This ambitious 27-floor build-out for a leading multinational law firm converted raw office space into a cutting-edge, high-performance new headquarters. Encompassing more than 650,000 square feet, the new space serves approximately 1,500 employees. Designed by IA Interior Architects, the space harmoniously blends functionality with aesthetic appeal, creating an efficient and forward-thinking work environment. The design emphasizes interconnectivity, featuring a series of four five-story staircases with pendant fixtures of colorful mouth-blown glass globes, enhancing both utility and visual drama. Floor-to-ceiling windows flood the interiors with natural light, offering panoramic city and lake views that enrich the workspace ambiance.

Amenities such as a vibrant internal café with full cooking capabilities provide diverse culinary options and spaces for idea exchange, fostering a dynamic, commute-worthy ecosystem that prioritizes productivity and well-being. The project targets LEED Gold certification, reflecting a commitment to sustainability. Safety and meticulous planning were paramount, particularly in complex installations like the multi-story stacked staircases, ensuring a secure and inspiring workplace that elevates employee engagement and client experience.

The design showcases a seamless integration of hospitality-inspired elements, creating an environment that transcends traditional office aesthetics.

Balancing openness with functional workplace efficiency was a key challenge in realizing this vision. The incorporation of multiple open staircases—including four striking five-story structures with custom pendant fixtures—posed both engineering and design complexities. These staircases enhance circulation and serve as dynamic architectural elements that frame breathtaking views of the city skyline and lake through expansive floor-to-ceiling windows. To address structural and mechanical challenges, the design team collaborated closely to ensure seamless integration without compromising aesthetics or functionality.

To further enhance the sense of openness and connectivity, IA partnered with base building architect Pelli Clarke & Partners and developer Hines to increase ceiling heights at the primary amenity floor, creating a more spacious atmosphere. The curtain wall was also modified to accommodate larger terraces, reinforcing the connection between indoor and outdoor spaces.

Additionally, IA, Stantec and Pelli Clarke collaborated to incorporate two 20-foot-wide operable partitions on the upper levels, offering a flexible indoor/outdoor experience while adhering to stringent energy codes. The integration of HVAC and architectural design played a crucial role in mitigating stack effect issues, ensuring temperature stability and optimizing comfort for adjacent spaces.

Given the meticulous level of detail required in the workspace’s finishes, IA and Clune Construction developed full-scale mock-ups of critical design elements, including office fronts, furniture and carpet variations. These mock-ups allowed the client to visualize design choices in real time, ensuring fully informed decision-making while minimizing costly change orders during construction.

Through innovative problem-solving and a collaborative design process, the project successfully balances elegance, functionality and sustainability—delivering a sophisticated yet welcoming workplace that sets a new standard for modern office environments.

Delivering a project of this scale and complexity required overcoming significant logistical, structural and technical challenges. Through innovative problem-solving, expert craftsmanship, and a commitment to precision, Clune Construction and the dedicated subcontractor team successfully delivered a world-class office environment that seamlessly blends aesthetics with functionality.

Engineering and Installing the Six-Story Staircases
One of the most complex aspects of the project was the engineering, fabrication and installation of the five-story feature staircases connecting six floors, a rare design element in Chicago that required a waiver from the city. The design requirement for no exposed mechanical fasteners introduced significant challenges. The cladding system needed to be meticulously planned, balancing aesthetics with structural integrity while also considering freight elevator limitations. The final installation included approximately 1,200 individually cut stone cladding pieces, requiring careful coordination of joint placement and material sizing to ensure a seamless finish.

Beyond the staircases, a critical logistical challenge arose with the fire doors, which were integral to the stairwells but too large to fit inside the freight elevators. To overcome this, the team devised a helicopter lift operation, requiring extensive safety planning, permitting and coordination with local authorities to ensure precise execution.
The staircases also featured custom lighting fixtures, which introduced additional complexity due to its long lead time. To ensure precise installation, the handrails had to be installed and field-measured before the fixtures could be ordered, requiring multiple full-scale mock-ups to validate alignment and avoid rework. Furthermore, integrating fire protection piping behind the stone cladding demanded extreme precision, ensuring that essential safety components remained concealed while maintaining the staircase’s clean architectural lines.

Custom Stone Procurement and Global Supply Chain Management
The project’s refined aesthetic relied heavily on high-end stone finishes. Clune team members attended multiple site visits to inspect raw stone blocks and later approve finished slabs before fabrication. To maintain pattern continuity, our stone trade partner SIMI laid out entire sections in a large staging area, utilizing cranes and ladders to allow for precise review. Shipping these materials from Europe required careful coordination to circumvent the annual August industry shutdowns, preventing costly delays.

Innovative Multi-Subcontractor Strategy for Precision and Efficiency
Clune implemented an innovative multi-subcontractor strategy to manage the extensive project scope effectively, ensuring that specialized trades could focus on their expertise while maintaining efficiency. For example, two separate millwork contractors (Parenti Woodwork and Imperial Woodworking Company) were engaged—one dedicated to conference areas and another to the practice and administration floors. This division of labor allowed teams to work concurrently without overlap, preventing bottlenecks in high-demand areas and ensuring superior craftsmanship across all floors.

Open Specifications and Competitive Bidding for Cost-Effectiveness
Maintaining open specifications for finishes and equipment was another strategic decision crucial to project success. By allowing multiple vendors to bid on materials and equipment, Clune ensured that no single supplier had a guaranteed contract. This competitive approach drove cost-effectiveness while keeping lead times in check, helping us meet the aggressive project schedule without compromising on quality.

Technical Integration and Late-Stage AV Adjustments
With an office space of this magnitude, integrating AV and IT infrastructure required a high level of precision. Midway through construction, late-stage changes to the AV systems necessitated additional cabling and coordination with multiple consultants. The team used shared digital platforms such as BIM 360 and PlanGrid to manage these evolving requirements, ensuring real-time access to updated drawings and schedules. This level of transparency and coordination was critical in preventing disruptions while maintaining the project timeline.

Accordion Doors and Outdoor Deck Coordination
Another challenge arose in the coordination of the massive accordion doors leading to the outdoor decks. Since the building itself was still under construction while our work was underway, the Clune team had to interface directly with the landlord and base building architect to ensure the doors met lease obligations while aligning with our construction schedule. This required flexibility and proactive problem-solving to keep the project moving forward without compromise.

With various trades performing work simultaneously in close proximity, a high level of coordination was required during the construction of this renovation. Weekly safety audits were conducted, and the team regularly walked the job site with a Safety Manager. This allowed issues to be corrected immediately. Clune hosted safety stand-downs and ensured subcontractors were performing daily huddles and toolbox talks were being completed and submitted. The project logged over 500,000 hours worked with minimal incidents and no lost time.

Safety is at the top of Clune’s seven core values and behaviors. From our C-Suite to our field employee-owners, safety is front of mind on all Clune projects. Safe production on our projects starts well before the first tool is used. All trades on this project were required to adhere to Clune’s Safety Program. This program provides the framework for all Clune employees and subcontractors to perform in a safe and healthful working environment. Key components include:

• A three-phase safety training program for Clune employees
• Written safety guidelines that provide the basis for the safety program
• Project kick-off meetings between Clune and subcontractors
• Use of “Find & Fix” proactive hazard reports and safety observation reports
• Weekly foreman’s meetings and toolbox talks
• Frequent and regular safety audits that monitor safe work practices
• A safety manager in each region that is there to provide safety guidance
• Open communication about safety expectations

The office fosters an equitable and adaptable work environment. Accommodating a range of work styles, the space offers quiet zones, collaborative hubs, and ergonomic settings. Neurodiverse-friendly features—such as adaptable lighting and sensory-sensitive layouts—ensure comfort for all employees. Dedicated wellness spaces, including mothers and meditation rooms, reinforce a commitment to holistic well-being.

The project’s sustainability efforts align with corporate responsibility and represent a significant achievement given the space’s scale—one of the largest office footprints in Chicago. Targeting LEED Gold certification, the design integrates advanced energy conservation strategies, significantly reducing environmental impact while enhancing indoor air quality and resource efficiency.

ESD, now Stantec, served as the MEP/FP and Sustainability/Energy Modeling consultant, executing an enhanced commissioning process to meet LEED Gold standards. Key sustainability features include:

• Energy efficiency: 24% lighting savings with a 0.68 w/sf lighting power density compared to the 0.90 w/sf baseline.
• Mechanical system improvements: Series fan-powered boxes and water-cooled CRAC units for optimized performance.
• Enhanced air quality & resource conservation: Low-emitting materials, advanced energy metering and a 23% reduction in domestic hot water usage through low-flow fixtures.

Beyond sustainability, the design prioritizes employee health and well-being. Four six-story interconnecting stair stacks, along with community hubs, encourage movement and engagement. These gathering spaces, complete with fireplaces and modern lounge seating, provide inviting areas for interaction and mental breaks while showcasing panoramic city views.

This project not only elevates the workplace experience but also contributes to the revitalization of downtown Chicago—attracting professionals, clients and businesses while setting a new benchmark for office environments.

Situated in the old IMAX theater location at Chicago’s iconic Navy Pier, Flyover is an experientially rich immersive flight ride experience, whose success was realized by overcoming design and construction challenges with collaborative teamwork. Challenges on this project ranged from spatial, to structural, to acoustic. In addition to the 184,000 cubic foot ride space, with its three-story hemispheric screen, the design team squeezed three show spaces, retail, and support spaces within the limited available area. The dynamic movement of the ride required new grade beams and reinforcement of the steel structure. Acoustic planning, detailing, and monitoring ensured that vibrations and sound from the ride did not negatively impact the adjacent retail, museum, or offices. In over 18 months of construction McHugh had only one safety incident and one near miss. Flyover Chicago brings an exciting new experience to Navy Pier, providing guests with a unique vantage point above Chicago’s historic landmarks.

The design of Flyover in Chicago was a collaborative endeavor, involving the design architect Epstein, the ride designer Brogent, AV integrator Kraftwerk Living Technologies, and the graphic signage and façade designer Envoy, with Cardosi Kiper providing graphic signage and wayfinding. All these designers were guided and coordinated by Flyover’s creative team. McHugh Construction was engaged at the start of the project to assist with exploratory demolition, constructability reviews, and phased construction planning, which greatly aided the speed and quality of construction.

Flyover was constructed within the existing envelope of the old IMAX theater at Chicago’s Navy Pier. The volume of the IMAX and the volume required for the three-story ride structure and hemispheric screen were not aligned, nor were the floor levels of Navy Pier aligned with the floor levels of the ride structure. Epstein engineered new floor slabs, structure, ramps, three stairwells, and one elevator to connect the two Navy Pier levels with the three levels of the ride and accompanying show spaces, maintaining required egress components in this complicated network of circulation. To achieve these complex geometries and find sufficient routes for ductwork and conduit around the ride volume, Epstein used 3D laser scanning of the existing space, detailed Revit modeling of all components, and Navisworks clash detection throughout the design and construction phases. Epstein’s shared the Revit design model with McHugh Construction, who used it to aid their subcontractors in designing the final installation of building systems components. Ultimately, this three-dimensional planning and coordination yielded on-time construction of the project, and a beautiful, engaging guest experience.

Structural challenges centered around the dynamic nature of the Flyover ride, which imposes significant forces in many directions. Epstein’s structural engineers worked with Brogent, the ride designer, to understand the forces and translate them into structural loads imposed on the existing building. The foundation system of Navy Pier comprises caissons and grade beams. In multiple locations, new grade beams were installed to transmit these loads to multiple caissons. The design avoided dropping new deep foundations in the complicated and crowded space below Navy Pier. All of this heavy construction work was completed within the Family Pavilion of Navy Pier, working in the off season and in off-hours to avoid disturbing guests and other pier tenants.

Not only does the ride move dynamically, the ride soundtrack, and the soundtrack for the accompanying show spaces feature original symphony scores, vocal arrangements, voice overs and sound effects. It was essential that no sound or vibration from any one show space be transmitted to the adjacent show spaces, or to adjacent retail, museum, or office tenants. Arup provided acoustical services throughout design and construction phases. They provided design reviews of the project and provided recommended critical detailing and specifications. During construction, they provided field reports noting potential sound transmission points. Arup also provided a vibration analysis report for the ride itself measuring the vibration transmission to the adjacent spaces. This thoughtful planning, focused design, and thorough follow-through yielded a project with no discernable acoustic impacts to the adjacent spaces.

The key component to the Flyover ride is the three-story hemispheric screen and large-scale laser projectors. The projectors are extremely sensitive to vibration and movement but must be easily accessible for maintenance. To accommodate these parameters, the projectors were mounted to a catwalk above the ride. To avoid vibrations, the catwalk structure is a pair of clear-span trusses supported on independent column supports, rather than hung from the roof deck, as the roof deck would have resulted in too much movement. This coordination yielded the flawless visual projection that Flyover demanded.

The complexities of the Flyover project at Navy Pier included the following key factors:
• The involvement of a large, international workforce due to the specialized systems and curved projection screen required for the project.
• Multiple shifts were implemented throughout the duration of the project to minimize disruption to the pier’s operations and address public safety concerns.
• Work was carried out in proximity to actively operating retail spaces, with the added challenge that Navy Pier is the most visited location in Illinois, requiring careful coordination to ensure continued full occupancy as the project progressed.

Safety Record: Provide a description of the project’s safety record.
Flyover Safety records during the life of the project (Demo June 2022 to substantial completion January 2024):
46 Safety Inspections completed
1 Incident (Occurred during vertical construction phase 7/23)
1 Near Miss (Occurred during vertical construction phase 11/23)
35/35 Observations resolved

When creating the new experience for Flyover in Chicago, Flyover Attractions sought to include diverse talent, including the Soul Children of Chicago choir, musician Corey Wilkes and other local talent. Their creative team interviewed, filmed, and recorded a variety of Chicagoans from across the city, highlighting the rich culture of Chicago’s neighborhoods.

The Flyover experience requires guests to move through multiple floor levels, posing accessibility challenges. Ticketing is on Level 1, and the entrance is on Level 2. From the waiting area, photo booth, and first show space on Level 2, guests move up a stair to Level 3, which features a Pre-show, and an area to sort guests for the three ride levels. Guests then divide between the three ride levels taking stairs to the lower two levels. After the ride, guests move back down to Level 1 to exit through the gift shop. It was important to everyone that an accessible route mimic the overall experience to the greatest extent possible. For that reason the elevator was located so that guests using the elevator take the same path with the exception of the stair itself. Guests using mobility aids who are able to transfer to the ride seats may do so. Guests who are not able to transfer are still able to experience the ride safely from the comfort of their own mobility aid.

Pepper Construction, a general contracting and construction management firm, built its headquarters building in Chicago’s River North neighborhood in the 1980s and the overall design had remained largely untouched since that time. As client and contractor working in partnership with Perkins&Will, Pepper saw the 8-floor renovation as an extension of its company values. Without changing the footprint, the new design maximizes functionality, promotes collaboration and floods each floor with sunlight, while strategically placed plants help to define the open workspaces. With an emphasis on employee wellness and productivity, the office provides an environment that is conducive to both work and social interactions. An enhanced rooftop patio and an increase in the number of conference rooms, touchdown offices and spaces for phone calls and quiet work help to erase memories of the previous dark and dreary office and providing a transformation that is like “night and day.”

Celebrating the rich history and culture of innovation, the new design found inspiration in restoring and highlighting the foundational characteristics of the building. The interior brick encapsulating the elevator shaft was reimagined in a bright and inviting way to honor the company heritage.

The west facing curtain wall, symbolically in the shape of the letter “P” for Pepper Construction, now allows streams of natural light to extend to the farthest depths of the interior, reaching the individual workspaces and open collaboration areas on levels 3-7.

The integration of storage solutions throughout the typical floors blend functionality with aesthetics, ensuring that employees can work efficiently without compromising the visual interest of the space. Storage planters were intentionally massed between the column structure to shape the space, creating an uninterrupted flow within the open office. By incorporating planters as a storage solution, the space becomes tranquil and focus-inducing amidst the urban landscape that surrounds the building’s footprint.

Hospitality bars located near the elevator lobbies on each floor offer opportunities for social interaction, creating a sense of community within the space. These small yet powerful spaces become “mini hubs” of activity that encourage idea sharing and relationship building.

They say the three most important elements in real estate are location, location and location. In construction, it is communication, collaboration and coordination. Unique to the 643 project was that Pepper Construction was the owner and the contractor, so we could exercise these “three Cs” without leaving the office. When planning started in 2022, the industry was still experiencing post-COVID material delays. Working closely together, the team was able to plan well in advance, secure materials, coordinate trades and establish the start date to eliminate delays later in the project.

Phase 1 – That First Impression
Phase 1 provided the “wow factor” of the renovations. A new modern entrance set the scene for the entire transformation. A year of planning, drone footage and modeling to map the building for coordination was done before demolition. One of the main goals in this phase was to open up the second floor to the lobby with the addition of a monumental stair and make the first floor less isolated from the rest of the building. To do this, a curved glass wall was removed to accommodate a new communicating stair.

The monumental stair presented several significant challenges due to its complex design and the precise requirements of its installation. The stair is situated on a post-tension deck, requiring careful coordination to avoid damaging the underlying tension cables. An exact opening for the stair was cut and the concrete layers—two slabs above the post-tension deck—had to be carefully removed to ensure structural integrity. Additionally, the stair’s bases had to be placed in exact locations to avoid interference with the tension cables. This required extensive field measuring and scanning to ensure accuracy and the steel installation demanded meticulous planning.

The stair finishes, including terrazzo, wood and window mullions, were another major challenge requiring extensive coordination and craftsmanship. A custom stringer was fabricated and set before glass installation on the side of the stair ensuring a perfect fit.

The second floor housed amenity spaces including the kitchen, eating areas, exercise room and large conference rooms, which were completely gutted. The IT department and office supply center also operated on this floor. This created a challenge as employees continued to work in the building through Phase 1 construction, and the critical areas and functions had to be relocated to other floors.

Phase 2 – Turning the Space Inside Out
Phase 2 incorporated Floors 3-8, which were all renovated with an identical footprint. Each floor was reimagined to create a more functional space better suited to the company’s evolving needs. The entire floor plan was flipped, creating an open, airy layout. Pepper’s intent was to achieve clear sightlines from one end of the building to the other, showcasing the expansive view outside.

Several sound-absorbing selections were made so that employees could still work productively on the open floor plans. Double layers of insulation were added to the walls between offices to ensure privacy. Felt was used on front panels and interior walls of the offices and the ceilings in the workspaces have Turf acoustic ceiling baffles. Workspaces are separated by planters filled with Silver Snake Plant, selected not only for sound absorption but for their process of producing oxygen that purifies the air.

Floors 3-7 were designed to be identical. Working in a top-down sequence allowed for problem-solving and efficiencies along the way. Because the building does not have a designated service elevator, the team added a trash shoot on the North curtainwall of the building to be more efficient. The interior buildout team was also working alongside our base-building renovation team, and constant communication was key to the success of both projects.

As previously mentioned, the building is the shape of a P and the curved wall of the South building radius created a challenge for finishes. Virtual Construction survey tools were used to ensure accurate measurements for finishes in the conference rooms.

Transforming Tomorrow
On every jobsite we are committed to building healthier, cleaner and smarter. It was essential to demonstrate that commitment at our headquarters. Plus, with the project being submitted for LEED Silver certification, it helped us to remain focused on choosing healthier options in our new space whenever possible. Associated highlights from the project include the following:

• More than 42 Environmental Products Declarations (EPDs) and 30.5 material ingredients collected
• All flooring products have low-VOC emission certification
• 28% of installed material during the renovation contained recycled content
• A new VRF system improves overall energy efficiency
• Low-flow plumbing fixtures were installed to reduce indoor water use by 32% from the LEED baseline
• 34% energy consumption reduction from the ASHRAE baseline due to a combination of efficient mechanical systems and equipment replacement
• Reusing the existing structure and enclosure reduced the embodied carbon of the project
• 8 parking spaces were added with EV supply equipment

Safety is the number one priority on any Pepper project. Before any work began, a project-specific safety plan was developed by identifying potential hazards, finding solutions, and determining the best way to implement those solutions. Safety plans were also required to address all trade work, within and around the construction site. With entrances and work being performed within a few feet of busy streets and sidewalks, extra precautions were taken to keep everyone safe. Through this commitment to safety, the various teams maintained clear communication channels, expressed expectations early, and reinforced those expectations throughout the project. All tradespeople participated in site-specific safety meetings focused on identifying potential hazards for upcoming work and formulating solutions that were implemented as proactively as possible.

Fortunately, the team members working on the project did not experience any significant injuries:
One OSHA Recordable – cut/laceration
One Lost Time – rolled ankle

The Pepper Construction headquarters was located in River North even before the current building was constructed in the 1980s. Aside from providing a modern redesign for employees to collaborate, Pepper is invested in revitalizing the neighborhood and having a presence on the Chicago skyline. We’re contributing to the neighborhood’s economy and also helping to bring people back downtown.

Throughout the construction process, we held several jobsite events, collaborating with organizations such as Polished Pebbles, HACIA, ACE Mentors and Chicago Women In Trades (CWIT). While touring groups through the construction site and explaining key challenges and explaining solutions, these events helped strengthen relationships and give back to the local community, while also promoting current and future growth in the construction industry.

We made it a priority to partner with XBE contractors whenever possible, which reflects our commitment to inclusivity and our support of businesses that contribute to the city’s diverse economy. At our headquarters, we were able to engage more than 13 XBE trades to contribute to the work.