’s top priorities throughout construction. One of the most complex aspects of the project was coordinating with Amtrak, the city’s Department of Planning and Development, and two local Alderman offices (two separate and adjacent wards), as permits were required due to the site’s proximity to Union Station and Ogilvie Transportation Center. The project team had to navigate city ordinances and address concerns from the Alderman regarding loud noises, especially given the surrounding residential areas. To mitigate these issues, much of the work was scheduled at night to ensure pedestrian safety and minimize disruptions. Furthermore, the construction team aligned material deliveries with Amtrak’s operational requirements, ensuring zero disruption to ongoing operations. Hardscape protection measures were implemented to safeguard city streets, cyclists, and pedestrians from construction-related activities.

The project adopted a phased approach due to construction being completed while both commuter hubs and the 10 and 120 buildings remained fully operational and active. The project team implemented an innovative smart building strategy to digitize the two buildings, fostering efficiency and creating an enhanced user experience. Temporary lobby spaces were created to allow tenants access to their respective offices. The team managed the high-traffic space by addressing punch lists and managing owner expectations throughout each phase. This allowed the team to address unforeseen issues promptly while maintaining progress and safety. The team continuously updated egress/ingress routes, elevator usages, and plans to ensure workers and tenants could access the building safely and appropriately without disruption. This occupied renovation required adjusting work schedules to nights and weekends, and the team sent weekly schedules to the Hines team to communicate closures and logistics effectively to building tenants. Coordination with trade contractors was also crucial, as the same contractors were involved in both buildings. This required seamless communication and collaboration to manage the complexities of working on two interconnected structures.

Gilbane leveraged cutting-edge BIM coordination when installing a high-end fireplace in the 120 S. Riverside lounge. This technology and approach allowed our team to review existing conditions and ensure seamless integration into the existing gas lines. This process required close collaboration between multiple trade contractors, the lead mechanical engineer, and the building’s operations team. By implementing this approach, we prevented potential significant rework and delays in the project schedule.

Overall, the redevelopment of 10 & 120 South Riverside Plaza was a testament to Gilbane’s ability to navigate complex challenges and deliver a high-quality project that sets a new standard for office buildings in the market.

An unwavering commitment to safety lies at the heart of the 10 and 120 S Riverside Redevelopment project. Rather than treating safety as a mere checklist, Gilbane’s project team recognized safety as a cultural necessity, a shared responsibility woven into every construction aspect of the project’s lifecycle.

The twin buildings are just steps away from Chicago’s busiest commuter hubs—Union Station and Ogilvie Transportation Center—as well as major highways and the “L” train system. Meticulous construction site logistics and safety were Gilbane’s top priorities throughout construction. The majority of the work was scheduled at night to ensure pedestrian safety and minimize disruptions to tenants and surrounding neighbors. Furthermore, the construction team aligned material deliveries with Amtrak’s operational requirements, ensuring zero disruption to ongoing operations. Hardscape protection measures were implemented to safeguard city streets, cyclists, and pedestrians from construction-related activities.

The team implemented a multifaceted approach, starting with daily shift-start meetings. These meetings ensured that all trade contractors were brief on the day’s tasks and safety protocols. Pre-planning and pre-install meetings allowed for proactive hazard identification and risk mitigation, emphasizing the importance of preparation. Additionally, weekly foreman meetings facilitated communication and coordination among team leaders, reinforced safety practices, and addressed any potential concerns promptly.

Gilbane implemented a comprehensive CCIP, which added additional safety benefits to the project. Our CCIP requires a unified safety program, providing more leverage to enforce safety practices as safety protocols. Also as part of the CCIP terms, the project had a full-time on-site medic. This benefit allowed our team to perform safety assessments and make recommendations for improvement throughout the course of the project.

Intensive training was a cornerstone, especially for high-risk activities such as working at heights, operating heavy machinery, and handling hazardous materials. Regular safety stand-downs empowered workers to actively monitor and correct unsafe behaviors. Mandatory scaffold erection and fall protection training was provided for all workers involved in elevated work, while emphasis was placed on proper shoring techniques and soil analysis during excavation work. By tailoring training to specific tasks, the workforce gained a comprehensive understanding of the risks associated with their work and learned effective mitigation strategies.

The project team conducted thorough investigations following any near misses, learning from each event to prevent recurrence. Our team did not just react to safety concerns; they proactively fostered a strong safety culture, focusing on continuous improvement to set a new standard for future industry projects. The project team exemplified safety excellence through a comprehensive approach.

Overall, the team successfully completed over 200,000 work hours.

The 10 and 120 South Riverside buildings champion energy and water efficiencies. Both buildings meet WELL and LEED® certifications for energy efficiency and admit ample natural light, which promotes well-being and reduces reliance on artificial lighting. Aligned with Chicago’s Sustainable Development policy, both buildings are ENERGY STAR certified and feature low-VOC materials which promote superior indoor air quality and water-efficient landscaping and fixtures that allow conservation of resources.

Hines, Ivanhoé Cambridge, and Gilbane have all set goals to achieve carbon neutrality by 2040. Because of this, Gilbane partnered with CarbonCure Technologies, an innovative company that effectively locks emissions into cured concrete, so it does not enter the atmosphere. The team tracked and reported embodied and operational carbon through Procore, an Embodied Carbon in Construction Calculator (EC3) software, and partnered with CarbonCure to incorporate carbon removal technologies within the concrete scope of work, leading to reduced carbon emissions. The integration of these best practices throughout the project is not an afterthought; it has been a priority from the get-go. The renovations of these iconic buildings were constructed with a focus on both the long-term health of the planet and our Chicago community alike.

Gilbane Building Company achieved over 20% M/WBE participation on both buildings, fostering inclusivity and economic empowerment. Additionally, Gilbane supported small and local businesses by catering team lunches and showing appreciation through local business patronage. Through these efforts, the project not only met its goals but also contributed to the fabric of community inclusion and diversity.

Beyond the day-to-day activities, the Gilbane team partnered with several local organizations throughout the course of the project. In collaboration with Hines, SCB, and trade partners, the team organized a Habitat for Humanity event as part of the 10 and 120 South Riverside Redevelopment project. This event fostered collaboration across teams while making a tangible difference in the community.

Additionally, Gilbane hosted events with organizations such as Professional Women in Construction (PWC), CoreNet Chicago, and Gilbane’s internal peer groups. These events showcased the project’s achievements and challenges, highlighting the innovative techniques used throughout the course of construction. By sharing these insights, we contributed to the broader industry knowledge and fostered a spirit of collaboration and learning.

Bulley & Andrews served as the construction manager for The Fields Studios, a state-of-the-art production facility and office complex on Chicago’s Northeast side. The 255,000 sq. ft. project involved the demolition of an existing warehouse on the north campus, followed by the ground-up construction of precast structures across both the north and south campuses. The development which is situated on a 23-acre site included 125,000 sq. ft. of brand-new sound stages, 101,000 sq. ft. of renovated space, and 29,000 sq. ft. of newly constructed office space.

This transformative project enhanced Chicago’s thriving film industry by delivering premier studio, production, and office spaces designed to support the city’s growing role in entertainment. The project was completed in April of 2024.

The Fields Studios, the first purpose-built studio campus in Chicago, was designed by Gensler’s local office with guidance from media practice area experts from Gensler Los Angeles. During the planning stages, the design team faced the challenge of integrating large, standardized modules of the film stages and necessary support spaces into an existing urban environment while ensuring the preservation of a flexible “base camp” area for the movement of sets, trucks, deliveries, and production teams.

As a vibrant, cohesive campus, The Fields Studios includes production studios, film studio stages, offices, a grocery store, and residential units. A planned expansion includes additional retail components, and an amenity roof deck designed to enhance synergistic relationships among the various programs. While the design adheres to the necessary industry standards, it also emphasizes special moments that elevate the experience within the campus. The exterior street front features illuminated light boxes, and the interior boasts a bright, double-height lobby space that serves as a welcoming focal point. The lobby enhances the overall aesthetic of the studio structure, reflecting the project’s vision and commitment to functionality.

Throughout this journey, our team prioritized close collaboration with the client, operators, general contractor, subcontractors, and consultants to achieve exceptional acoustic performance tailored to the unique needs of a film studio. These thoughtful design strategies resulted in a successful, much-needed new studio campus that will support Chicago’s growing film and tv production industry.

Ensuring the highest quality of construction for The Field Studios required a meticulous approach to planning, procurement and execution. The project utilized a full BIM process, enabling real-time collaboration and early detection of potential conflicts within the precast and steel elements. This digital modeling approach was crucial in maintaining construction precision and efficiency.

A major challenge was sourcing materials with extended lead times. Key mechanical and electrical components had procurement timelines exceeding a year, requiring innovative scheduling solutions. To mitigate these delays, the team engaged local builders who were able to deliver within 40 weeks instead of the anticipated 52+ weeks. Additionally, the project site presented unforeseen complexities, as it was formerly part of the old Marshall Fields property, with rail lines running through it in the 1930s. Encountering old foundations and embedded rails required the expertise of geotechnical engineers and Bridging Solutions to assess whether to leave structures in place or remove them, adding further complexity to the schedule and budget.

Despite these challenges, the integration of innovative design strategies, such as early coordination of procurement schedules and leveraging local expertise, ensured the final product met both aesthetic and functional goals. The result is a cutting-edge studio space that is both acoustically optimized and structurally sound, setting a new benchmark for purpose-built media production facilities.

Additionally, as a purpose-built studio space rather than a repurposed facility, the project team faced unique challenges. Unlike typical studio projects that retrofit existing structures, The Field Studios was built from the ground up, requiring specialized input from experts in studio operations, AV technology and sound engineering. The design team engaged with California-based industry specialists to ensure the facility met best-in-class standards for acoustic performance and operational functionality.

Despite these hurdles, the project’s commitment to high-quality execution resulted in a state-of-the-art facility, designed to accommodate the most demanding production needs while maintaining structural integrity and aesthetic appeal.

The Fields Studios project experienced 0 OSHA recordable injuries for the project’s duration. Over 50 safety audits were conducted with a 93% pass rating during the 95,000 total man-hour project.

The Field Studios project had a meaningful impact on the local community, particularly through its commitment to inclusion and local hiring initiatives. From the outset, the project team engaged in extensive discussions with the local alderman to ensure community representation in the workforce. As part of the contractual goals, the project included Minority and Women-Owned Business Enterprise (MWBE) participation, as well as a strong focus on hiring workers from the surrounding community.

The inclusion efforts not only created economic opportunities for local businesses and workers but also encouraged community engagement and investment in the success of the project. The establishment of The Field Studios at 4120 West Diversey brings long-term benefits to the area, transforming a historically industrial site into a modern media production hub. This adaptive reuse of land preserves aspects of the city’s industrial heritage while positioning the neighborhood as a growing center for creative and technological innovation.

Furthermore, the project’s commitment to digital documentation—such as progress short clips captured by the owner—ensures transparency and showcases the development process to a broader audience. This ongoing engagement highlights the project’s positive impact, reinforcing its role as a model for future developments that prioritize both economic and social benefits within the local community.

Gov. JB Pritzker and the Illinois Department of Commerce and Economic Opportunity also awarded the studio $5 million to help diversify the film industry. The grant will help the company expand its film programs, work with nonprofits to hire locally and create ancillary spaces at The Fields for independent businesses and mom-and-pop entrepreneurs. The neighborhood will also reap the benefits of having much more work in this community.

“Our success in the film and TV production industry is more than just a set of revenue numbers. It means thousands of good-paying jobs,” said Governor Pritzker. “I was proud to extend the Illinois Film Production Tax Credit through 2033, guaranteeing a prosperous decade ahead for producers, writers, directors, designers, editors, actors, camera operators, and production assistants alike. Our film and TV production industry is a boon for our entire economy, bringing stability to Illinois’ booming film industry and the workforce that fuels it.”

Developed by Logistics Property Company and designed by Ware Malcomb, 1237 W. Division is the Midwest’s first multistory logistics facility. The building features five levels, including two full warehouse floors, two mezzanines, and rooftop parking. Warehouse and mezzanine levels are serviced by a series of ramps, which includes the ability to bring trucks up to the second-floor warehouse. A pedestrian bridge will connect the main building to a stand-alone 5-story parking garage for additional parking. Located adjacent to the full four-way interchange at Division & Elston in the Goose Island neighborhood of Chicago, 1237 W. Division offers last mile proximity to the largest concentration of customers in the city.

1237 W. Division’s unique design presented several challenges during the design process. Walsh collaborated with the developer and architect for approximately 18 months prior to construction, during which the team addressed various requirements and challenges, turning them into net positives. For example, site constraints necessitated the inclusion of a helical ramp for access to rooftop parking.

This offered an opportunity to include a mural visible to thousands of commuters traveling via the highway or Metra. Additionally, achieving the appropriate fire rating required the overhead dock doors to be fire-rated, significantly increasing their weight. While such doors are typically manually operated, the added weight posed ergonomic concerns for future employees. To address this, motorized dock doors were installed, a rare feature in distribution centers nationwide, ensuring both safety and ease of use.

Over the years, we’ve found that most construction-related challenges stem from poor communication—whether within the jobsite team or with neighbors and stakeholders. This project was no exception, but as the scale of the project increased, so did the stakes. To address this, we placed significant emphasis on maintaining seamless communication.

Internally, we implemented a daily, site-wide stretch-and-flex meeting. Beyond helping to prevent potential injuries, these meetings provided a platform to discuss daily operations and highlight each group’s focus. This setup enabled team members to surface concerns and address issues proactively before they escalated into larger problems.

For project stakeholders and neighbors, we developed a newsletter to share project progress and introduce team members. The newsletter served to inform audiences typically disconnected from daily jobsite activities and provided an accessible avenue for voicing concerns.

This focus on communication allowed us to overcome many challenges throughout the project. By fostering a collaborative environment, we addressed obstacles as a unified team rather than as isolated individuals.

The 1237 W Division Management Team emphasizes subcontractor engagement, safety, and innovation to create a strong safety culture on-site. Before starting work, each subcontractor is required to submit a site-specific safety plan, which is reviewed with the project team to ensure they are aware of potential hazards and have appropriate mitigation measures in place. Daily morning meetings and stretch-and-flex sessions provide an opportunity for trade partners to outline their tasks, identify potential conflicts, and raise safety concerns. These sessions encourage collaboration and proactive problem-solving among all parties. To continually improve safety, the team hosts supplier demonstrations of new tools and technologies, such as cooling clothing for summer, drop-prevention systems, and next generation helmets, which have seen widespread adoption across trades.

Management also engages directly with workers through multiple daily field walks, ensuring visibility and addressing immediate needs like PPE, water, and site access. Additionally, safety meals and cold drinks during summer foster a “one team” culture, showing appreciation for safe practices. To further strengthen oversight, Logistics Property Company has enlisted a third-party safety consultant to conduct quarterly inspections, ensuring up-to-date safety practices are in place. These efforts aim not only to enhance safety on this project but to set a standard that workers can carry forward to future projects, contributing to a safer industry overall.

Walsh & construction partner Riteway Huggins worked closely with the group Communities Empowered Through Construction [CEC] to get the neighboring workforce more involved with our project. To date, Walsh and our trade partners have participated in the program by hiring various local neighborhood tradespeople to be a part of the team. In addition, Walsh has sponsored local job fairs in the community. Instrumental to the community hiring, we established a great partnership with the 27th Ward and Alderman Burnett early in the project has helped create a strong and productive workforce on site.