Shopping Center Business

MAY 2018

Shopping Center Business is the leading monthly business magazine for the retail real estate industry.

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Page 130 of 270

OAKBROOK CENTER PARK MEADOWS PERIMETER MALL BRIDGEWATER COMMONS NORTH POINT MALL NORTHBROOK COURT PERIMETER MALL STONEBRIAR CENTRE CHRISTIANA MALL OTAY RANCH TOWN CENTER CUMBERLAND MALL COLUMBIA MALL HULEN MALL KENWOOD TOWNE CENTRE PARK MEADOWS OAKBROOK CENTER THE WOODLANDS MALL TRANSFORMATION 126 • SHOPPING CENTER BUSINESS • May 2018 As mall sites are being transformed into mini-cities with less retail, more housing and valuable open space, the surrounding ring road's usefulness as a democratic cir- culation device is put to the test. We must ask questions like: • Is it appropriate to co-opt the histor- ical urban grid and overlay it onto a for- merly suburban mall property? • Should the ring road be embraced as a relic of another time, much in the formal way medieval fortresses removed and coopted the city walls to grow beyond their original purpose? • Can the resultant wedges of prop- erties created by contractual Reciprocal Easement Agreement (REA) require- ments be reasonably developed as mixed- use parcels that relate more closely to the existing mall than any invented city form? The reality remains that every site has its own personality with physical, economic and political constraints. Below are four basic potential approaches to this grow- ing challenge: mall-morphology redux, urban grid superposition, hybrid layouts and ring road integration. MALL MORPHOLOGY REDUX Ultimately, the scale of retail downsiz- ing on a given mall property will deter- mine its future morphology and adapt- ability. Adaptive reuse malls like Highland Mall in Austin, Texas, provide an option for completely repurposing the existing structure with none of the original retail. Highland Mall became the Austin Com- munity College Highland campus and immediately made use of the common areas and courtyards as student gather- ing spaces, communal zones and the AC- Celerator, the nation's largest computer learning laboratory. Further phases will create housing, more academic spaces and service-focused retail for students. Some malls have survived by introducing other typologies of retail. For example, SouthBay Pavilion, formerly Carson Mall, in Carson, California, has been undergo- ing a simultaneous expansion with IKEA, Target and Cinemark while downsizing the enclosed mall portion of the property. The mall was effectively cleaved in half to reduce the small shop gross leasable area and allow for more traditional power an- chors or stand-alone retailers. In the case of mixed-use redevelopment. The chal- lenge facing many municipalities to retail is the sales tax base of a regional center along with the dual need for workforce, housing and services. URBAN GRID SUPERPOSITION The traditional American city plan with its gridded streets in the city center surrounded by more picturesque and me- andering thoroughfares in the suburban realm has been a market-tested solution for commercial and residential develop- ment for centuries. New urbanists like Duany Plater Zyberk and Peter Calthorpe utilize these urban forms to create great places to live, shop, play and work in ready-made communities with walkable streets, pedestrian and bicycle connec- tions and a hierarchy of vehicular arterials. The challenge with superimposing a grid, whether it be the urbanistically delightful 200-square-foot Portland, Oregon blocks or the massive 660-feet-per-side Salt Lake City grid, is the arbitrary nature of that decision for most mall redevelopments. By taking a structured parking grid with a housing component such as the Tex- as-wrap, these parcels may be sized for economic utilization over urban interac- tion. A careful balance of walkable dis- tances, street-edge activation and devel- oper-friendly dimensions is paramount. HYBRID The allure of flatiron buildings and so- called European ad-hoc development is in direct conflict with the goal of divid- ing mall sites into digestible, reasonably scaled blocks. Similar to how Broadway Avenue in Manhattan and Peachtree Street in Atlanta follow historic trading routes or high ground, these broken-grid- ded plans present a picturesque pattern of intersections and building footprints. Downtown Westminster, built on the land from the former Westminster Mall in sub- urban Denver, creates a hybrid of sites for residential, mixed-use joint ventures and multi-phased development. Instead of ad- hering to an artificial grid, given its role as a regional mall before the surrounding areas' development, urban planners use open spaces and a hierarchy of street sec- tions to create more indirect vistas and less regularity. Similarly, the ground-up Legacy development in Plano, Texas cre- ates developable parcels with a staggered street grid to slow traffic, create intriguing intersections with buildings and heighten a sense of arrival and discovery along the routes. Both are a direct reaction to the inflexibility of the original mall site and its insular nature. These hybrids strive to break out of that mold through added density and/or more intensive uses. RING ROAD As an organizing principal for the re- gional shopping center, the ring road morphology presents an elegant and ef- ficient method for distributing parking and traffic evenly over a variety of site configurations. The ring road model represents roughly 70 percent of all tra- ditional shopping malls. As in the case of Phipps Plaza in Atlanta or Old Orchard in Skokie, Illinois, this vehicular circula- tion is both internal to the site and in- NORTHBROOK COURT STONEBRIAR CENTRE THE WOODLANDS MALL ALTAMONTE MALL MALL OF LOUISIANA OAKWOOD MALL FOUR SEASONS TOWN CENTRE PEACHTREE MALL SOUTHWEST PLAZA BAYBROOK MALL MEADOWS MALL COASTLAND CENTER EASTRIDGE MALL OXMOOR CENTER GRAND TETON MALL RIVER HILLS MALL ALDERWOOD MALL MALL OF ST. MATTHEWS BRASS HILL CENTER NESHAMINY MALL CORONADO CENTER OAKWOOD CENTER FLORENCE MALL PARK PLACE SOONER MALL AUGUSTA MALL DEERBOOK MALL GOVERNOR'S SQUARE PEMBROKE LAKES MALL RIDGEDALE CENTER STATEN ISLAND MALL APACHE MALL MARKET PLACE SHOPPING CENTER CAROLINA PLACE NORTH STAR MALL OGLETHORPE MALL PECANLAND MALL QUAIL SPRINGS MALL SPOKEANE VALLEY BEACHWOOD PLACE PARAMUS PARK PEMBROKE LAKES MALL RIVERTOWN CROSSINGS MONDAWMIN MALL COLUMBIANA CENTRE OAKVIEW MALL FASHION SHOW PARK CITY CENTER RIVERCHASE GALLERIA CLACKAMAS TOWN CENTER BOISE TOWNE SQUARE NATICK MALL CORAL RIDGE MALL FIRST COLONY MALL LYNNHAVEN MALL CORONADO CENTER PROVIDENCE PLACE PRINCE KUHIO PLAZA NORTH TOWN MALL GALLERIA AT TYLER MIZNER PARK NORTHRIDGE FASHION CENTER FASHION PLACE PEMBROKE LAKES MALL PLAZA FRONTENA SHOPS AT MERRICK PARK GLENDALE GALLERIA THE ISLAND EFFECT NON - ORTHOGONAL ACCESS DEAD - END AXIS OPPORTUNITY FOR CONNECTIONS THE HIGH STREET CONCEPT • Connect to existing retail frontage • Connect office park to Center • Reuse existing infrastructure under ring road • Utilize least used parking fields for development • Take advantage of Public Transportation • Cretae Retail/Mixed Use zone opposite Restaurant Row • Reuse existing infrastructure under ring road • Utilize least used parking fields for development • Connect to Waterfront with Residential • Complete Urban Edge • Link to Neighboring Property • Reuse existing infrastructure under ring road • Utilize least used parking fields for development • Take advantage of Public Transportation • Link to "Vistas" • Connect through mall to context • Reuse existing infrastructure under ring road • Utilize least used parking fields for development R I N G R O A D - H I G H S T R E E T Drawing board of a "ring road to high street" scenario. Centers are getting creative in how they approach redevelopment, and what they incorporate into projects as top regional malls evolve into community hubs.

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