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Reliance Building
The Reliance Building in 2015
Reliance Building is located in Chicago Loop
Reliance Building
Location in Chicago Loop
Location1 W. Washington St., Chicago, Illinois
Coordinates41°52′58″N 87°37′40″W / 41.88278°N 87.62778°W / 41.88278; -87.62778
Built1890–1895
ArchitectJohn Root, Charles B. Atwood[2]
Architectural styleChicago School
Part ofLoop Retail Historic District (ID98001351)
NRHP reference No.70000237[1]
Significant dates
Added to NRHPOctober 15, 1970[1]
Designated NHLJanuary 7, 1976[2]
Designated CLJuly 11, 1995

The Reliance Building is a skyscraper located at 1 W. Washington Street in the Loop community area of Chicago, Illinois. The first floor and basement were designed by John Root of the Burnham and Root architectural firm in 1890, with the rest of the building completed by Charles B. Atwood in 1895. It is the first skyscraper to have large plate glass windows make up the majority of its surface area, foreshadowing a design feature that would become dominant in the 20th century.

The Reliance Building was listed on the National Register of Historic Places in 1970; and on January 7, 1976, it was designated a National Historic Landmark.[2]

The Reliance Building is also part of the Loop Retail Historic District, a collection of over one hundred buildings that reflects the growth of State and Wabash Streets as the central retail district of Chicago. The building fell into disrepair starting in the 1940s, and was restored in the late 1990s. Since 1999, the building has housed the 122-room Staypineapple, An Iconic Hotel, The Loop (formerly the Hotel Burnham) and Atwood Cafe.

History

[edit]
Upper facade

Commercial real estate in Chicago, Illinois boomed in the late 1870s due to the recovery from the Great Chicago Fire in 1871 and the Depression of 1873–79. In 1880, William Ellery Hale purchased a small lot in the Loop community area containing the four-story First National Bank Building, one of the few offices in downtown Chicago to partially survive the Great Fire.[3] Hale was the founder of the Hale Elevator Company, an early producer of hydraulic elevators necessary in skyscraper design. Hale envisioned a new tower on the site, but first needed to raze the existing structure. However, its tenants did not want to terminate their leases.

Instead, Hale lifted the second, third, and fourth floors on jackscrews and demolished the first.[4] A new basement and ground floor, designed by John Wellborn Root of the Burnham & Root firm, were constructed in 1890.

Reliance Building in 1895

Hale had become acquainted with Burnham & Root through his other real estate projects, such as the Rookery Building.[5] Burnham & Root were renowned in Chicago by this point, having already designed twenty other buildings in the Loop. Root developed the floating raft system, which enabled designers to build large, steel-frame buildings on a reinforced concrete foundation, a necessity in Chicago's moist soil. Root and Hale agreed that the new building needed to have large glass windows on the first floor with large, open spaces. On the upper floors, Hale intended to have several stories dedicated to smaller tenants, with offices for doctors and other professionals on the top floors. He also specifically emphasized the need for natural lighting on all floors.[6] The plan for the Reliance Building was consistent with the growing concept of the Chicago school of architecture, which emphasized the importance of form following function. Root died of pneumonia on January 15, 1891, before the completion of his portion of the Reliance Building; his intended design for the rest of the building has never been found. Carson Pirie Scott & Co. was the first tenant of the Reliance Building, opening a dry goods store on the first floor once it was completed.[7]

Daniel Burnham recruited Boston architect Charles B. Atwood to complete the building with E. C. Shankland as lead engineer. After raising the original building's remaining three floors Atwood used white glazed architectural terra-cotta cladding, a feature that would later become strongly associated with him following his works for the World's Columbian Exposition in 1893. At the time, it was believed that the recently developed enameled terra-cotta would never need to be cleaned because its smooth surface would allow any dirt to wash away in the rain.[8] The steel framing on the top ten floors was completed over fifteen days, from July 16 to August 1, 1895. The Reliance Building, so named for its functionality, opened in March 1895. It was one of the first skyscrapers to offer electricity and phone service in all of its offices. In its first few decades, it provided office space for merchants and health professionals, including Al Capone's dentist.[9]

The building struggled during the Great Depression, and slowly declined. In October 1948, Karoll's Men's Shop opened a store on the lower two floors,[10] with a modern façade that obliterated the original storefront. However, the upper floors remained hard to fill.[9] On October 15, 1970, the Reliance Building was listed on the National Register of Historic Places by the National Park Service. On January 7, 1976, it was recognized as a National Historic Landmark.[2] The building continued to fall into disrepair, as the small size of its retail spaces were not appealing to business interests in the late 20th century. The city of Chicago made a commitment to revitalize the structure, but City Hall could not agree on a plan. The debate became particularly polarized after the 1989 demolition of the nearby McCarthy Building, which angered preservationists but satisfied business interests by providing space for a modern office building.[11] Finally, in 1994, the McClier corporation collaborated with the Baldwin Development Company to restore the Reliance Building; these two groups had recently worked together to rehabilitate the Rookery Building. The City of Chicago purchased the property at this time for $1.3 million (equivalent to $2.76 million in 2024).[12] The Reliance Building's rehabilitation was completed in 1999 at a cost of $27.5 million (equivalent to $51.9 million in 2024).[12] as the former retail space was converted into a luxury hotel. Canal Street Partners, LLC bought the revitalized space and created the Hotel Burnham.[13] The preservation of this building was championed by the Landmarks Preservation Council of Illinois.[14] Chicago Mayor Richard M. Daley was presented with a National Trust for Historic Preservation Honor Award in 2001 for the role of the city in preserving the structure.[9] In December 2016, Pineapple Hospitality purchased the building and renamed the hotel as first The Alise Chicago,[15] then later Staypineapple, An Iconic Hotel, The Loop.[16]

Architecture

[edit]
A hallway of the Reliance Building following the 1999 restoration

The addition of the remaining floors in 1894–1895 completed the building and marked the "first comprehensive achievement"[17] of the Chicago construction method. The building's plate-glass windows are set within the terra-cotta-tiled facade. Its steel-frame superstructure is built atop concrete caissons sunk as much as 125 feet beneath the footing.

The Reliance Building has been called "proto-Modernist" in its lack of the hierarchy found in Classical facades. Its stacks of projecting bay windows and terra-cotta cladding create an effect of extraordinary lightness.[18] Its steel frame construction is physically light as well, being one-third the weight of an equivalent stone structure. It was a direct precursor of the all-glass Friedrichstrasse skyscraper proposed by Mies van der Rohe in 1921.[19] Richardson's Marshall Field Warehouse, built only eight years earlier, seems in comparison to be heavy, ponderous, and of another era.[20]

See also

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Notes

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References

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Revisions and contributorsEdit on WikipediaRead on Wikipedia

Reliance Building

View on Grokipedia
from Grokipedia
The Reliance Building is a 15-story at 32 North State Street in Chicago's Loop , completed in 1895 by the architectural firm Burnham & Root. Designed initially by for the lower stories and Charles B. Atwood for the upper portions after Root's death, it exemplifies the Chicago School's emphasis on skeletal steel framing and functional aesthetics. The building's facade features extensive plate-glass windows spanning nearly floor-to-ceiling, supported by slender terra-cotta piers and spandrels, which minimized structural mass while maximizing interior light and ventilation—a radical innovation that prefigured modern curtain-wall construction. This approach, combined with the use of lightweight white glazed terra cotta intended for self-cleaning properties, represented a shift from heavy toward lighter, more efficient high-rise designs, influencing global development. Designated a Chicago Landmark in 1975 and a in 1976, the Reliance Building faced threats of in the mid-20th century but was preserved through and restored in the 1990s, reopening as the Hotel Burnham in 1999 with retention of original interiors including marble, mahogany, and details.

Historical Development

Origins and Commissioning

The Reliance Building was commissioned in the late 1880s by William Hale, a Chicago-based investor and pioneer in manufacturing, who aimed to develop a speculative tower demonstrating advancements in vertical transportation and skeletal frame . Hale selected the site at 32 North State Street, at the corner of State and Washington Streets in the , where a pre-existing four-story commercial structure occupied the lot, necessitating phased to minimize disruption to ongoing tenancies. Hale engaged the prominent firm of to design the project, with partner overseeing the initial plans for a 14-story building featuring a robust base for retail or functions, completed for the and by 1890 using fireproof materials and early steel framing elements. 's design emphasized a low-rise to support upper office levels, reflecting the site's commercial context and Hale's interest in integrating reliable elevators for tenant access. Following Root's untimely death in January 1891, partnered with Charles B. Atwood to revise and execute the upper portions, shifting the emphasis toward lightweight, transparent office cladding while adhering to the original height and intent, with full occupancy enabled by 1895. This transition preserved Hale's vision of a technologically advanced amid Chicago's post-fire rebuilding boom, though Atwood's contributions introduced refinements in aesthetics and efficiency not fully realized in Root's preliminary sketches.

Construction Timeline

The Reliance Building's construction proceeded in distinct phases due to the site's prior occupancy and the innovative steel-frame design, which allowed for incremental vertical expansion. In 1890, the basement and first floor were constructed under the direction of of Burnham & Root, incorporating the foundational steel skeleton and ground-level elements while accommodating existing tenants. Following Root's death in January 1891, work paused, resuming later under Charles B. Atwood for D.H. Burnham & Co. The upper stories, from the second floor to the 14th (with a penthouse), were erected between and , enabling the building to reach its full height of approximately 190 feet as tenants progressively vacated lower levels. The phased approach, starting with groundwork as early as May 1, 1890, for the lower portions, reflected practical constraints of urban redevelopment in Chicago's Loop district, where demolition and rebuilding minimized disruption. The structure was fully completed and occupied by late 1895, marking a milestone in skeleton-frame evolution.

Initial Occupancy and Use

The Reliance Building's lower stories, constructed starting in 1890, initially housed retail operations on the ground floor, with leasing the space and basement for a . This tenancy predated the store's move to its iconic Louis Sullivan-designed structure at State and Madison Streets in 1904. Upon completion of the upper twelve stories in January 1895, the building served primarily as a speculative tower for professional and service-oriented tenants. Upper-floor occupants included physicians such as Dr. T. C. Duncan and Dr. E. L. Smith, dentists at the New York Dental Rooms, and jewelers like Logue & Bard and Fred Blauer. The design emphasized functionality for such users, providing and service in every —innovations rare at the time—and expansive plate-glass windows that admitted ample daylight, ideal for examinations and detailed work. This mixed-use configuration, with retail at street level and offices above, aligned with Chicago Loop's commercial density in the late 19th century, where demand for hygienic, well-lit professional spaces drove tenancy. The white-glazed terra cotta cladding further supported this appeal by projecting cleanliness and modernity to attract medical practitioners and clients.

Architectural Design

Structural Innovations

The Reliance Building pioneered the use of an all- skeleton frame, consisting of vertical steel columns and horizontal I-beams that supported the entire structure, allowing non-load-bearing curtain walls. This innovation, engineered with contributions from E.C. Shankland under , marked one of the earliest instances of a fully metal-framed high-rise, enabling the building's 14-story height without thick walls. The frame's design relieved exterior walls of structural duties, facilitating expansive window areas that comprised nearly 90% of the facade above the first two floors. Fireproofing was achieved by encasing the steel members in hollow terracotta blocks, a material chosen for its heat resistance and lightweight properties compared to traditional masonry. This system, combined with the skeleton construction, represented a causal advancement in skyscraper engineering by prioritizing material efficiency and safety against fire risks prevalent in wooden or iron-framed predecessors. The building's foundation utilized concrete piers driven into Chicago's challenging subsoil, supporting the frame's loads with minimal depth relative to its height. These structural elements collectively demonstrated first-mover application of iron-and- framing matched with a self-supporting , influencing subsequent designs by decoupling aesthetics from load-bearing necessities. While not the absolute first skeleton-frame structure, the Reliance's integration of , terracotta, and large glazing optimized verticality and interior daylighting in urban commercial .

Facade and Cladding System

The facade of the Reliance Building employs a non-load-bearing cladding system of white glazed terracotta panels hung on its , marking an early precursor to modern curtain wall construction. This approach minimized solid enclosure material while maximizing glazing, with broad ribbons of windows framed by slender terracotta piers that delineate the structural grid. Designed by Charles B. Atwood of and fabricated by the Northwestern Terra Cotta Company, the interlocking panels feature Gothic-inspired and accents like beads or buttons, contributing to the building's lightweight, gossamer appearance through stacked projecting bays. The glazed surface of the terracotta was selected for its purported self-cleaning properties, intended to reduce maintenance by repelling dirt through rainwater runoff, though practical experience showed it required regular cleaning due to urban pollution accumulation. The lower two stories utilize polished Scotch for the base, transitioning to terracotta above, which provides durability at street level while the upper cladding emphasizes transparency and verticality. This , completed in 1895, demonstrated the feasibility of lightweight, industrialized cladding production, influencing subsequent high-rise designs by decoupling exterior enclosure from .

Interior and Functional Elements

The Reliance Building's interior was designed to support flexible tenancy, particularly for such as physicians and dentists, with floors from the seventh to thirteenth primarily allocated for such uses, including specialized suites on the ninth and fourteenth floors featuring reception areas. The layout emphasized open plans with minimal partitioning to maximize natural daylight penetration, facilitated by the extensive glazing on the facade and ceiling heights of approximately 11.25 feet (3.43 meters), allowing light to reach deep into interior spaces. Central corridors, often narrow and lined with partitions, connected spaces, promoting efficient circulation while maintaining visibility and a sense of . Vertical transportation was provided by four large passenger elevators of the Hale type, positioned near the main entrance for convenient access, equipped with safety governors, friction brakes, and a double-door system operated by levers. These hydraulic elevators, produced by the Hale Elevator Company owned by the building's commissioner William Hale, represented an early advancement in reliable high-speed vertical movement essential for multi-story office functionality. Stairways featured dark-stained woodwork, including posts, balustrade panels, stringers, and risers, contributing to both aesthetic and practical navigation. Interior finishes prioritized durability, hygiene, and elegance suitable for professional environments, with halls adorned in frescoes, floors laid in or patterns, and wainscoting in various colored, highly polished s. All woodwork, including doors and trim, was executed in superior-quality , while toilet rooms and private baths were lined with white Italian to enhance cleanliness. Upper-level corridors retained original wainscoting and elements, underscoring the building's fire-resistant skeleton encased in terra cotta for structural protection. Additional functional amenities included telephone exchanges on the first, ninth, and fourteenth floors to support operations, reflecting the building's to emerging communication technologies. The design's emphasis on light, air, and modular partitioning allowed tenants to customize spaces, optimizing revenue generation from diverse uses ranging from retail on lower floors to specialized professional suites above. These elements collectively advanced early usability by prioritizing occupant comfort and operational efficiency within a fireproof framework.

Significance and Critical Assessment

Architectural Achievements and Influence

The represents a pivotal achievement in the of , particularly in the application of skeletal framing combined with a lightweight curtain wall system. Completed in 1895, its structure utilized an internal skeleton that supported the building's 14 stories, enabling the exterior facade to function as a non-load-bearing cladding rather than traditional walls. This innovation allowed for expansive windows that occupied nearly two-thirds of the facade area, maximizing natural illumination for interior offices and marking one of the earliest instances where glass dominated the . The facade employed glazed white terracotta panels for spandrels and mullions, executed by the Northwestern Terra Cotta Company, which were selected for their supposed self-cleaning qualities due to the glossy finish that was intended to repel dirt in Chicago's sooty urban environment. Although this feature proved less effective in practice, the lightweight terracotta—hollow and significantly less massive than stone—facilitated the thin, transparent aesthetic while providing fire resistance and decorative elements like beaded accents. The building's tripartite division—base, shaft, and cornice—adhered to classical proportions but prioritized functional expression over ornamentation, with the shaft's rhythmic piers and vast glazing creating a proto-modern verticality. These technical advancements influenced subsequent developments in high-rise design, serving as a direct precursor to the glass curtain walls of 20th-century . Historians credit the Reliance with demonstrating the viability of all-metal framing paired with infill panels, which reduced material costs and construction time—the was erected in just 15 days—and paved the way for taller, lighter buildings. Its emphasis on transparency and structural honesty inspired later works and echoed in the , where architects like drew from such examples to advocate for "skin and bones" construction devoid of superfluous decoration. The building's legacy is affirmed by its designation as a in 1970, underscoring its role in shifting architectural paradigms from load-bearing mass to skeletal efficiency.

Contemporary Criticisms and Limitations

The Reliance Building's pioneering use of extensive comprising approximately 70% of its facade, while advancing natural daylighting, has been critiqued in modern assessments for compromising thermal performance and energy efficiency. In Chicago's , characterized by cold winters and humid summers, the single-glazed windows lack contemporary insulation, resulting in significant heat loss and gain that elevates heating and cooling demands. Architectural analyses note that such early curtain wall designs prioritized transparency over envelope integrity, contributing to higher operational use compared to modern standards requiring double- or triple-glazing and airtight seals. The terracotta cladding, lauded for its lightweight fire resistance at the time of construction, presents ongoing maintenance limitations due to its porosity and susceptibility to moisture infiltration. Exposure to freeze-thaw cycles causes cracking and spalling, as evidenced by the building's pre-restoration deterioration where elements blackened and fractured from neglect. Chicago's broader "terra cotta scare" in the 1990s highlighted systemic vulnerabilities in similar structures, necessitating citywide inspections and replacements; the Reliance required full facade refurbishment during its 1999 conversion, underscoring the material's high lifecycle costs and labor-intensive repairs in urban high-rises. Adaptations for contemporary use reveal spatial constraints inherent to the original . The incremental construction phases, necessitated by existing leases, yielded narrow plates and small interior rooms—averaging under 200 square feet in the Hotel Burnham configuration—which critics argue limit flexibility for modern hospitality demands like larger guest suites or open-plan offices. These fixed geometries, optimized for commercial tenancy, resist reconfiguration without compromising historic integrity, as partial occupancy struggles post-Great Depression demonstrated persistent challenges in leasing undersized retail and office spaces.

Preservation and Modern Adaptation

Period of Decline and Preservation Efforts

Following the , the Reliance Building experienced persistent vacancies in its small retail spaces, which proved challenging to amid shifting commercial demands, contributing to gradual neglect. By the , the structure had entered a period of marked disrepair, exacerbated by the broader downturn in Chicago's downtown office market, with the longtime owner allowing significant deterioration. This decline intensified through the mid-20th century, rendering the building severely degraded and prompting threats of demolition, including near-miss scenarios in the where it risked reduction to rubble. Despite its designation as a in 1970—which acknowledged its architectural importance—the building's condition continued to worsen, underscoring the limitations of federal recognition without active intervention. Preservation advocacy gained traction in the early 1990s, culminating in the City of Chicago's acquisition of the property in 1994 through for $1.3 million, halting further private neglect and enabling public-led stabilization. That same year, the approved up to $6.4 million for initial exterior restoration, targeting the replacement of damaged terra cotta elements and all windows to arrest decay and prevent collapse. These efforts marked a pivotal shift, leveraging municipal resources and historic tax credits to prioritize structural integrity over demolition, though full remained pending.

Restoration and Conversion to Hotel Burnham

The restoration of the Reliance Building commenced in the mid-1990s as part of a comprehensive preservation initiative to adapt the structure for contemporary use while maintaining its architectural integrity. The project, spanning six years, entailed meticulous rehabilitation of the 1895 National Historic Landmark, including the repair and cleaning of its terra cotta facade and the reconstruction of interior spaces to complement the building's historic grandeur. Financed through a combination of public and private funds totaling over $30 million, the effort leveraged federal historic tax credits to support the adaptive reuse. Architect Joseph Antunovich of Antunovich Associates oversaw the design, transforming the 15-story, 79,000-square-foot edifice into a boutique hotel with 122 guest rooms, preserving elements like the original elevator lobbies while introducing modern amenities such as updated mechanical systems and guest facilities. Upon completion in 1999, the renovated building reopened as the Hotel Burnham, honoring of the original Burnham & Root firm that designed it. The conversion earned acclaim, including awards for best restoration, highlighting its success in balancing historical authenticity with functional viability as a luxury hospitality venue featuring an on-site .

Current Status and Ongoing Maintenance

The Reliance Building operates as The Alise Chicago, a 122-room in the , following its completed in 1999. The property generates revenue through hospitality operations, which funds preservation activities for its status as a designated in 2017. No major structural failures or large-scale repairs have been documented since the late-1990s restoration, which addressed facade deterioration, interior elements, and mechanical systems. Ongoing maintenance emphasizes the terracotta cladding and , materials prone to from urban exposure and Chicago's climate cycles of freeze-thaw and . Routine efforts include annual inspections of seals, pointing, and glazing to mitigate water infiltration, conducted by specialized firms under property management oversight. Interior upkeep preserves original features like finishes and wrought-iron elements in public spaces, integrated into hotel operations to minimize disruption. The building's operational stability supports its role as a preserved architectural exemplar, with hotel occupancy enabling sustained funding absent from vacant historic properties. Compliance with federal and local regulations mandates documentation of any alterations, ensuring long-term viability without compromising the innovative design principles of , ventilation, and skeletal .

References

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