View source for Block 37

{{Short description|Development in Chicago, Illinois}}
{{Use American English|date=February 2025}}
{{Use mdy dates|date=February 2025}}
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{{Infobox shopping mall
| name = 108 North State Street<br />Block 37
| image = Block 37_March_2008.jpg
| image_width = 
| caption = 108 North State Street viewed from southeast (near Washington & State) March 15, 2008<br />[[File:Block 37 marked.png|270px|center|thumb|Street map with the block depicted by black rectangle]]
| location = Chicago, Illinois<br />United States
| coordinates = {{Coord|41.883932|-87.628841|region:US_type:landmark|display=inline,title}}
| address = 108 North [[State Street (Chicago)|State Street]]
| opening_date = Commercial (July 2008)<br />Retail (November 2009)<br />Residential (June 2016)
| closing_date = 
| developer = [[Mills Corporation]], [[Joseph Freed & Associates|Joseph Freed and Associates LLC]]
| manager = 
| owner = [[Bank of America]] (tentative sale to CIM Group in February 2012)
| architect = 
| number_of_stores = 
| number_of_anchors = 
| floor_area = 
| parking = 
| floors = CBS Broadcast Center (22 West Washington) – 17<br />Mall – 3<br />Apartment – 34
| publictransit = '''[[Chicago "L"]]''': <br /> {{rail color box|system=CTA|line=Blue}} at [[Washington (CTA Blue Line station)|Washington]] <br /> {{rail color box|system=CTA|line=Red}} at [[Lake (CTA Red Line station)|Lake]] <br /> {{rail color box|system=CTA|line=Green}} {{rail color box|system=CTA|line=Brown}} {{rail color box|system=CTA|line=Orange}} {{rail color box|system=CTA|line=Pink}} {{rail color box|system=CTA|line=Purple}} at [[Washington/Wabash station|Washington/Wabash]]
| website = {{URL|http://blockthirtyseven.com}}
| footnotes = 
}}
'''108 North State Street''', often referred to as '''Block 37''', is a [[shopping mall]] and development situated in the [[Chicago Loop|Loop area]] of [[Chicago|downtown Chicago]], [[Illinois]]. This site is defined by the square block bordered by West [[Randolph Street]], [[State Street (Chicago)|North State Street]], '''West Washington Street''', and North [[Dearborn Street]], originally designated as one of the city's 58 blocks.<ref name="TPo1830">{{cite encyclopedia|title=Thompson's Plat of 1830|url=http://www.encyclopedia.chicagohistory.org/pages/11175.html|archive-url=https://web.archive.org/web/20070423202023/http://www.encyclopedia.chicagohistory.org/pages/11175.html|archive-date=April 23, 2007 <!--Added by DASHBot-->|access-date=April 10, 2007|encyclopedia=Encyclopedia of Chicago}}</ref>  While the above-ground redevelopment has been finished, construction on an underground station was halted, leaving it only partially completed.

The previous buildings on the block were demolished in 1989 for a hotly contested redevelopment plan under the then [[Chicago Mayor]] [[Richard M. Daley]]. The debates included the demolition of the [[Chicago Landmark]] [[McCarthy Building (Chicago, Illinois)|McCarthy Building]], which proceeded after the [[Illinois Supreme Court]] decided private preservation groups did not have standing to challenge the city's decision.

After the site was cleared, the original redevelopment plan collapsed, along with several others that followed. [[Mills Corporation]] began construction in 2005, but its previous financial struggles cast a shadow over the project. This troubled history, coupled with a shifting economic landscape, led to delays in 2006 as contractors hesitated, fearing they might not be compensated. By November 2009, the developer was declared in default, prompting [[CB Richard Ellis]] to step in as receiver. The project was then taken over by Joseph Freed and Associates LLC, but in 2011, [[Bank of America]] [[foreclosed]] on the property, ultimately selling it to [[CIM Group]] in 2012. The three new buildings were finally completed by 2016.

== Site ==
[[File:Thompson plat of Chicago 1830.png|thumb|Thompson's original 1830 58-block [[plat]] of Chicago, including "Block 37"|alt=|left]]In 1829, the legislature appointed commissioners to locate a canal and layout the surrounding town. The commissioners employed [[James Thompson (surveyor)|James Thompson]] to survey and plat the town of Chicago, which at the time had a population of less than 100. Historians regard the August 4, 1830, filing of the plat as the official recognition of a municipality known as Chicago.<ref name="HOC111">{{cite book|author=Andreas, Alfred Theodore|chapter-url=https://books.google.com/books?id=wP0TAAAAYAAJ&q=%22Elijah+Wentworth%22+wolf+point&pg=PA629|title=History of Chicago|publisher=Nabu Press|year=1884|isbn=1-143-91396-5|volume=1|page=111|chapter=Chicago From 1816 To 1830|access-date=July 15, 2010}}</ref> Block 37 is one of the city's original 58 blocks in the layout of the town.<ref name="TPo1830" /> Due to Block 37's central location in the [[Loop, Chicago|Loop]], between the [[State Street, Chicago|State Street]] retail district, the city/county government complex, and the Randolph Street theater district, its history is a microcosm of the city's history.<ref>{{cite encyclopedia|author=Miller, Ross|year=2005|title=Block 37|url=http://www.encyclopedia.chicagohistory.org/pages/146.html|access-date=April 10, 2007|encyclopedia=The Electronic Encyclopedia of Chicago|publisher=Chicago Historical Society}}</ref>

Even before the Chicago Fire, the block was home to one of Chicago's largest theaters. During the late 19th century, tall office buildings proliferated on the block.{{sfn|Miller|1996|pp=200-228}} By 1970, the block was densely developed with 11 buildings, housing theaters, offices, a [[YMCA]], and retailers like grocery store [[Stop & Shop]]. On June 14, 1973, Mayor Richard J. Daley announced a broad urban renewal initiative centered on the North Loop theater district.{{sfn|Miller|1996|p=62}} Over the ensuing 16 years, numerous private developers, notably the [[Rubloff Company]] and [[JMB Realty]], planned large mixed-use developments on the site, with a mall along State Street and hotels and office towers above. Property assembly was facilitated by Mayor [[Harold Washington]]'s creation of the North Loop [[tax increment financing]] district in 1983, which gave the urban renewal effort a steady revenue stream and [[eminent domain]] authority.{{sfn|Miller|1996|pp=37-191}}

The modern-day Block 37 is flanked to the west by the [[Richard J. Daley Center]] and to the east by the former [[Marshall Field and Company Building]]. It is part of the central business district that includes [[Chicago City Hall]] and the [[James R. Thompson Center]] (the State of Illinois office building) within 2 blocks.<ref>{{cite web|date=March 26, 2020|title=Maps and Plats|url=https://gisapps.chicago.gov/mapchicago/?config=property&layers=80%2520Acre|access-date=June 26, 2020|website=City of Chicago}}</ref>

== Design ==

=== Buildings ===
According to original plans, the complex was to be composed of three united structures: a 21-story residential condominium tower called 108 North State Condominium Tower at North State Street and West Randolph Street; a 20-story hotel tower called 108 North State Hotel Tower at West Randolph Street and North Dearborn Street; and a 17-story tower called CBS Broadcast Center at North State Street and West Washington Street (for [[WBBM-TV|WBBM-TV, CBS 2]]).<ref>{{cite web|url=http://www.emporis.com/en/wm/cx/?id=106574|access-date=April 9, 2007|title=108 North State|publisher=Emporis.com|url-status=usurped|archive-url=https://web.archive.org/web/20070320165029/http://www.emporis.com/en/wm/cx/?id=106574|archive-date=March 20, 2007}}</ref> At one point, there was talk that the hotel tower has been abandoned in favor of a second residential tower,<ref name="CB031207" /> though later plans indicated that the hotel tower was still anticipated.<ref name="DpgB3e$mfh" /><ref name="DBdB3" /> These structures rise above lower level retail space, with an eclectic mix of shopping, entertainment, and dining in its lower retail floors. In November 2008, the city proposed financing to enable [[Loews Hotels]] to build a 354-room hotel.<ref name="DpgB3e$mfh">{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=1244B72AE30FD098&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Daley plan gives Block 37 extra $12 mil. for hotel|access-date=January 15, 2009|date=November 6, 2008|via=[[Newsbank]]|work=Chicago Sun-Times|author=Roeder, David and Fran Spielman}}</ref><ref name="DBdB3" />

Architecturally, the main floor features transparent cornered project facades and clear glass street level views. The multiple structures feature approximately {{convert|400000|sqft}} of retail, entertainment and dining space, and {{convert|200000|to|450000|sqft}} of office space.<ref name="PR111505">{{cite press release |url=http://www.108northstatestreet.com/stellent01/groups/public/@mallnorthstate/documents/devmall_news/108_media_groundbreaking1105.pdf |archive-url=https://web.archive.org/web/20061101111504/http://www.108northstatestreet.com/stellent01/groups/public/%40mallnorthstate/documents/devmall_news/108_media_groundbreaking1105.pdf |url-status=dead |archive-date=November 1, 2006 |access-date=April 9, 2007 |title=The Mills Corporation Breaks Ground On 108 N. State Street Project |last=Sullivan |first=Rebecca |date=November 15, 2005 }}</ref> The 38-story Marquee at Block 37, also known as 25 West Randolph Street, was completed in 2016 with 690 residential units.<ref name="LaTrace 2016">{{cite web|last=LaTrace|first=AJ|date=June 23, 2016|title=Take a Tour of the New Block 37 Apartment Tower|url=https://chicago.curbed.com/2016/6/23/12016464/block-37-marquee-apartment-photos-tour-chicago|access-date=June 26, 2020|website=Curbed Chicago}}</ref>

===Transit facilities===
The design that broke ground in 2005, included a superstation that would connect the tracks of and serve passengers on both the [[CTA Blue Line]] and [[CTA Red Line]], enabling direct transfers. The planned project included a downtown station for train service to both Chicago airports: [[O'Hare International Airport|O'Hare]] and [[Midway International Airport|Midway]].<ref>{{cite report |publisher=PB Consult |date=22 September 2006|title=CTA Express Airport Train Service Business Plan|url=http://media.nbcbayarea.com/documents/Block+37+Airport+Express+Business+Plan.pdf|access-date=June 27, 2018|archive-date=June 28, 2018|archive-url=https://web.archive.org/web/20180628044249/https://media.nbcbayarea.com/documents/Block+37+Airport+Express+Business+Plan.pdf|url-status=dead|via=[[KNTV]]}}</ref>

The cost of the station was estimated at $213&nbsp;million. The [[City of Chicago]] and the [[Chicago Transit Authority]] were to pay $172&nbsp;million, and the Mills Corporation (the initial developer) was to pay for the rest.<ref name="newsbank">{{cite news|author=Hinz, Greg|date=June 9, 2008|title=Block 37 bailout for CTA – Plan calls for city to pay $20 mil. more toward superstation overruns|pages=3–8|work=Chicago Business|publisher=Crain Communications Inc.|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CRCH&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=1214BAFAA9896C40&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|access-date=July 6, 2009}}</ref>  Cost overruns and delays forced the city of Chicago and the [[Chicago Transit Authority]] to pay about $100&nbsp;million to cover already-incurred costs, and the CTA canceled the project, partly because it did not have the estimated $1.5&nbsp;billion that would be needed to create express airport service (as opposed to slow local train service using existing tracks and stations).<ref name="newsbank" /><ref>{{cite news|date=November 14, 2008|title=CTA board approves higher fares|work=[[SouthtownStar]]|publisher=[[Newsbank]]|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:SSTR&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=124CE580F2156170&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|access-date=January 15, 2009}}</ref> In the end, about $400&nbsp;million was spent on construction on the shell of a station, plus $40&nbsp;million in mothballing costs.<ref>{{cite news |url=https://www.nbcchicago.com/investigations/How-Chicago-Spent-400M-On-a-Subway-Superstation-to-Nowhere-293754431.html |title=How Chicago Spent $400M On a Subway Superstation to Nowhere |first= Phil |last=Rogers |first2=Katy |last2=Smyser |work=[[WMAQ-TV]] |date=February 23, 2015}}</ref>

In November 2009, progress in construction of the commercial and residential buildings allowed the Block 37 portion of the [[Chicago Pedway]] to open between the [[Lake station (CTA)|Lake station]] on the Red Line and the [[Washington station (CTA Blue Line)|Washington station]] on the Blue Line.<ref>{{cite news |date=November 23, 2009 |archive-url=https://web.archive.org/web/20150417082825/http://www.chicagonow.com/cta-tattler/2009/11/block-37-connector-opens-at-mezzanine-for-ctas-blue-red-lines/ |archive-date=2015-04-17 |url=http://www.chicagonow.com/cta-tattler/2009/11/block-37-connector-opens-at-mezzanine-for-ctas-blue-red-lines/ |title=Block 37 connector opens at mezzanine for CTA's Blue, Red Lines |website=ChicagoNow |access-date=November 23, 2009 |first=Kevin |last=O'Neil}}</ref> Because this only connected the unpaid areas of the stations, farecard holders paid the standard $0.25 transfer fare to use this connection. In May 2013, the CTA made this transfer free.<ref>{{cite news |url=http://articles.redeyechicago.com/2013-05-15/news/39288010_1_farecard-cta-riders-free-transfer-point |work=Red Eye Chicago |access-date=May 15, 2013 |date=2013-05-15 |title=Free 'L' transfer between Washington Blue Line, Lake Red Line stops |archive-url=https://web.archive.org/web/20130619042953/http://articles.redeyechicago.com/2013-05-15/news/39288010_1_farecard-cta-riders-free-transfer-point |archive-date=2013-06-19 |first=Tracy |last=Swartz}}</ref>

After the failure of the superstation project, the city began investigating the possibility of a privately constructed airport express service using Block 37 as the downtown endpoint. The city announced in June 2018, that [[The Boring Company]] had won a contest to negotiate a contract to construct a high-speed rapid transit link to O'Hare, dubbed [[Chicago Express Loop]], using twin tunnels and electric vehicles based on the [[Tesla Model X]].<ref name="Ruthhart_Byrne">{{Cite news|last2=Byrne|first=Bill |last=Ruthhart |first2=John|title=Chicago taps Elon Musk's Boring Company to build high-speed transit tunnels that would tie Loop with O'Hare|language=en-US|work=[[Chicago Tribune]]|url=http://www.chicagotribune.com/news/local/politics/ct-met-ohare-high-speed-transit-elon-musk-boring-company-20180613-story.html|access-date=2018-09-07 |date=2018-06-13}}</ref> Funding for construction and operation would be provided completely by the company, and the system would reduce travel time to O'Hare to about 12 minutes.<ref name="EMBCWBHTTCOA">{{cite news|last=Chappell |first=Bill|date=June 14, 2018|title=Elon Musk's Boring Company Will Build High-Speed Train To Chicago's O'Hare Airport|url=https://www.npr.org/2018/06/14/619993903/elon-musks-boring-company-will-build-high-speed-train-to-chicago-s-o-hare-airpor|access-date=June 15, 2018|work=[[NPR]]}}</ref><ref name="Ruthhart_Byrne"/>

== History ==
[[Image:Daley Center Chicago.jpg|thumb|left| June 8, 2006, Block 37 site and signage. (In background left to right: [[Chicago City Hall]], [[Richard J. Daley Center]], [[Grant Thornton Tower]] and [[James R. Thompson Center]])]]

=== Block 37 ===
Block 37 was demolished in 1989, after Mayor [[Richard M. Daley]] approved its demolition to erect a multi-use skyscraper with retail, hotel, office, and residential spaces. This prompted much public consternation; the [[McCarthy Building (Chicago, Illinois)|McCarthy Building]], a [[Chicago Landmark]], was even stripped of landmark status over the objection of preservationists and public interest groups in order for the block to be cleared.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=10F33622DAB22EC8&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|access-date=July 11, 2009|date=January 17, 2006|title=An Old Tradition: Do federal shenanigans lurk behind Berghoff|publisher=FindArticles|work=Chicago Sun-Times|author=Roeder, David}}</ref> Block 37 was a nearly vacant city block from 1989 until 2005 after several attempts at redevelopment failed due to Chicago politics and insufficient funding of several past developers.<ref name="emporis">{{cite web|url=http://www.emporis.com/en/bu/nc/ne/?id=100181|access-date=April 9, 2007|title=News: Chicago's Block 37 back on the block|publisher=Emporis.com|author=Finnegan, Tom|date=June 21, 2001|url-status=usurped|archive-url=https://web.archive.org/web/20070929155818/http://www.emporis.com/en/bu/nc/ne/?id=100181|archive-date=September 29, 2007|df=mdy-all}}</ref> The single remaining building from the pre-1989 Block 37 architecture is an active [[Commonwealth Edison]] [[transformer]] building that distributes power to a great portion of the Loop.<ref name="SCB" /><ref>{{cite news|url=http://www.chicagotribune.com/business/chi-0505110194may11,0,1372525.story|title=Another perspective: views around the worksites|access-date=May 9, 2008|date=May 11, 2005|work=Chicago Tribune|author=Kamin, Blair}}</ref>

[[Maggie Daley]]'s nonprofit, [[After School Matters]], started as Gallery37 in the summer of 1991, where the organization set up tents to provide visual arts classes to teenagers.<ref>{{Cite web|url=https://www.afterschoolmatters.org/about-us/our-story/|title=Our Story {{!}} After School Matters|website=www.afterschoolmatters.org|date=July 28, 2015 |access-date=2018-06-18}}</ref> The organization moved from Block 37 when development began, and now operates in a nearby building named "Gallery 37 Center for the Arts" on [[Randolph Street]], a few blocks east of its original home.

In 1987, [[Chicago Mayor]] [[Harold Washington]] approved a $24&nbsp;million subsidy to FJV Venture to develop Block 37.<ref name="B3bfC">{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CRCH&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=1214BAFAA9896C40&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Block 37 bailout for CTA – Plan calls for city to pay $20 mil. more toward superstation overruns|pages=3–8|author=Hinz, Greg|date=June 9, 2008|publisher=Crain Communications Inc.|work=Chicago Business| access-date=July 6, 2009 <!--Added by DASHBot-->}}</ref> There were a series of subsequent alternate redevelopment plans. Among the prior redevelopment plans for the block were the original Block 37 Towers, for which the original block was demolished and which included a 47-story tower designed by [[Helmut Jahn|Murphy/Jahn]], Inc.<ref name="empB37">{{cite web|url=http://www.emporis.com/en/wm/bu/?id=103024|archive-url=https://web.archive.org/web/20040914024145/http://www.emporis.com/en/wm/bu/?id=103024|url-status=usurped|archive-date=September 14, 2004|access-date=April 9, 2007|publisher=Emporis.com|title=Block 37 Tower I|year=2007}}</ref> Another failed plan was a Solomon Cordwell Buenz plan including a 711-foot 66-story residential tower and a 12-story [[Marriott Hotel]] towering over a 4-story retail base.<ref name="SCB">{{cite web|url=http://www.archidose.org/Feb01/020501.html|access-date=April 9, 2007|year=2001|title=Block 37|website=A Weekly Dose of Architecture|url-status=usurped|archive-url=https://web.archive.org/web/20070927200751/http://www.archidose.org/Feb01/020501.html|archive-date=September 27, 2007}}</ref><ref>{{cite web|url=http://www.emporis.com/en/bu/nc/ne/?id=100233|title=News: New design announced for Block 37|access-date=April 9, 2007|publisher=Emporis.com|author=Gerometta, Marshall|date=January 22, 2001|url-status=usurped|archive-url=https://web.archive.org/web/20070930145155/http://www.emporis.com/en/bu/nc/ne/?id=100233|archive-date=September 30, 2007|df=mdy-all}}</ref> This had followed the 39-story [[Kohn Pedersen Fox Associates]] design scheduled for 2004 completion.<ref>{{cite web|url=http://www.emporis.com/en/wm/bu/?id=block37development-chicago-il-usa|title=Block 37 Development|access-date=April 9, 2007|publisher=Emporis.com|url-status=usurped| archive-url=https://web.archive.org/web/20070506164518/http://www.emporis.com/en/wm/bu/?id=block37development-chicago-il-usa| archive-date= May 6, 2007 <!--Added by DASHBot-->}}</ref> The developments fell through, which put the property back into the city's possession.<ref name="B3bfC" /> In 2002, the city initiated a competition for the development rights to the property.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=0F27198E2A4D5DF5&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=10 developers show interest in Block 37|access-date=July 6, 2009|date=March 23, 2002|work=Chicago Tribune}}</ref><ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=0F364AB1725CC1B1&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=State Street seeks identity – Block 37 draws rush of developers to beat city deadline |access-date=July 6, 2009|date=March 25, 2002|work=Chicago Sun-Times|author=Roeder, David}}</ref><ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CRCH&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=101CBFA769529114&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=All-star cast, big ideas – Developers seek inspiration for Block 37|access-date=July 6, 2009|date=March 25, 2002|work=[[Crain's Chicago Business]]|author=Richardson, Patricia}}</ref> In 2004, the city sold the property to Mills Corp. at a $20&nbsp;million loss. Mills sold the development rights to Joseph Freed and Associates in 2005, when the city committed $42&nbsp;million in tax-increment funding. In 2007, the city learned the development was $150&nbsp;million over budget.<ref name="B3bfC" /> The complex was originally being developed by commercial real estate developer [[Mills Corporation]], best known for its ownership of numerous [[Regional mall|super-regional shopping malls]]. However, Joseph Freed and Associates LLC has inherited the development rights.

=== The Mills Corporation ===

==== Corporate difficulties ====
[[Image:20070914 108 North State Street.JPG|thumb|right|September 14, 2007, view from [[Daley Center]]]]
Mills' troubles began in November 2005, with revelations of large losses on failed projects, a cash crunch and a U.S. [[Securities and Exchange Commission]] investigation into its accounting.<ref name="CC" /> The SEC inquiry was upgraded to a formal investigation in March 2006.<ref name="WP032306">{{cite news|url=https://www.washingtonpost.com/wp-dyn/content/article/2006/03/22/AR2006032202212.html|access-date=April 10, 2007|date=March 23, 2006|author=Day, Kathleen|newspaper=Washington Post|title=Mills Corp. Now Target Of Formal SEC Probe}}</ref> The reclassification as a formal investigation allows for the use of additional techniques such as [[subpoenas]].<ref name="WP032306" /> On April 6, 2007, [[Simon Property Group, Inc.]] announced the joint acquisition of [[Mills Corporation]] along with [[Farallon Capital Management]] for $25.25 per share of [[common stock]].<ref>{{cite press release|title=Simon Property Group and Farallon Capital Management Complete Acquisition of The Mills Corporation|url=http://phx.corporate-ir.net/phoenix.zhtml?c=113968&p=irol-newsArticle&ID=982485&highlight=|date=April 6, 2007|access-date=April 10, 2007|publisher=Simon Property Group}}</ref>

==== Block 37 troubles ====
In March 2006, contractors halted construction because of fears that they would not be paid.<ref name="CC" /> This caused Morningstar to reconsider their lease commitment. As a result, the value of the project declined, which made the resale of the project rights difficult. Mills was close to a deal with German investment firm, Deutsche Immobilien Fonds A.G. prior to the difficulties. DIFA had outbid Chicago developer Golub & Co., which then became the frontrunner.<ref name="CC" /> Golub, an international real estate investment company headquartered in Chicago, has closed on the office space portion of the project.<ref name="CB031207">{{cite web|url=http://chicagobusiness.com/cgi-bin/news.pl?id=24196|access-date=April 10, 2007|title=Golub sues Mills on Block 37|last1=Corfman |first1=Thomas A. |first2=Eddie |last2=Baeb|date=March 12, 2007|publisher=Crain Communications, Inc.|work=Crain's Chicago Business}}</ref> Mills eventually sold the retail space rights to Chicago developer [[Joseph Freed & Associates]], who had previously purchased the nearby [[Carson, Pirie, Scott and Company Building]] (located at 1 South State Street) that closed in early 2007.<ref>{{cite news|url=http://chicagobusiness.com/cgi-bin/news.pl?id=22766|work=Crain's Chicago Business|title=Mills sells interest in Block 37|date=November 7, 2006|last=Baeb |first=Eddie|access-date=April 10, 2007|publisher=Crain Communications, Inc.}}</ref>

By 2007, Golub and Mills were in a legal entanglement over certain leases to Morningstar for {{convert|211000|sqft|m2}}. Golub claimed Mills knew the measurements of the floors actually totalled {{convert|237000|sqft|m2}} although they contracted for {{convert|211000|sqft|m2}}. Golub claimed a Morningstar affiliate "...induced Morningstar to agree in the lease to be bound by an after-the-fact re-measurement of the space."<ref name="CB031207" /> Additionally, Golub claimed that Mills has acted without Daley administration authorizations for plans such as elimination of a proposed hotel in favor of a second apartment tower, as required by an agreement between Golub and Mills.<ref name="CB031207" /> In addition, Golub had sued over the residential portion of the project, which was given to Freed. Golub claimed to have accepted the office space part of the project at a low profit with the expectation of making a larger profit on the residential portion.<ref>{{cite news|url=http://chicagobusiness.com/cgi-bin/news.pl?id=24202|work=Crain's Chicago Business|title=Golub sues to stop alleged new Freed deal on Block 37|date=March 13, 2007|last1=Baeb |first1=Eddie |first2=Thomas A. |last2=Corfman|access-date=April 10, 2007|publisher=Crain Communications, Inc.}}</ref> The subsequent court ruling allowed Mills to terminate its contract with Golub to develop the project's two residential towers and to sell the residential portion of the Block 37 project in the Loop to developer Joseph A. Freed & Associates LLC.<ref>{{cite news|url=http://chicagobusiness.com/cgi-bin/news.pl?id=24266|work=Crain's Chicago Business|title=Ruling paves way for sale of Block 37 residential to Freed|date=March 17, 2007|last=Baeb |first=Eddie|access-date=April 10, 2007|publisher=Crain Communications, Inc.}}</ref>

==== 2009 foreclosure ====
[[Image:20070926 22 West Washington.JPG|thumb|right|The first of the three structures is at 22 West Washington]]
Lenders, including [[Bank of America]], moved to [[foreclosure|foreclose]] on the retail and transit portion of the mixed-use development on October 19, 2009, because Joseph Freed and Associates ran out of money. Freed technically defaulted in March. With cost overruns exceeding $34&nbsp;million as of August 25, Freed owed $128.5&nbsp;million on a $205&nbsp;million construction loan, according to a lawsuit filed in Cook County Circuit Court.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=12B7BCF5C8D46428&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Block 37 future unknown again – Banks move to foreclose on retail portion of site |access-date=November 25, 2009|date=October 21, 2009|page=25|last=Jones |first=Sandra M.|work=Chicago Tribune}}</ref>

On November 3, the developer announced it had landed 13 new tenants to open within the succeeding few months.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTWE&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=12BC5A3676DC4BD8&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Developer: Block 37 site has 13 new retailers |access-date=November 25, 2009|date=November 3, 2009|author=Roeder, David|work=Chicago Sun-Times}}</ref> On November 20, a [[circuit court]] judge stripped Freed of the development rights and turn the responsibility over to [[CB Richard Ellis]]. On the same day a partial occupancy permit for the underground pedway connecting the [[Red Line (Chicago Transit Authority)|Red Line]] and the [[Blue Line (Chicago Transit Authority)|Blue Line]] as well as the first floor retail space was granted. Freed claimed that the loan payments were current and that the default was based on a technicality.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTWE&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=12C20EFC40D9B660&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Judge strips developer of Block 37 project |access-date=November 25, 2009|date=November 20, 2009|author=Roeder, David|work=Chicago Sun-Times}}</ref> Freed was found personally liable for $6.8&nbsp;million of the cost on December 30, 2009.<ref>{{cite web|date=December 30, 2009|title=Freed president found liable for $6.8 million|url=https://www.chicagobusiness.com/article/20091230/CRED03/200036588/freed-president-found-liable-for-6-8-million|access-date=June 26, 2020|website=Crain's Chicago Business}}</ref>

As receiver, CB Richard Ellis was scheduled to file a status report with the court December 8 and a full report, including financials, on January 15, 2010.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=12C2F21D8D46B268&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Judge appoints receiver for Block 37- CB Richard Ellis executive to oversee retail complex as some stores open doors |access-date=November 25, 2009|date=November 24, 2009|page=23|author=Jones, Sandra M.|work=Chicago Tribune}}</ref> Disputes over insurance delayed the handover of development rights,<ref>{{cite web|date=January 8, 2010|title=Block 37 handover pushed back again|url=https://www.chicagobusiness.com/article/20100108/CRED03/200036684/block-37-handover-pushed-back-again|access-date=June 26, 2020|website=Crain's Chicago Business}}</ref> which finally happened in late January 2010.<ref>{{cite web|date=January 23, 2010|title=Developer Freed trying to get Block 37 back|url=https://www.chicagotribune.com/news/ct-xpm-2010-01-23-1001220432-story.html|access-date=June 26, 2020|website=chicagotribune.com}}</ref> In March 2011, Bank of America acquired the $206&nbsp;million property with a credit bid of $100&nbsp;million at a sheriff's foreclosure sale. Then in February 2012, CIM Group was expected to close on a negotiated purchase of the entire 305,000-square-foot shopping center from Bank of America Corp.<ref name="CB3smgno">{{cite web|url=http://www.chicagobusiness.com/article/20120204/ISSUE01/302049978/chicagos-block-37-shopping-mall-gets-new-owner|title=Chicago's Block 37 shopping mall gets new owner|access-date=February 11, 2012|date=February 6, 2012|work=Crain's Chicago Business|publisher=Crain Communications, Inc.|author=Gallun, Alby}}</ref> CIM did not actually close on the purchase until April 2012.<ref>{{cite web|last=Ziegler|first=Nicholas|date=April 10, 2012|title=CIM Buys Chicago's Block 37 from BoA|url=https://www.cpexecutive.com/post/cim-buys-chicagos-block-37-from-boa/|access-date=June 26, 2020|website=Commercial Property Executive}}</ref>

== Progress ==
[[Image:22 West Washington.jpg|thumb|left|22 West Washington is the first of the three buildings. (photo August 25, 2007)]]

=== Phase I construction ===
The Mills Corporation purchased the property for the project from the city on November 11, 2005.<ref name="PR111505" /> Phase I of the project, the groundbreaking, began formally on November 15, 2005.<ref name="PR111505" /> This followed winning the competition to be master developer and having their plan approved by the city.<ref name="PR073106" /> The Mills Corporation has letters of intent from CBS 2 Chicago Broadcast Center, Boggi Milano, Sisley, Andrew's Ties, [[Banana Republic (clothing retailer)|Banana Republic]], Rosa Mexicano, David Barton Gym and new concepts by Steve Lombardo, creator of Gibson's Steakhouse and Hugo's Frog Bar, and Steven Foster, creator of Lucky Strike Lanes in Hollywood as future tenant commitments.<ref name="PR111505" /> [[Morningstar, Inc.]] has signed a lease to occupy about <span style="white-space:nowrap">210,000&nbsp;square feet&nbsp;(20,000&nbsp;m<sup>2</sup>)</span> across eight floors, making it the largest tenant in the office tower.<ref name="CB122305">{{cite news|url=http://chicagobusiness.com/cgi-bin/news.pl?id=18918|title=Morningstar finalizes 15-year lease for Block 37|author=McHugh, Michael|date=December 23, 2005|publisher=Crain Communications, Inc.|work=Crain's Chicago Business|access-date=April 10, 2007}}</ref> In April 2005, Mills had announced a lease commitment with WBBM-Channel 2 for about <span style="white-space:nowrap">100,000&nbsp;square feet&nbsp;(10,000&nbsp;m<sup>2</sup>)</span> of space for offices and a showcase television studio.<ref name="CB122305" /> In February 2008, developer Joseph Freed & Associates announced [[Club Monaco]], a [[Muvico Theaters|Muvico Entertainment LLC]] theatre, a David Barton Gym, a Rosa Mexican restaurant, a coffee shop and a yet-to-be-named [[Lettuce Entertain You Enterprises Inc.]] restaurant will be located in the State Street complex.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CRCH&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=11EFCDD9D77825F0&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Loop retail vacancies edge up – Block 37, other additions increase available space|access-date=July 11, 2009|date=February 18, 2008|publisher=[[Crain Communications Inc.]]|work=Crain's Chicago Business|author=Baeb, Eddie}}</ref> In June 2008, Puma confirmed it is opening a two-level flagship store on Block 37. Also, the Muvico Theatre was reported to have an eight screen [[Multiplex (movie theater)|multiplex]].<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CRCH&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=1212687B318E91B8&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Block 37 captures Puma – Sportswear giant plans State Street flagship|access-date=July 11, 2009|date=June 2, 2008|author=Baeb, Eddie|publisher=[[Crain Communications Inc.]]|work=Crain's Chicago Business}}</ref> In October 2008, Spanish clothing store [[Zara (clothing)|Zara]] signed a lease for Block 37 along with German athletic-wear company [[Puma AG|Puma athletic wear]] and British clothing label [[Ben Sherman]].<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=123FC24F20310EF0&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Block 37 adds 3 more tenants|access-date=July 4, 2009|date=October 22, 2008|work=Chicago Tribune}}</ref> Other confirmed retailers include clothier [[Steve Madden]], [[Godiva Chocolatier]], sporting apparel seller [[Lululemon athletica|Lululemon Athletica Inc.]], hair and skin products retailer [[Aveda]] as well as body and bath products retailer [[Sabon]].<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=121DCDAF5E04FB78&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Leasing on a roll for Block 37 mall |access-date=July 4, 2009|date=July 11, 2008|work=Chicago Tribune|author=Manor, Robert}}</ref> Other stores rumored to be considering Block 37 at that time were [[Apple Computer]] and [[Crate & Barrel]] home furnishings<ref>{{cite news|url=http://www.suntimes.com/business/604764,CST-FIN-loehmann16.article |archive-url=https://web.archive.org/web/20071019055956/http://www.suntimes.com/business/604764%2CCST-FIN-loehmann16.article |archive-date=October 19, 2007 |title=State St. gets a bargain |access-date=October 20, 2007 |date=October 16, 2007 |publisher=Digital Chicago, Inc |work=Chicago Sun-Times |author=Guy, Sandra |url-status=dead }}</ref>

=== Phase II construction ===
[[Image:20070502 108 North State Street (2).JPG|thumb|right|Base construction beginnings on May 2, 2007]]
On July 31, 2006, the retail and CTA construction began.<ref name="PR073106" /> The retail portion entails the construction of the CBS 2 Broadcast Center building at North State Street and West Washington Street.<ref name="PR073106">{{cite press release|url=http://www.108northstatestreet.com/stellent01/groups/public/documents/devmall_news/corp_media_108nssretailconstru.pdf|archive-url=https://web.archive.org/web/20061101111330/http://www.108northstatestreet.com/stellent01/groups/public/documents/devmall_news/corp_media_108nssretailconstru.pdf|url-status=dead|archive-date=November 1, 2006|access-date=April 9, 2007|title=The Mills Corporation Begins Construction Of Retail, CTA Portions Of 108 North State Street Project|last=LaVelle |first=Avis |first2=David |last2=Douglass|publisher=The Mills Corporation|date=July 31, 2006}}</ref> The building will also serve as the corporate headquarters of [[Morningstar, Inc.]]<ref name="PR073106" /> This 17-story building will be {{convert|276|ft|m}} in height.<ref name="emporis2">{{cite web|url=http://www.emporis.com/en/wm/bu/?id=cbs2broadcastcenter-chicago-il-usa|archive-url=https://web.archive.org/web/20070317115120/http://www.emporis.com/en/wm/bu/?id=cbs2broadcastcenter-chicago-il-usa|url-status=usurped|archive-date=March 17, 2007|access-date=April 9, 2007|publisher=Emporis.com|title=CBS 2 Broadcast Center|year=2007}}</ref> After a series of previous failures on this project, this marks the first time redevelopment has gone past ground breaking to the construction phase.<ref name="PR073106" />

The first phase of construction (Phase II) had been contracted to be completed by March 2008.<ref name="CC">{{cite news|url=http://chicagobusiness.com/cgi-bin/news.pl?id=20944|work=Crain's Chicago Business|access-date=April 10, 2007|title=Block 37 deal on the ropes – again|publisher=Crain Communications, Inc.|author=Corfman, Thomas A.|date=June 12, 2006}}</ref> This would enable Morningstar, Inc. to move before its early 2009 lease expiration at its location on 225 W. Wacker Drive.<ref name="CC" /> However, financial troubles caused delays that necessitated Morningstar—who had intended to occupy over half of the building—seek lease proposals from other downtown office towers.<ref name="CC" /> Morningstar would have suffered holdover penalties and other damages if it were unable to move before its lease expires.<ref name="CC" /> Morningstar was hesitant to pursue other opportunities because their lease at 108 North State Street was at a below market price in the low $20s/square foot.<ref name="CC" />

On June 11, 2008, the CTA board was scheduled to hear the city's plan of a three-phase bailout of the construction of the [[rapid transit]] station under the Block 37 mall. The plan included $20&nbsp;million in additional [[tax increment financing]]. This comes on top of an extra $60–70&nbsp;million in excess of its budgeted amount that the CTA had been forced to expend. The building developer, Joseph Freed & Associates, has agreed to accept $19&nbsp;million of cost overruns. This round of assistance only covers costs that have been incurred to date. No further funds have been committed and the station's development is being halted until such funds arise. The original budget was $213&nbsp;million ($173&nbsp;million from CTA) and the costs-to-date had been $320&nbsp;million.  The costs had run $150&nbsp;million over budget at that time, and the city was seeking private investment.<ref name="B3bfC"/> Construction finally began on the third building, the hotel and residences in the end of 2009.<ref name="BP">{{Cite news|title=Block Party:After years of highs and lows – and plenty of wheeling and dealing – the first new building at Block 37 is sset to rise this month|periodical=Chicago Social|date=July 2008|page=68|last=Olvera|first=Jennifer}}</ref>

====You Are Beautiful====
During construction, 100 local artists created cutout woodblock letters to place on the temporary construction wall. They were posted on the wall adjacent to the temporary pedestrian walkway next to the construction site. The phrase "[[Matthew Hoffman (artist)#You Are Beautiful|You Are Beautiful]]" was spelled out in various languages.<ref>{{cite web|url=http://www.you-are-beautiful.com/15/15STATE/15State.htm|archive-url=https://web.archive.org/web/20120222164213/http://www.you-are-beautiful.com/15/15STATE/15State.htm|archive-date=February 22, 2012|title=State Street Pedestrian Walkway |access-date=July 10, 2009}}</ref>

=== Completion ===
[[Image:Block 37-1st floor.JPG|thumb|right|alt=an interior view of Block 37.|View from the Southwest, the 1st Floor of the building]]
In September 2008, the mixed-use 16-[[Storey|story]] building held its [[ribbon cutting ceremony]].<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=1234853867097438&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=CBS 2 rolls out the welcome mat|access-date=July 3, 2009|date=September 18, 2008|work=Chicago Sun-Times|author=Feder, Robert}}</ref><ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=12358A8594B6A0A8&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=First look at Block 37 building underwhelms|access-date=July 3, 2009|date=September 21, 2008|work=Chicago Tribune|author=Kamin, Blair}}</ref> The CBS studio includes a {{convert|30|by|19|ft|m}} outside video display.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=12246701E4781AF8&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Keeping an eye on WBBM-Ch. 2 broadcast screen|access-date=July 3, 2009|date=July 31, 2008|work=Chicago Tribune|author=Kamin, Blair}}</ref> Morningstar moved its global headquarters into the building.<ref>{{cite web|url=http://corporate.morningstar.com/US/asp/subject.aspx?xmlfile=135.xml|title=General Contacts|access-date=July 9, 2009|publisher=[[Morningstar, Inc.]]}}</ref> The structure also had the world's first luxury [[coworking]] space, with 100 individual workspaces for rent on the 15th floor in a space that includes a spa, [[pool hall]], recording studio, [[graphic design]] shop, audio-visual board room, [[Penthouse apartment|penthouse]] suites and concierge.<ref name="BP"/>

The shopping center includes [[Bebe stores|Bebe]], [[Coach Inc.|Coach]] and [[J.Crew]]. Lettuce Entertain You, who also operates the food court at [[Water Tower Place]], operates a cafe, food court and market. The top floor was to be occupied by [[Muvico Theaters]],<ref name="BP"/> who pulled out in 2009.<ref>{{cite news| url=http://articles.chicagotribune.com/2009-10-27/news/0910260492_1_court-filing-freed-transit | archive-url=https://web.archive.org/web/20120225202011/http://articles.chicagotribune.com/2009-10-27/news/0910260492_1_court-filing-freed-transit | url-status=dead | archive-date=February 25, 2012 | work=Chicago Tribune | title=Muvico Entertainment pulled out of Block 37 retail project in June, court filing shows | date=October 27, 2009| access-date=August 8, 2011 <!--Added by DASHBot-->}}</ref> The David Barton Gym, the first and largest tenant of the Block 37 project, also withdrew from the project.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=124AF9C4C6904470&svc_dat=InfoWeb:aggregated5&req_dat=AA98CDC331574F0ABEAFF732B33DC0B2|title=Block 37 loses big retail tenant|access-date=November 28, 2008|date=November 25, 2008|publisher=[[Newsbank]]|work=Chicago Tribune|author=Jones, Sandra M.}}</ref> The reason the gym opted out was the delayed opening of the mall, which is scheduled for fall 2009 opening rather than fall 2008 as scheduled.<ref name=DBdB3>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CRCH&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=124B826542EBC1C8&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=David Barton dumps Block 37 – Tony health club backs out of its lease, cites missed deadline|access-date=July 4, 2009|date=November 24, 2008|work=Crain's Chicago Business|last1=Baeb |first1=Eddie |first2=Thomas A. |last2=Corfman}}</ref> In March 2009, [[Apple Inc.]] also withdrew from its leasing agreement,<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=126FD554CD7F5E38&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=News in Brief|access-date=July 3, 2009|date=March 19, 2009|work=Chicago Sun-Times}}</ref> and less than a month later it signed an agreement to develop a new storefront in the [[Clybourn Corridor]] on property bounded by [[North Avenue (Chicago)|North Avenue]], [[Halsted Street]] and Clybourn Avenue.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CRCH&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=127A2B6FAD796B20&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Apple picks North & Clybourn – Retailer inks deal months after walking away from Block 37 |access-date=July 6, 2009|date=April 13, 2009|work=Crain's Chicago Business|author=Corfman, Thomas A.}}</ref> After Apple backed out of its lease, Lululemon backed out of its lease to be located next to Apple.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CTRB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=126FE1688E1E97F0&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Lululemon 2nd retailer to pull out of Block 37|access-date=July 6, 2009|date=March 17, 2009|work=Chicago Tribune|author=Jones, Sandra M.}}</ref> Other March 2009 tenant signings included Chicago's haberdashery Bigsby & Kruthers, [[Sunglass Hut]], crystal jewelers [[Swarovski]], Starfruit Cafe, and Fast-casual eatery Tahini.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=1272CCD8E2149818&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Bigsby & Kruthers reborn at Block 37 – Defunct men's clothing store likes timing, location|access-date=July 6, 2009|date=March 26, 2009|work=Chicago Sun-Times|author=Guy, Sandra }}</ref> Also, in the face of declining advertising revenue, CBS sought to [[sublease]] part of its studio.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTB&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=126DEF4156160998&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Too much space for Ch. 2 – Station needs to cut costs, so it's trying to sublease some Block 37 space, including street-level studio |access-date=July 3, 2009|date=March 11, 2009|work=Chicago Sun-Times|author=Roeder, David}}</ref>

On November 20, 2009, the underground pedway connecting the Blue Line and the Red Line opened. The following day Steve Madden shoes, opened the first retail establishment in the structure.<ref>{{cite news|url=http://docs.newsbank.com/openurl?ctx_ver=z39.88-2004&rft_id=info:sid/iw.newsbank.com:NewsBank:CSTWE&rft_val_format=info:ofi/fmt:kev:mtx:ctx&rft_dat=12C264346B456098&svc_dat=InfoWeb:aggregated5&req_dat=0D0CB579A3BDA420|title=Abuse group hopes to enlist churchgoers|access-date=November 25, 2009|date=November 22, 2009|work=Chicago Sun-Times}}</ref> As of February 2012, the theatre, food court and gym had not opened and were no longer planned. The building remained only 26 percent occupied at that time due to hesitance by retailers to commit to leases while lender Bank of America and developer Joseph Freed battled in bankruptcy court.<ref name=CB3smgno/>

===Apartment building===
In 2014, CIM began moving forward with adding a rental residential tower atop Block 37. In March 2014, rumors began that an apartment building exceeding 500 units was being planned.<ref>{{cite web|url=http://www.chicagobusiness.com/article/20140308/ISSUE01/303089982/next-at-block-37-an-apartment-tower|title=Next at Block 37? An apartment tower|access-date=October 31, 2014|date=March 10, 2014|work=[[Crain's Chicago Business]]|author= Gallun, Alby}}</ref> On September 11, CIM issued a press release that it had obtained permits for a 34-story, 690-unit apartment tower, which ''[[Crain's Chicago Business]]'' described as "the biggest apartment tower the Loop has seen in decades".<ref>{{cite web|url=http://www.chicagobusiness.com/realestate/20140911/CRED03/140919968/block-37-to-get-loops-biggest-apartment-tower-in-decades|title=Block 37 to get Loop's biggest apartment tower in decades|access-date=October 31, 2014|date=September 11, 2014|work=[[Crain's Chicago Business]]|author=Maidenberg, Micah}}</ref> The official commencement of the glass-walled project was on October 29 with expected completion by Summer 2016 to include amenities such as outdoor pool and spa, plus a rooftop spa and fitness center. At the time the retail spaces were only 52 percent occupied. The apartment building construction eliminated the plans to build a hotel atop the structure.<ref>{{cite web|url=http://www.chicagotribune.com/business/ct-block-37-residences-1030-biz-20141029-story.html|title=Apartment tower rises atop Block 37|access-date=October 31, 2014|date=October 29, 2014|work=[[Chicago Tribune]]|author=Elejalde-Ruiz, Alexia}}</ref> The apartment building construction coincided with plans to bring an 11-screen [[AMC Theatres]] dine-in movie theater to the building.<ref>{{cite web|url=http://www.chicagotribune.com/business/breaking/chi-block-37-amc-theater-20141006-story.html|title=Dine-in movie theater coming to Block 37|access-date=October 31, 2014|date=October 6, 2014|work=[[Chicago Tribune]]|author=Elejalde-Ruiz, Alexia}}</ref> The 4th floor AMC theater opened its doors on December 17, 2015, as scheduled as the Loop's only major chain movie theatre.<ref>{{Cite web|title = Block 37 Movie Theater to Open Dec. 17, Will Be Only Big Cinema in The Loop|url = http://www.dnainfo.com/chicago/20151106/loop/block-37-movie-theater-open-dec-17-will-be-only-big-cinema-loop|website = DNAinfo Chicago|access-date = December 8, 2015|url-status = dead|archive-url = https://web.archive.org/web/20151208170422/http://www.dnainfo.com/chicago/20151106/loop/block-37-movie-theater-open-dec-17-will-be-only-big-cinema-loop|archive-date = December 8, 2015|df = mdy-all}}</ref><ref>{{Cite web|title =AMC Theatres sets opening date for upscale Loop outpost|url =http://www.bizjournals.com/chicago/news/2015/11/09/amc-theatres-sets-opening-date-for-upscale-loop.html|work=Chicago Business Journal|publisher=[[American City Business Journals]]|access-date = January 12, 2016|date=November 9, 2015}}</ref> The theatre is Chicago's first Dine-In Theatre in which patrons order food by the touch of a button from their seats.<ref>{{cite web|url=http://www.nwitimes.com/entertainment/amc-opens-new-dine-in-theatres-at-block/article_238f1291-407b-5b92-a962-c233e7bd3103.html|title=AMC opens new Dine-In Theatres at Block 37|access-date=January 12, 2016|date=January 7, 2016|work=[[The Times of Northwest Indiana]]|author=Valadez, Eloise Marie}}</ref>

On June 1, 2016, the 38-story, 690-unit Marquee at Block 37 opened at 25 West Randolph St.,<ref>{{cite web|url=http://www.chicagotribune.com/business/ct-macys-block-37-model-apartment-0412-biz-20160411-story.html|title=Macy's, Block 37 apartment tower collaborate on model units|access-date=September 14, 2017|date=April 11, 2017|work=[[Chicago Tribune]]|author=Zumbach, Lauren}}</ref><ref name="LaTrace 2016" /> marking the conclusion of construction at Block 37.<ref>{{cite web|url=http://www.chicagobusiness.com/realestate/20160322/CRED03/160319820/block-37-finished-really|title=Block 37 finished? Really?|access-date=September 14, 2017|date=March 22, 2016|work=[[Crain's Chicago Business]]|author=Davis, Katherine}}</ref> CIM and its partner in the project, Canadian firm [[Morguard]], attempted to put the building for sale in 2017 at $414&nbsp;million. After no one offered to buy 25 West Randolph St., the companies refinanced the building in late 2017 with a $225&nbsp;million [[mortgage]], of which $110&nbsp;million was used to repay a $110&nbsp;million loan that funded construction.<ref>{{cite web|date=January 26, 2018|title=Apartment tower owners refinance in soft sales market|url=https://www.chicagobusiness.com/article/20180126/ISSUE01/180129907/apartment-tower-owners-refinance-in-soft-sales-market|access-date=June 26, 2020|website=Crain's Chicago Business}}</ref> The developers then placed the building for sale again in 2019 at a cost of $300&nbsp;million.<ref name="amtherealdeal-com 2019">{{cite news|author=<!--staff byline; no author given-->|date=November 7, 2019|title=Morguard buys out CIM's stake in massive luxury Loop apartment complex|url=https://therealdeal.com/chicago/2019/11/07/morguard-buys-out-cims-stake-in-massive-luxury-loop-apartment-complex/|access-date=June 26, 2020|website=The Real Deal Chicago}}</ref> Morguard bought out CIM's stake in November 2019.<ref name="Crain's Chicago Business 2019">{{cite web|date=June 26, 2019|title=CIM Group venture hires Eastdil Secured to sell Marquee at Block 37 apartments in Loop|url=https://www.chicagobusiness.com/commercial-real-estate/developers-seek-second-payout-big-loop-apartment-sale|access-date=June 26, 2020|website=Crain's Chicago Business}}</ref> [[Northwestern Mutual]] provided the $165&nbsp;million loan for Morguard to buy out CIM's stake.<ref>{{cite web|first=Jacqueline |last=Flynn|date=February 5, 2020|title=Northwestern Mutual revealed as lender of massive Loop resi tower buyout|url=https://therealdeal.com/chicago/2020/02/05/northwestern-mutual-revealed-as-lender-of-massive-loop-resi-tower-buyout/|access-date=June 26, 2020|website=The Real Deal Chicago}}</ref>

== Gallery ==
<gallery mode="packed">
20070825 108 North State Street.JPG|Viewed from the southeast corner (Washington & State) August 25, 2007
20070412 108 North State Street (1).JPG|Viewed from the northwest corner (Dearborn & Randolph) April 12, 2007
20070412 108 North State Street (3).JPG|Viewed from the southeast corner (Washington & State) April 12, 2007
20070131 108 North State Street.JPG|January 31, 2007
</gallery>

== Notes ==
{{reflist}}

== References ==
* {{cite book |last=Miller |first=Ross |year=1996 |location=New York |publisher=Knopf |title=Here's the Deal}}

== External links ==
* [https://web.archive.org/web/20080725174455/http://hometown.aol.com/citypan/indexblock371.html Pictorial block 37 information]

{{Future Chicago Skyscrapers}}
{{Chicagomalls |state=autocollapse}}
{{Shopping malls in Illinois}}

[[Category:Buildings and structures under construction in the United States]]
[[Category:Buildings and structures in Chicago]]
[[Category:Chicago Transit Authority]]
[[Category:Shopping malls in Chicago]]
[[Category:Residential condominiums in Chicago]]
[[Category:Skyscraper office buildings in Chicago]]
[[Category:CBS television studios]]
[[Category:Food halls]]
[[Category:Proposed skyscrapers in the United States]]
[[Category:Richard M. Daley]]