Posts tagged with "Malls":
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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Dystopia or dream? Dubai wants to build a domed “mall of the world” as Earth’s first climate-controlled city
- The largest indoor family theme park in the world
- Wellness district catering to medical tourists in a 3-million-square-foot area
- Cultural district comprising theatres built around New York’s Broadway, The Celebration Walk, similar to the Ramblas Street in Barcelona and shopping streets based on London’s Oxford Street
- Dubai’s largest celebration centre accommodating 15,000 revellers