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 206 of 270

RENOVATIONS 202 • SHOPPING CENTER BUSINESS • May 2018 planning and design criteria. This one-of- a-kind, 9,000-square-foot, two-story store contains a hospitality area, which includes a lounge and bar zone in addition to a new product testing area. The exterior of the existing building was completely transformed by illuminated, metal-facet- ed panels, with integrated LED lights in the T-Mobile branded magenta. A large LED screen caps the building's façade to further solidify the brand's presence on The Strip. The success of the redesign efforts for Showcase Mall has led to an expansion project on the site, where Smith & Wol- lensky was previously located. This new building will total 150,000 square feet of retail and restaurant space and will include a roof terrace with exposure to Las Vegas Boulevard. The architecture and façade will have integrated structur- al and curtain wall systems to allow for future signage and also visual presence along The Strip. The site is complex, with limited access and significant below grade tenant space. Therefore, it will require a longer construction schedule in addition to a lengthier zoning and permitting cycle. This is a typical issue with new-build proj- ects, particularly those in dense or urban areas. The benefit is that the building will now be more adaptable in order to attract a wide variety of tenants — from large de- partment stores to multi-level restaurant and lounge venues, within one building. The Showcase Mall ownership team understands tenant redesigns will always be a part of the retail cycle. In response, the space's built-in flexibility should make any future redesign projects easier to ac- complish. There are several planning and design efficiencies that will benefit the new-build project in this way, includ- ing standard column grid dimension as well as flexible slab and metal deck sys- tems that allow for the opening between floors to be more adaptive and require less additional structural pieces. For the new Showcase Mall building, Nadel used expressed structural steel beams in the façade to help organize and incorporate various tenants' unique signage in terms of structural connections. When considered side-by-side, there are clear merits as well as complexities to every one of the three R's of renova- tion. While the age-old, new construction versus renovation decision will always be one based on many different variables and dependent on a variety of market condi- tions, the availability of sites and speed to market tend to dictate the final outcome. Of course, bringing on the right design team with proven experience early in the process can have an equally significant impact on the success of a renovation project, no matter which path it takes — refresh, reposition or redesign. SCB Greg Lyon is an owner, principal and design director at Nadel Architects. Andrew Simmons is the hospitality studio director at Nadel Architects, engaging a variety of retail and hos- pitality projects across the country.

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