MID-RISE Archives - Pappageorge Haymes

3955 North Kilpatrick

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3955 NORTH KILPATRICK

LOCATION
Chicago, Illinois

CLIENT
GW Properties

STATISTICS
354 Units
5 Stories
205 Parking Spaces
32,248 SF Retail/Commercial
484,044 GSF

STATUS
In Development

The project site occupies an irregularly shaped parcel bordered by N. Milwaukee Avenue to the south, N. Kilpatrick Avenue to the west, W. Irving Park Road to the north, and train tracks to the east. A 5-story residential building is envisioned on the southern half of the site, while the northern half hosts four 1-story retail structures facing W. Irving Park Road and N. Kilpatrick Avenue. To enhance pedestrian accessibility, the retail surface parking lot is strategically positioned behind the retail buildings, with storefronts lining the street. The residential building is intentionally set apart from the commercial area, ensuring privacy for residents and a quieter environment away from commercial activities. Adding an extra layer of separation between the residential and public areas, the residential building wraps around a second-floor outdoor amenity deck creating two elevated private courtyards. The residential building offers a total of 354 rental units, including 69 affordable units, and features amenities such as a co-working space, fitness center, outdoor pool, and lounging areas. Resident parking needs are met with a ground-floor indoor parking garage providing 205 spaces and 346 bike storage. Duplex units shield the parking garage from N. Kilpatrick Ave and N. Milwaukee Avenue, serving as a transition to the surrounding residential area consisting of townhouses and single-family homes.

Oak & Larrabee

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OAK & LARRABEE

LOCATION
Chicago, Illinois

CLIENT
Brinshore Development
The Michaels Organization

STATISTICS
78 Units
7 Stories
39 Parking Spaces
112,800 GSF

STATUS
In Development

Envisioned for the southeast corner of Oak and Larrabee streets in an area that was once part of Chicago’s Cabrini Green neighborhood, this mixed-income development is a component of the Chicago Housing Authority’s larger strategy to bring investment and increased density to the district. Located at 955 N Larrabee, this 7-story project will feature 78 residential units, with 54 units designated as affordable housing for households earning 30–80% of the Area Median Income.

Designed to foster a community-driven environment, the building offers indoor and outdoor common spaces, a community garden, and bicycle storage. The building’s design is intended to recall the vocabularies of stately residential buildings of the past, as well as contemporary interpretations of the rhythms and materiality of the nearby historic warehouse buildings of Montgomery Ward. Particular emphasis has been placed on the detailing of the building’s precast concrete facade, which includes a nuanced pattern of reveals and projections, as well as a carefully considered scale and balanced proportions that are appropriate to the street, the neighborhood and to Chicago.

Pomeroy Apartments

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POMEROY APARTMENTS

LOCATION
Chicago, Illinois

CLIENT
Chicago Housing Authority

ORIGINAL ARCHITECT
Leo Steif

STATISTICS
104 and 1 Management Units
10 Stories
118,500 GSF

The classically detailed, limestone and terracotta clad building was renovated as part of the Chicago Housing Authority’s Plan for Transformation to be their flagship senior living center on Chicago’s North Side. The plan sought to preserve the building’s vintage apartment-hotel character keeping as many dwellings as possible while adding contemporary amenities, technologies and accessibility features. A full exterior restoration including replication of the missing terracotta eyebrow cornice were a part of the repair program. Inside, the ornate plasterwork of the original 1923 lobby was restored and the space re-purposed for a formal Event and Dining Room. Together with the creation of a new Kenmore Avenue entry, a central communal space resulted to bring together administration and activity spaces for casual and formal interaction of the occupants. Special amenities include a central landscaped courtyard and rooftop terrace with garden plots for residents.

LEED® Platinum Certified

AWARDS
The Richard H. Driehaus Foundation Preservation Award, President’s Award, Landmarks Illinois
Silver Achievement Award, Best 50+ Repositioned Community, National Association of Home Builders
Silver Award, Best Renovation, MultiHousing News (MHN) Excellence Awards, MHN Magazine
Bronze Award, Building Design+Construction (BD+C) Reconstruction Awards, BD+C Magazine
Bronze Award, Restoration/Renovation, Brick in Architecture Awards, Brick Industry Association

The Brighton

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THE BRIGHTON

LOCATION
Chicago, IL

CLIENT
S Group Properties

STATISTICS
16 Dwelling Units
9 Stories
16 Parking Spaces
40,916 GSF

PHOTOGRAPHY
Darris Harris

Designed for modern life, this contemporary building offers spacious floor plans, unique intimacy and stunning views. Sheathed in generous expanses of glass, each of the two units per floor offer private covered terraces and balconies, providing expanded living space and multiple exposures. Other special amenities include an elegantly finished, high-speed elevator and luxurious lobby appointed in imported honed granite, rich wood-paneled walls and stainless details.

801 West Madison

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801 WEST MADISON

LOCATION
Chicago, IL

CLIENT
The Neighborhood Hotels

STATISTICS
76 Units
6 Stories
21,596 SF Retail/Commercial
82,082 GSF

STATUS
In Development

The Former Mid-City Trust and Savings Bank building was designed in 1911 as a Romanesque Revival-style six-story commercial and office building. The L-shaped building was redesigned in 1928 to add a new Classical Revival-style exterior and a double-height banking hall on the inside, illuminated by large skylights. Banking facilities at 801 W. Madison remained open until the early 2000s and have stayed vacant since the mid-2000s.

The building was designated a Chicago Landmark in 2012, with the interior banking hall included as a significant space in the designation. The Neighborhood Hotels purchased the building a decade later for rehabilitation and conversion into an apartment-style hotel. The historic bank will be revived into a mixed-use building with a small portion of the first floor and floors 2-6 comprising 76 hotel suites and the remaining space on the first floor and basement to be leased to retail and restaurant tenants. The building application for listing on the National Register of Historic Places was recently approved.

100 North Broadway

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East Bank Apartments

CLIENT
DAC Developments

LOCATION
Aurora, Illinois

STATISTICS
258 Dwelling Units
5 Stories
314 Parking Spaces
343,421 GSF

STATUS
In Development

RENDERINGS
Courtesy of DAC Developments

The project is located between the bustling commercial area of North Broadway and the natural landscapes of the Fox River in Aurora, IL. This unique siting presents both a physical constraint and an opportunity to establish a street edge along the main avenue that leads to downtown Aurora as well as a transition point to nature. The 5-story structure creates an urban streetscape through its modern architectural language while rooting the building to the site’s industrial past utilizing brick materials. With the building mass resting on pilotis and set back away from the street, the development creates an inviting pedestrian-scaled porte cochere and entryway. A mast along North Broadway with the building’s address serves as an identifier and ornamental addition to the building.

The 258 apartment units surround a central open space, creating an exclusive resident experience removed from the street traffic. The outdoor atrium cascades down toward the Fox River Trails and parks in a series of interlocking staircases and switchback ramps. The building’s rich amenity program offers a resort-style pool, outdoor seating, a dog run and spa, a fitness center, and various in-building entertainment spaces. Unit floor plans range from studio to 3-bedroom arrangements, with loft units facing the rear toward the river to capture the picturesque scenery through large glazed windows.

Platform 4611

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PLATFORM 4611

LOCATION
Chicago, Illinois

CLIENT
The John Buck Company

STATISTICS
200 Units
9 Stories
22 Parking Spaces
9,076 Retail SF
153,998 GSF

PHOTOGRAPHY
Englebright Photography

The 9-story mixed-use building just across the street from the CTA's Wilson Station transforms the streetscape with its presence. The masonry building is situated on a corner site at 4601 N. Broadway in Chicago’s Uptown neighborhood and consists of ground-floor retail and 200 rental apartments in studios and 1- to 3-bedroom unit arrangements. Inside, residents are treated to an extraordinary living experience boasting an impressive array of well-appointed amenity spaces, including a rooftop terrace with sweeping views of Lake Michigan and the iconic Chicago skyline.

4315 South Congress

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CONGRESS LOFTS AT ST. ELMO

LOCATION
Austin, Texas

CLIENT
Intracorp

STATISTICS
149 Units
5 Stories + 2 Basement Levels
237 Parking Spaces
3,800 Retail SF
255,730 GSF

RENDERING
Courtesy of Intracorp

STATUS
Under Construction

Congress Lofts at St. Elmo is a 5-story residential community offering 140 condominium homes on the second through fifth floors, 9 live/work units on the ground floor, residential amenities, and 3,800 sq. ft. of retail space. The new construction building on a previously vacant lot activates and connects the growing commercial corridor along South Congress Avenue in South Austin. Located adjacent to the soon-to-open St. Elmo Public Market - a former manufacturing facility redeveloped into a popular entertainment and restaurant complex - the project invokes the industrial look and feel of the neighborhood in its design by using traditional brick and black metal cladding. This sense of history extends into the interiors with classic warehouse-style lofts featuring open space, high ceilings, natural-toned floors, and expansive windows.

A private landscaped courtyard on the second level is enclosed by the building on all four sides, providing relief from the hustle and bustle of urban living. Units range from studios to one and two-bedroom layouts with an open floor plan concept intended to allow each homeowner to create a unique space suited to their lifestyle and preferences. Large window openings, balconies, and internal courtyard work in tandem to flood the interiors with natural light, blurring the transition between the interior and exterior spaces. Resident amenities are curated to enhance the urban lifestyle, support personal health, and cultivate social interaction. The property offers art-filled lobbies and lounges, a pool and outdoor grilling stations, two basement levels of underground parking, bike storage space, and an on-site dog park and spa.

1203 North California

1203 N California

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PEDRO ALBIZU CAMPOS APARTMENTS

LOCATION
Chicago, Illinois

CLIENT
Hispanic Housing Development Corp.

STATISTICS
64 Dwelling Units
9 Stories
19 Parking Spaces
86,494 GSF

STATUS
Completed 2024

A 9-story residential building occupies a formerly vacant corner lot on California Ave & Division St in Chicago’s Humboldt Park neighborhood. The site marks the transition point between a park, residential district, and a vibrant commercial corridor known as Paseo Boricua. The building optimizes the characteristics of a corner site, with the use of a rounded building corner that encourage pedestrian engagement. The development completes the street wall formed along each street and serve to link traffic from the park to the commercial district.

Division St. is an active commercial corridor and is fronted with a facade of traditional masonry materials. The building's design takes its cues from neighboring precedents and is organized around a traditional base, middle, and top format that resonates with the vintage character and scale of the street. The facade incorporates masonry trim and face brick materials at the ground level and a vertical glazed shaft that bookends the commercial paseo's western terminus.

The development includes ground-level management spaces, a 19 car indoor garage, a 2nd-floor outdoor terrace, and 64 affordable apartments marketed to existing Humboldt Park area families and residents.

1122 West Chicago

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1122 WEST CHICAGO

LOCATION
Chicago, Illinois

CLIENT
Lipe Property Company

STATISTICS
97 Units
7 Stories
39 Parking Spaces
91,000 GSF

STATUS
Complete

Located on a wedge-shaped parcel at the northwest corner of Chicago and Milwaukee Avenues, this transit-oriented development offers 97 residential apartment units and retail space on the ground level. The modern facades includes a combination of aluminum windows, panelized siding with varying colors, and vertical bands with saturated accent colors.

To provide some relief, the base is inset and uses a darker color to provide the appearance of a two-story tall base. This treatment transitions to a vertical recess on the two primary facades to break down the massing into smaller elements. The corner is recessed in two places to provide additional articulation and allows for Juliette balconies for two of the corner units.

The project entry is located along Chicago Avenue, generously set back from the curb with an overhead awning to increase visibility from the transit located at the corner and provides a comfortable space for meeting or waiting.

Clybourn Lofts

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CLYBOURN LOFTS

LOCATION
Chicago, Illinois

CLIENT
Horwitz-Matthews

ORIGINAL CONSTRUCTION DATE
c. 1900

STATISTICS
57 Units
6 Stories
60 Parking Spaces
140,000 GSF

Originally built as a 1900-era piano factory, the six story building was transformed into fifty-seven residential lofts. The addition of a brightly-colored steel superstructure to the north wall not only creates an innovative framework for exterior terraces, but is critical in establishing a bold new identity for the historic building. The use of industrial materials, such as expressive steel detailing, chain-link fencing, raw concrete block and checkerplate aluminum is contrasted wit brass, white tile and glass to create an affordable impact and visual excitement. The development strategy for the building was to offer an opportunity to customize the design of each loft. Working closely with each buyer, Pappageorge Haymes created a variety of unique architectural expressions. This level of customization was achievable because the firm also acted as construction manager for the project.

33 West Huron Street

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33 WEST HURON STREET

LOCATION
Chicago, Illinois

CLIENT
Dearborn Development Corporation

STATISTICS
67 Units
9 Stories
82 Parking Spaces
9,000 SF Retail/Commercial
185,600 GSF

This brick-clad building draws upon the classical language of architecture, incorporating features such as a rusticated stone base, arched stone columns and an ornamental cornice line. A unique aspect of the building design is a stepped profile of the south façade which results in grand continuous terraces, allowing for stunning views of the city skyline. At street level, the building features a welcoming retail storefront, enhancing the commercial atmosphere along adjacent streets and discreetly screening the 2-story parking garage housed within. The top of the building is capped with luxury 2-story penthouse units and expansive landscaped outdoor terraces.

Domain

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DOMAIN

LOCATION
Chicago, Illinois

CLIENT
Centrum Properties

ORIGINAL ARCHITECT
Schmidt Gardner

ORIGINAL CONSTRUCTION DATE
1917

STATISTICS
292 Units
12 Stories
1,395 Parking Spaces
1,140,000 GSF

The renovation of this historic former warehouse complex for the Montgomery Wards and Company fulfills a multi-use program, combining a telecom server facility with residential loft-style units, retail spaces, parking, and a riverwalk and marina at the Chicago River. Special features include a 5-story, 16,000-square-foot interior landscaped courtyard carved from the vast interior of the structure, and a roof top running track at the 12th level. The industrial elegance of the original façade is preserved by the use of historic-reproduction windows and stepped-back terraces at a two-story addition to the 9-story structure. The façade at street level is recessed behind round columns in deference to the original railway docks. The curvilinear nature of the residential corridors contrasts the rigid structural grid, visually foreshortening the long halls. A consistent pattern language of design elements at the different lobbies on each floor provides visual landmarks, and counterbalances the rectilinear building envelope.

Plaza 32

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PLAZA 32

LOCATION
Chicago, Illinois

CLIENT
Chicago Urban Properties

STATISTICS
140 Units
9 and 4 Stories
240 Parking Spaces
27,000 SF Retail/Commercial

Located in the heart of Chicago’s Near North Side, Plaza 32 features an expansive, landscaped rooftop terrace, which tops an enclosed two level parking structure shared by two residential buildings. One is a 9-story building facing west on Dayton Street and the other is a 4-story building facing east on Halsted Street. Each building includes residential lobbies and service functions. The 4-story building features 27,000 square feet of ground floor and mezzanine level retail space, consistent with the existing streetscape, and 13 condominium units on each of three upper floors. The 9-story building compliments the scale and character of its neighbors and features 13 condominium units on each of eight upper floors. The residential complex offers unusual diversity with 24 different unit types.

Old Town Square (P1 & 2) and Old Town Village East (P3)

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OLD TOWN SQUARE (P1 & 2) AND OLD TOWN VILLAGE EAST (P3)

LOCATION
Chicago, Illinois

CLIENT
MCL Companies

STATISTICS
264 Units
305 Parking Spaces
469,300 GSF
4.06 Acres

This 4.06-acre infill Planned Development serves as the residential anchor of one of the North Side’s most vibrant neighborhoods. The ambitious, three-phase, mixed-housing project evolved hand-in-hand with a large-scale commercial revitalization effort that included a new public school and park construction. The project’s 264 residential units are distributed among low-rise, mid-rise and walk-up buildings, and attached townhouses. The architecture throughout each of the building types is classic Chicago Style Victorian, richly articulated with red brick colors and limestone details.

AWARDS
Gold Key Award, Excellence in Housing Design, from the Home Builders of Greater Chicago

The Richelieu Flats

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THE RICHELIEU FLATS

LOCATION
Chicago, Illinois

CLIENT
Metropolitan Properties of Chicago, LLC

ORIGINAL ARCHITECT
Hessen- Mueller & Meldahi

ORIGINAL CONSTRUCTION DATE
1885

STATISTICS
5 Units
8 Stories
10,600 SF Retail/Commercial
26,000 GSF

The Richelieu’s contiguity with the historical Michigan Avenue Streetwall commanded a painstaking restoration of the building’s terra cotta façade and partial preservation of the original timber-framed structure. Sited on a deep lot which is not conducive to full residential use, the rear two-thirds of the structure was demolished and re-built as a concrete parking structure available to both the Metropolitan Tower and Richelieu Flats. The front one-third of the original structure facing Grant Park was rehabilitated for use as a two-story retail space on ground level, luxury residential flats on floors 3-6, and a luxury duplex dwelling on the 7th and new 8th Floor. The new 8th floor, which serves the top level of the duplex penthouse unit, is a contemporary steel and glass structure set back from the building’s original façade. This setback offers a large private terrace overlooking Grant Park, and preserves the building’s original cornice line.

The Roosevelt Hotel

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THE ROOSEVELT HOTEL

LOCATION
Chicago, Illinois

CLIENT
Frankel & Giles

ORIGINAL ARCHITECT
Jules de Horvath

ORIGINAL CONSTRUCTION DATE
1892

STATISTICS
42 Units
8 Stories
4,275 SF Retail/Commercial
35,500 GSF

An existing 8-story plus basement masonry and wood hotel structure was renovated for student housing use after sitting vacant for eight years. Extensive repair of the facade was needed to address deterioration. The reinforcement of the structure was in need of special attention as a result of internal structural changes made in the 1920’s when Roosevelt Road was raised to overpass State Street. Restoration of Roosevelt Road to grade level in 1990 allowed the recreation of the missing ornate limestone and glass storefront above which are rental dwellings overlooking Dearborn Park and the lakefront.

National Register of Historic Places.

Motley School Apartments

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MOTLEY SCHOOL APARTMENTS

LOCATION
Chicago, Illinois

CLIENT
Svigos Development, Inc.

ORIGINAL ARCHITECT
John Flanders

ORIGINAL CONSTRUCTION DATE
1884

STATISTICS
34 Units
4 Stories
16 Parking Spaces
50,625 GSF

PHOTOGRAPHY
Darris Harris
Pappageorge Haymes Partners

The residential conversion of the historic Motley Elementary School, a 4-story masonry building on Chicago’s near West Side, includes the conversion into 34 residential apartments with attached interior parking, a new roof terrace, and elevator providing service to each level. To comply with historic Federal Tax Credit requirements, the project retains its Renaissance Revival masonry details in traditional red pressed-brick, limestone, and pressed metal. Ornate cast iron stairs, raised panel wood doors and portals, bead-board wainscott, first growth hardwood floors, glass transoms and cabinetry are among the many other materials and character defining original features retained and integrated into the completed project.

Chicago Landmark Building

AWARDS
Bronze Award, Adaptive Reuse, Best in American Living Award, National Association of Home Builders
Excellence Award, Adaptive Re-use, Multi-housing News
Finalist, Adaptive Re-use, Chicago Commercial Real Estate Awards

Kinzie Park Mid-Rise

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KINZIE PARK MID-RISE

LOCATION
Chicago, Illinois

CLIENT
The Enterprise Companies

STATISTICS
54 Units
7 Stories
61 Parking Spaces
99,000 GSF

The seven story masonry mid-rise building acts as a visual gateway to the townhouse community of Kinzie Park, bringing a strongly anchored form to busy Kinzie Street. Highly articulated, the building uses offsets to deftly incorporate balconies while reducing the appearance to bulk and mass. A stone base gives way to walls made of Norman brick above the first floor, stratified by color. Closely spaced and elegantly proportioned windows allow the building to be very open while the continuous ribbons of glass above the entry add a subtle twist to the vocabulary. A steel cornice completes the building’s upward thrust and unifies it with the vocabulary of the adjacent townhomes.

Peabody School Apartments

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PEABODY SCHOOL APARTMENTS

LOCATION
Chicago, Illinois

CLIENT
Svigos Development, Inc.

ORIGINAL ARCHITECT
W. August Fiedler

ORIGINAL CONSTRUCTION DATE
1894

STATISTICS
23 Units
4 Stories
22 Parking Spaces
38,800 GSF

PHOTOGRAPHY
Darris Harris

The Elizabeth Peabody Public School was designed by the Chicago Board of Education architect W. August Fiedler and constructed in 1894. The 15-room, three-story building raised over a basement stands out for its intricate details utilizing stone, brick, terra cotta, and decorative metal in the Romanesque Revival / Classical Revival style and is a noteworthy example of Chicago’s public school architecture in the late 1800s.

Following the closure of several Chicago Public Schools in 2013, Peabody School was sold through a public auction with a redevelopment plan to transform the historic structure into 23 apartments with a rooftop deck. The renovation encompassed the preservation and repair of the building’s facade, cornice, interior trim, and built-ins, including the refurbishment of various school furniture, chalkboards, and cabinets. Apartments are enhanced with a multitude of recycled materials sourced from the school to retain the historic character of the original use. Infrastructure modernization included the complete replacement of the mechanical systems and components to ensure energy efficiency. Additionally, a new deck was added at the roof level to be used as an amenity space for the residents. The existing stairs were repaired and extended to reach the roof, and a new elevator was installed to provide access to all levels of the building.

AWARDS
2nd Place, Adaptive Reuse, Low-rise, Metamorphosis Awards, Retrofit Magazine
Award level TBD, Adaptive Reuse, Best in American Living Award, National Association of Home Builders

Clybourn 1200

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CLYBOURN 1200

LOCATION
Chicago, Illinois

CLIENT
Clydiv, LLC

STATISTICS
84 Units
7 Stories
55 Parking Spaces
18,000 SF Retail/Commercial
157,000 GSF

This new mixed-use, mixed-income development respects both the immediate traditional and the minimalist, industrial character of its context. The base of the building is glassy and open with contrasting colored precast concrete panel ribbons that define combined volumes of interior space. The body of the residential floors appears to be lifted off the base and is defined by conceptual book covers that hold both street walls. The facades feature a staggered pattern of alternating sized precast panels which appear layered with contrasting textures creating a sense of dynamic movement and activity. Window units include a colored accent panel that plays up asymmetry, alternating orientation from floor to floor. The primary street walls accentuate the acute angle of the site and the conceptual spine of the book contrasts to glazed end walls. These two volumes are gapped by a ‘slot’ anchored by a glass feature and canopy, emphasizing the central axis of the plan and serving as a backdrop to the articulated corner plaza.

Green Globes (2) Certification

AWARDS
Grand Award, Mixed-income, Multifamily Executive Magazine
Jack Kemp Excellence in Affordable Housing Award, Urban Land Institute
Finalist, Reader's Choice Awards, Affordable Housing Finance Magazine