A couple of notable projects we have been working on include:

* SouthBay Pavilion renovation—We recently unveiled the design for retailer expansion at SouthBay Pavilion, a 1.2-million-square-foot enclosed shopping center in Carson, CA, owned by Vintage Real Estate. The design includes Forever 21's new F21 RED brand, which inspired a modern and contemporary look for the entire renovation. The design is an example of creating a storefront that faces the community. KTGY provided brand-adaption services for the mall.

* Shops at LakePointe—We have designed an open-air town center, with a northwest Tuscan European feel, with a design and amenities that respond to the community's outdoor lifestyle, cultural aspirations and sensitivity to the environment. The outdoor shopping village features upscale, contemporary shops, meandering walkways, individualized texturing of storefronts, awnings and signage. It includes apartments, condos, more than 1 million square feet of retail, hotel and office uses in Covington, WA (about a half hour from Seattle). The shopping center is expected to draw shoppers from 50 miles away.

GlobeSt.com: Have you noticed any over-arching changes in the design of retail and mixed-use projects over the past five years?

Perkowitz: Yes. We are seeing an increased emphasis on landscaping and lighting to visually enhance the built environment. We are seeing more clean lines, contemporary architecture. There is also a greater emphasis on providing places for socializing and community activities to connect people and neighbors. Designing social activity areas is imperative in almost all projects, small and large, as is building to the human scale and creating a more pedestrian-friendly experience with the addition of a walkable “main street” plus seating. Furthermore, visibility and building identity and signage are critical now more than ever. With so many shopping choices online (and competing shopping centers), the vibrant design and merchandising of the center needs to be enticing enough to motivate shoppers to leave their home and comfortable couches.

Another point to add is that in the past, the department store or large big boxes served as the major draw. In today's market with the department stores or big boxes closing or reducing their footprint, a collection of restaurants and lifestyle retailers and the “experience” that the shopping center provides has become what attracts shoppers.

GlobeSt.com: How does design and the designer-client relationship differ now versus 10 years ago?

Perkowitz: With the high costs of land and construction, we are working more closely with our clients to minimize cost and maximize value. Also, since cities are more accepting of high-density mixed-use projects, we are providing our retail clients with the residential expertise necessary to complete a mixed-use project. For example, we would provide several schemes that show different options for a redevelopment: one that divides a big box to make room for two or more new tenants and another that shows a revitalization into a walkable destination and/or with the addition of a residential component. Owners can then visualize and assess what will suit their business plan and take them into the future. More often, retail is just one component of a viable development.
When we design mixed-use developments, we bring together our studio leaders that specialize in retail, urban planning, and high-density residential. A true mixed-use project, done right, is a complex property type that requires a team approach to create a forward-looking development of enduring value. Owners need to consider zoning, building codes, visibility, fire and vehicular access, utility service, trash and recycling programs and parking requirements.
GlobeSt.com: What are the biggest challenges for retail design today?

Perkowitz: Certainly, one of the biggest challenge for developers and retailers today is rising costs in a very competitive market. This creates a challenge for all parties involved—architects, general contractors, engineers, etc., as well as developers, owners and retailers. It makes it difficult for a shopping-center owner to make upgrades and enhancements that are economically feasible. Also, many cities are getting tougher and more demanding, particularly when planning a large renovation project. They may make demands that can take the project beyond what is financially viable. Also, there is a still a concern among retailers about the viability of retail in some markets where concerns of overbuilding exist.
GlobeSt.com: What is motivating your developer/owner clients to start development or redevelopment projects? What are they asking of these new or re-envisioned projects?

Perkowitz: Many of the big-box retailers are struggling to compete and want to downsize or have already announced their closing, which has created opportunities for shopping-center and mall owners. As we spoke about last May, today, with the emphasis on maximizing space due to the high cost of land and the lack of development opportunities, owners are examining the option of pushing out beyond the walls of the enclosed mall to create a multi-use environment that might include residential, hotel, shopping, dining and/or office uses, much like what is found along the vibrant streets of the greatest downtown districts around the country. They want to transform their tired and partially vacant enclosed mall or big-box space into a vibrant, 24/7 mixed-use activity center. And, it is not just the larger regional malls and community centers that are looking to reposition themselves; it is also smaller, neighborhood centers, too.

GlobeSt.com: What features or elements are clients asking you to create in design for retail environments?

Perkowitz: Reusing vacant or under-used space—Whether it is reconfiguring a vacant big box, or moving tenants to make room for a single, large tenant or building on top of a former parking lot, transforming a retail center creates new possibilities to add new tenants and uses. Destination restaurants can become the anchors, drawing on-site residents and nearby employees, as well as visitors from the surrounding communities.
Creating densification with a diversity of uses—This provides the community with a morning-to-evening, live-work-shop-dine environment. A walkable, city-style district harkens back to the town center, builds a sense of place and creates a memorable destination that appeals across generations and demographics to become the heart of the community.

Turning the malls outward—We are not just enlivening the interiors; we are also opening up the buildings to the street and community. Retailers now have entrances from the street as well as the interior. Design includes places for social gatherings and activities to foster a feeling of community and connection.

Creating walkability—This is crucial to developing a sense of place. Adding a main street with sidewalks through a portion of the project helps create a more urban environment and encourages pedestrian flow. Pedestrian walkways not only help link the existing shopping center with the new buildings, but also enhances the pedestrian experience.

Enhancing circulation, visibility, identity and signage—These elements are vital to a shopping center's success. Shoppers must be able to move easily from one retailer to the other and back to their cars and depart the center with ease. Visibility, identity and signage for the development can be achieved with the careful design and selection of a name, wayfinding, amenities, public art, landscaping and public spaces, as well as the quality of the architecture of the buildings.

Providing cutting-edge, creative design—These will differentiate the shopping center from others. How will one shopping center stand out in the marketplace and attract shoppers if it looks like all the others?

IRVINE, CA—An increased emphasis on landscaping and lighting to visually enhance the built environment, more clean lines and contemporary architecture are emerging in retail and mixed-use projects, Simon Perkowitz, a principal in KTGY Architecture + Planning's retail studio, tells GlobeSt.com. Perkowitz will participate as a roundtable facilitator at the International Council of Shopping Centers' CenterBuild Conference held this week in Phoenix, presenting “Anchor's Away—Design Solutions for the Disappearing Big Box Tenant,” on Dec. 1.

We caught up with Perkowitz for an exclusive chat about the retail-oriented projects he is currently working on and recent changes in the design of retail and mixed-use projects.

GlobeSt.com: What types of retail-oriented projects are you working on?

Perkowitz: KTGY is currently working on a wide range of retail projects, from single use to multi-use, including the design of a large ground-up retail development in the state of Washington (that includes more than 1 million square feet of retail with residential, office and hotel uses). Other retail projects include direct tenant work, grocery-anchored shopping centers and lifestyle centers. KTGY is also working on many renovation and repositioning projects including large regional malls, strip centers and stand-alone stores.
We are working with some of the leading mall and regional-shopping-center owners and residential developers who are exploring mixed-use development options—from vertically mixed, dense urban infill developments to horizontally mixed suburban villages.

A couple of notable projects we have been working on include:

* SouthBay Pavilion renovation—We recently unveiled the design for retailer expansion at SouthBay Pavilion, a 1.2-million-square-foot enclosed shopping center in Carson, CA, owned by Vintage Real Estate. The design includes Forever 21's new F21 RED brand, which inspired a modern and contemporary look for the entire renovation. The design is an example of creating a storefront that faces the community. KTGY provided brand-adaption services for the mall.

* Shops at LakePointe—We have designed an open-air town center, with a northwest Tuscan European feel, with a design and amenities that respond to the community's outdoor lifestyle, cultural aspirations and sensitivity to the environment. The outdoor shopping village features upscale, contemporary shops, meandering walkways, individualized texturing of storefronts, awnings and signage. It includes apartments, condos, more than 1 million square feet of retail, hotel and office uses in Covington, WA (about a half hour from Seattle). The shopping center is expected to draw shoppers from 50 miles away.

GlobeSt.com: Have you noticed any over-arching changes in the design of retail and mixed-use projects over the past five years?

Perkowitz: Yes. We are seeing an increased emphasis on landscaping and lighting to visually enhance the built environment. We are seeing more clean lines, contemporary architecture. There is also a greater emphasis on providing places for socializing and community activities to connect people and neighbors. Designing social activity areas is imperative in almost all projects, small and large, as is building to the human scale and creating a more pedestrian-friendly experience with the addition of a walkable “main street” plus seating. Furthermore, visibility and building identity and signage are critical now more than ever. With so many shopping choices online (and competing shopping centers), the vibrant design and merchandising of the center needs to be enticing enough to motivate shoppers to leave their home and comfortable couches.

Another point to add is that in the past, the department store or large big boxes served as the major draw. In today's market with the department stores or big boxes closing or reducing their footprint, a collection of restaurants and lifestyle retailers and the “experience” that the shopping center provides has become what attracts shoppers.

GlobeSt.com: How does design and the designer-client relationship differ now versus 10 years ago?

Perkowitz: With the high costs of land and construction, we are working more closely with our clients to minimize cost and maximize value. Also, since cities are more accepting of high-density mixed-use projects, we are providing our retail clients with the residential expertise necessary to complete a mixed-use project. For example, we would provide several schemes that show different options for a redevelopment: one that divides a big box to make room for two or more new tenants and another that shows a revitalization into a walkable destination and/or with the addition of a residential component. Owners can then visualize and assess what will suit their business plan and take them into the future. More often, retail is just one component of a viable development.
When we design mixed-use developments, we bring together our studio leaders that specialize in retail, urban planning, and high-density residential. A true mixed-use project, done right, is a complex property type that requires a team approach to create a forward-looking development of enduring value. Owners need to consider zoning, building codes, visibility, fire and vehicular access, utility service, trash and recycling programs and parking requirements.
GlobeSt.com: What are the biggest challenges for retail design today?

Perkowitz: Certainly, one of the biggest challenge for developers and retailers today is rising costs in a very competitive market. This creates a challenge for all parties involved—architects, general contractors, engineers, etc., as well as developers, owners and retailers. It makes it difficult for a shopping-center owner to make upgrades and enhancements that are economically feasible. Also, many cities are getting tougher and more demanding, particularly when planning a large renovation project. They may make demands that can take the project beyond what is financially viable. Also, there is a still a concern among retailers about the viability of retail in some markets where concerns of overbuilding exist.
GlobeSt.com: What is motivating your developer/owner clients to start development or redevelopment projects? What are they asking of these new or re-envisioned projects?

Perkowitz: Many of the big-box retailers are struggling to compete and want to downsize or have already announced their closing, which has created opportunities for shopping-center and mall owners. As we spoke about last May, today, with the emphasis on maximizing space due to the high cost of land and the lack of development opportunities, owners are examining the option of pushing out beyond the walls of the enclosed mall to create a multi-use environment that might include residential, hotel, shopping, dining and/or office uses, much like what is found along the vibrant streets of the greatest downtown districts around the country. They want to transform their tired and partially vacant enclosed mall or big-box space into a vibrant, 24/7 mixed-use activity center. And, it is not just the larger regional malls and community centers that are looking to reposition themselves; it is also smaller, neighborhood centers, too.

GlobeSt.com: What features or elements are clients asking you to create in design for retail environments?

Perkowitz: Reusing vacant or under-used space—Whether it is reconfiguring a vacant big box, or moving tenants to make room for a single, large tenant or building on top of a former parking lot, transforming a retail center creates new possibilities to add new tenants and uses. Destination restaurants can become the anchors, drawing on-site residents and nearby employees, as well as visitors from the surrounding communities.
Creating densification with a diversity of uses—This provides the community with a morning-to-evening, live-work-shop-dine environment. A walkable, city-style district harkens back to the town center, builds a sense of place and creates a memorable destination that appeals across generations and demographics to become the heart of the community.

Turning the malls outward—We are not just enlivening the interiors; we are also opening up the buildings to the street and community. Retailers now have entrances from the street as well as the interior. Design includes places for social gatherings and activities to foster a feeling of community and connection.

Creating walkability—This is crucial to developing a sense of place. Adding a main street with sidewalks through a portion of the project helps create a more urban environment and encourages pedestrian flow. Pedestrian walkways not only help link the existing shopping center with the new buildings, but also enhances the pedestrian experience.

Enhancing circulation, visibility, identity and signage—These elements are vital to a shopping center's success. Shoppers must be able to move easily from one retailer to the other and back to their cars and depart the center with ease. Visibility, identity and signage for the development can be achieved with the careful design and selection of a name, wayfinding, amenities, public art, landscaping and public spaces, as well as the quality of the architecture of the buildings.

Providing cutting-edge, creative design—These will differentiate the shopping center from others. How will one shopping center stand out in the marketplace and attract shoppers if it looks like all the others?