The adobe-style landmark, Papago Plaza, was built in 1962 and originally named Frontier Town Plaza. In an attempt to stay true to regional architectural heritage, the plaza changed its name while simultaneously undergoing a Pueblo-revival style renovation in 1988. The term, Papago, is now an obsolete name given to the indigenous Tohono O’odham people by Spanish colonizers—it has since been rejected by the tribe. The redevelopment will keep the name in remembrance of the original strip. “Keeping the name was important to tell the legacy of the project. You gotta respect that. It’s been here for 60 years,” said Mashburn. The $100 million redevelopment will consist of a 118-room Marriott hotel, more than 270 apartments developed by Alliance Residential, restaurants, retail, and an Aldi grocery store. It would be a stretch to call it adaptive reuse, though some have, but the developers plan to repurpose a few of the strip’s elements such as the kachina on the sign and the original wood beams. The new center will also feature murals, gathering areas for events, and a park with a water feature. Construction of the first phase retail center is expected to be completed in the fall of 2020. The hotel, apartments, and grocery store will follow. Aesthetically, the redesign couldn’t be any different from the original mall, as the ethos of the American roadside establishment has faded—exchanging parking lots for 120,000 square foot garages, novelty gift shops for accessible green space, and suburbs for multi-level apartment buildings. And while it is certainly emblematic of good ole’ Americana, some residents could care less about the strip's demise. Local journalist Peter Corbett tweeted, “Good riddance to Papago Plaza. It's a stretch to call it iconic... the architecture was a mashup of Flintstone's Bedrock City and faux Pueblo style." But as Didion said, when it comes to the retail experience, frontiers will continue to be reinvented, sometimes at the expense of history and sometimes at the expense of pure nostalgia. See below for a video tour of the historic Papago Plaza before demolition:
Down it goes. pic.twitter.com/4enkMmOUEQ— Josh Frigerio, ABC15 (@JoshFrigerio) December 5, 2019
Posts tagged with "Malls":
In an effort to make the Gwinnett Place Mall truly feel like a time warp set specifically for the horror sci-fi series, the production team not only recreated the facades of iconic retail spaces with all period-appropriate signage and window displays, but in some cases, the entire stores themselves were redone. From Orange Julius to the Gap, Radio Shack, and JC Penny, the brief moments these places popped up on screen helped paint an authentic picture of 1980s consumerism. One of the most-filmed spots within Starcourt Mall was Scoops Ahoy, the made-up ice cream shop where Steven Harrington works. Trujillo called that project, which was built entirely from scratch, “our special little baby.” Spoilers ahead: In that ice cream shop is where Steve, Dustin, and newcomer Robin decode secrete Russian messages that lead them to discover there’s a world-ending operation taking place beneath their feet—the portal to the Upside Down is being reopened. That importance to the overarching plot helps explain why so much attention was paid to the layout of the mall. Apart from a scrapbook found on location with old images of the Gwinnett Place Mall from its heyday, the inspiration for the build-out came from the memories of staffers on the production and decoration teams. Most people on the team's leadership grew up in the 80s and 90s and made decisions for Starcourt based on what they remember it felt like to be in those spaces as a kid. “There is a homogeneity to the architecture of malls,” Trujillo told the L.A. Times. “They’re all calibrated to be similar spaces. We had to be somewhat specific about the regionality, but I definitely brought a lot of my childhood and teenage memories of hanging out and working in malls.” Though the set is closed to the public and is already being dismantled, according to one reporter who chronicled his visit for the Atlanta Journal-Constitution (AJC), that hasn’t stopped fans from trying to take photos of the interior through fences. As a focal point of “Stranger Things 3,” Gwinnett Place Mall will forever live on in memories of fans forever, despite its soon-to-be demolition. The AJC reported in February that a sports stadium developer plans to build a mixed-use complex with a 20,000-seat cricket arena on the site.
This is amazing—Stranger Things 3's Starcourt Mall wasn't a sound stage. It was all built inside an actual dying mall in Georgia. And the set designers made more than simple storefronts—they made FULL INTERIORS, even for stores that were never seen on-screen… pic.twitter.com/v5RahFLPeR— Andy Baio (@waxpancake) July 11, 2019
This article appears in The Architect’s Newspaper’s April 2017 issue, which takes a deep dive into Florida to coincide with the upcoming AIA Conference on Architecture in Orlando (April 27 to 29). We’re publishing the issue online as the Conference approaches—click here to see the latest articles to be uploaded.
When Victor Gruen designed the first contemporary American malls in the mid-1950s, he changed the changed the way Americans shopped. Much to his chagrin, however, what malls would become over the next 50 years would be far from the civic social suburban spaces that he had envisioned. He would eventually distance himself from the typology.
Today, malls, as a typology, are going through major change. Whether due to a changing economy or a changing customer base, malls—as 1990s mall rats knew them—are disappearing. Instead, new configurations and old ideas are shaping the way people are shopping, and if there is one place to look at this change, it’s Florida.
Florida has weathered the last decade relatively well. Buoyed by its massive tourist industry and the ever-replenished retiring baby boomer population, malls across the state still draw crowds. Even so, these palaces of consumerism are not impervious to the changing tastes of the country. As national retailers such as Macy’s and J.C. Penney fall on hard times, the anchor stores have become literal anchors—dragging.
Although new “traditional” malls are rarely being built, shopping centers are still popping up, or being reformatted. Perhaps ironically, one of the most popular mall replacements are retail streets. Many of these have been commercial centers for decades, but so many of them declined as malls gained in popularity. Across Southern Florida, the towns and suburbs surrounding Miami have rushed to remodel and reinvigorate their “urban” shopping streets.
The next of these to be realized will be Coral Gables’ Miracle Mile. The half-mile main east-west drag through town, Coral Way, has been home to numerous mom-and-pop stores, many of which have struggled to survive. The urban design, by New York firms Cooper Robertson and Local Office Landscape Architecture, aims to replace the narrow sidewalks and copious angled street parking with a more pedestrian-friendly experience. Flexible plazas, outdoor dining spaces, enlarged planted areas, redesigned wayfinding graphics, and an improved lighting scheme will be used on and beyond the Miracle Mile. Stretching off on neighboring side streets and focusing on intersections, the plan will reframe the area as a full retail district. While the model for the project is a European shopping experience, overhead LED lighting and bright street pavers will be decidedly Florida, evoking the shapes and movement of raindrops and water ripples.
The Miracle Mile will be just one of the many revitalized shopping streets in the Miami area. It will join Palm Beach’s Sunset Drive and Worth Avenue, and Lincoln Road Mall in Miami Beach as alternatives to traditional malls. Yet while these more established venues are seeing new life, traditional malls are being completely rethought. New retailers and new customer expectations are being formalized as street-mall hybrids on a scale that has not been seen before.
The Miami Worldcenter will be a 27-acre mixed-use development in downtown Miami. At the heart of the $2 billion project is a “High Street retail promenade and plaza” which will include retail, dining, and entertainment along a pedestrian street. The project is so large—it will also contain 2,000 residential units and 1,700 hotel rooms—that it will connect the Central Business District and the Arts & Entertainment District, changing the way tourists and Miamians move through the downtown.
Boston-based Elkus Manfredi Architects is leading the master planning as well as designing three of the buildings for the project. The firm’s experience designing the extremely popular Grove and Downtown Disney projects in Southern California make it particularly suited for the project. Even so, the Worldcenter is on a much larger scale and addresses particularities of downtown Miami.
“Miami is evolving from a car-centric city to a pedestrian-oriented city,” Howard Elkus, founding principal of Elkus Manfredi said. “By focusing the energy of our project at the street level, we are able to create more vibrant streets and public spaces. Our dynamic open-space network now includes a system of parks, plazas, and car-free promenades anchored by a major urban plaza that will become the heart of Miami.”
In its original form, the Worldcenter resembled a more traditional mall, a three-level indoor shopping experience with large big-box anchors. Over the course of the design, the nature of retail had changed enough that the anchor-store model was rethought. The project quickly shifted to a more urban plan with separate blocks and pedestrian streets. Luckily for the development, a recent change in Miami’s zoning code made the project possible as an outdoor retail district. In particular, the Miami 21 zoning code, a new form based code that regulates building form standards, public space, and street standards. The code is guided by base tenets of the New Urbanism and Smart Growth movements. Both focus on pedestrian- and community-based design.
As customers demand more engaging shopping experiences with more complex programs, retail developers are not far behind with epic new shopping districts. From rehabilitated retail streets to newly built mixed-use districts, shoppers may soon be more likely to run into dapper flaneurs than escalator-riding mall rats.
Malls, those slumbering gray boxes marching across the American suburban landscape, are steadily going extinct. Back in 2014, the New Yorker published “Are Malls Over?” in which Rick Caruso, CEO of Caruso Affiliated, was quoted as saying, “Within 10 to 15 years, the typical U.S. mall, unless it is completely reinvented, will be a historical anachronism—a 60-year aberration that no longer meets the public’s needs, the retailers’ needs, or the community’s needs.” The article continues, “Caruso flashed grim photos of their facades. He lingered on a picture of a deserted food court; you could practically smell the stale grease. ‘Does this look like the future to you?’ he asked.”
Even just three years later, it is difficult to imagine the “traditional” mall having a place, even in the most quintessential American suburb, 10 years from now. But while clearly the malls of the 1970s through the ’90s are not the future, the great irony here is that Caruso specializes in developing malls—luxury outdoor malls, such as the Grove in Los Angeles and the Americana at Brand in Glendale, California. And indeed, just as quickly as those once-ubiquitous beige shopping centers are being torn down across the U.S., shinier, flashier moneymaking entities are popping up in their place. The Mall 2.0, it seems, is an artificial landscape sans Sbarro and JCPenny’s, with a plethora of vaguely European structures and simulated boutique experiences in their place. Already, it feels like it’s time to reflect on whether or not these new “shopping experiences” will fare any better than their forebears.
However, in Meriden, Connecticut, a town located halfway between New Haven and Hartford, city leaders took an alternate route: transforming a former mall into a resilient 14.4-acre park replete with pedestrian bridges, a 2,150-square-foot amphitheater, a remediated landscape with a flood-control pond, and even drivable turf to accommodate food trucks and farmers markets. More radically, there are future plans to reduce the downtown infrastructure: “The downtown will go back to two-way traffic, like it was in the ’50s,” said Vincent Della Rocca, project manager at La Rosa Construction, a local family-owned business that helped create Meriden Green.
The $14 million project was no simple feat, involving an extensive overhaul of a formerly blighted area that locals called “The Hub.” In the 1950s and ’60s, the city began developing the space to bolster economic development, and in 1971 the Meriden Mall was built on the site. In the process, the Harbor Brook—technically three different brooks—was obstructed by a maze of underground pipes. The mall closed and in 1992 and 1996 flooding caused by the blocked water streams caused $30 million in damages to the downtown area. The city took possession of the property in 2005, and it was deemed a brownfield site. A Hub Site Reuse Committee was formed and began making plans to transform the area, creating the Site Reuse Plan in 2007.
Years of approval processes and funding grants later, the City of Meriden’s design team, engineering firm Milone and MacBroom, and LaRosa Construction broke ground in November 2013. Due to it being a former brownfield site, there were many unforeseen obstacles, such as underground oil tanks that had to be removed. The brook was exposed and diverted, “the site was cleaned, foundations were crushed, and six inches of topsoil were placed,” explained Della Rocca; additional landscaping included adding drainage channels, pedestrian bridges, and concrete pathways.
Meriden Green opened in September 2016, with future plans to build a new train station and a mixed-use commercial and residential building nearby. It is a soothing green space that brings families and community events to mind. Hanover Pond and the brook that feeds into it offer charm and respite in addition to their crucial flood-control functions.
It’s an optimistic project and one that simply makes good sense—the idea that green spaces offer the type of future-proofing no amount of luxurious shopping can ensure. “Today, ladies and gentlemen, is more than just the opening of a park, it’s more than just a grand flood-control measure,” Mayor Kevin Scarpati said at the opening. “This is the start of a new downtown; this is the start of a new Meriden.” And, if others take note, the state of the new suburban mall, as well.
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