COVER STORY, MAY 2006

SHAPING SHOPS
Design experts discuss the latest motifs and materials that are going into today’s western retail developments.
compiled by Brian A. Lee

The renovation and lifestyle/ entertainment expansion of Sierra Vista Mall in Clovis, California, is being designed by MCG Architecture. Phase I of the project will be completed in December 2006.

WREB: What retail architectural design trends are currently spreading throughout the West?

Ruth: Quality environments will always be successful. Combining various uses, such as entertainment and residential with retail, creates a more complete experience and, at a larger scale, establishes a true neighborhood [environment]. People enjoy places where their senses are stimulated. Project teams are giving greater attention to landscaping, water features and lighting in common areas.

Gill: There’s design “with an edge” to blend with the urban revitalization of western cities. This trend continues into our suburban communities.

Perich: We’re seeing a demand for a cleaner, more modern architectural design approach as opposed to designs that are a given “style.” There is a desire for more pedestrian-oriented environments and more density. There is also more attention to addressing the entire sensory experience of the consumer, inviting people to linger as opposed to the old approach of letting them drive right up to the front door, zip in and zip out. We’re also seeing more transit-oriented development (TOD) and retail as part of larger mixed-use developments.

WREB: What about design materials?

Ruth: Better faux materials are available, and natural materials are being used in a different way. The palette of materials and colors used for one project has expanded from one to three in the past to a multitude today. In response to the rising cost of building materials, designers need to be selective when using natural materials for a project. The use of a variety of materials warms up a design and breaks up the sterile feeling of a stucco façade. Focusing the use of these materials in high-impact portions of the design gives the desired effect while saving on unnecessary expenses.

Gill: We’re seeing new design materials such as metals, glass, exposed framing and structural details.

Perich: There’s more use of natural materials, including stone. Color schemes are more regional and in context. Elegance is back in.

WREB: Are you seeing different design preferences per project location — e.g., urban infill versus suburban green field?

Ruth: Yes. Urban infill projects have a tendency to be more dense because of the need to maximize land use based on the cost of the parcel. Adaptive reuse and historic preservation of the property is not uncommon for infill projects. These properties often require alternative parking solutions and include a variety of unknowns with regard to the building and the site, as well as greater community involvement. Project team members should be familiar with the community and understand the complications associated with infill projects.

While not as dense as their urban counterpart, suburban projects are increasing in density and incorporating multiple uses as well. People like the idea of walking or riding their bike from their home to a neighborhood center or retail-entertainment hub. In existing suburban communities, a number of projects are redevelopments of abandoned or under-performing suburban centers.

Gill: Cities have specific design guidelines that we must adhere to. The challenge is to create quality design within these specifications.

Perich: Definitely more in urban infill projects. Even in suburban locations there is a desire to create more pedestrian-friendly retail, with shade, decorative paving, seating, etc.

WREB: How are increased construction costs affecting your design business? Have any new logistical challenges arisen of late?

Ruth: More developers are focusing on assembling the project team at the beginning of the project. Key members include the architect, general contractor and estimator. The project team as a whole is placing a greater emphasis on progressive approvals, reviewing the original cost at multiple phases of the project and not waiting to go bid during design.

Gill: Clients seem to have adjusted to rising costs. However, we do keep costs in mind as we work through the design process.

Perich: Construction cost escalation is a major challenge these days. We have adjusted by advising owners early in the process to budget accordingly, with contingencies, and are recommending that contractors get involved very early to prepare and monitor cost estimates. We are also fast-tracking almost all commercial projects with early release drawing packages for earthwork, foundations, structural steel, etc. so as to allow the purchase of various parts of the construction at the earliest possible dates. In some cases owners are pre-purchasing large, high-dollar equipment items, which require earlier design decisions.

WREB: Can you name any trends that have diminished during the past few years?

Ruth: Enclosed malls and traditional power centers are becoming less prevalent. The preference is for the hybrid concept, which brings together large and medium-format tenants with neighborhood, restaurant and entertainment uses. The number of green-field sites has decreased, and the need for redevelopment has increased. As urban industrial users relocate to more affordable land, creative design solutions are transforming vacant industrial properties into mixed-use, residential and office space.

Gill: The strip center [design] mentality, where you pull up and shop, has diminished. Today retail is designed to extend your stay through various activities.

Perich: We’ve seen a trend away from the big parking lot in front of the freestanding store. This has led to the more pedestrian-oriented developments and TOD projects. 

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