Biltmore Quarter

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Design guidelines for an urban revitalization of the Camelback Colonnade Mall in Phoenix, Arizona.

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  • Situated on a 37.6 Acre tract, the development opened in 1961, as the 4 th Phoenix mall, built upon land leased by heirs of the Mars Candy Co., with 246,600 leasable Sq. Ft. In 1963, a two-level, 126,300 Sq. Ft. Rhodes Brothers was added to the development. This expansion brought the total leasable space up to 372,900 Sq. Ft.
  • Westcor acquired SEARS-RHODES CENTER in the mid-1970s and performed a large-scale renovation. The complex was fully-enclosed to form an indoor mall, a parking garage built on the west end, and a two-level anchor tenant “big box” added toward the southwest end. The lower level, encompassing 71,200 square feet, was leased to Marshalls; the upper level housed a 71,200 square foot Mervyns. The refurbished shopping center, re-christened COLONNADE MALL, was completed in 1976 and comprised 515,400 leasable square feet. In 1988, COLONNADE MALL became Phoenix's third "freeway friendly" shopping mall with the completion of the first segment of the Squaw Peak Parkway, renamed to Piestewa Freeway in 2003, which bisected the COLONNADE MALL site. Unfortunately, the new freeway access did not increase business at the, by then, ailing shopping venue. The owners toyed with the idea of reinventing the center as an enlarged, fully-enclosed mall, but settled on a plan to de-mall the complex in 1993. The vacant Sears, with its Auto Center torn down, was divided into a Best Buy, Old Navy, PetSmart and eight smaller retail spaces. Half of the interior mall was demolished, with the remaining section being re-tenanted by big box stores such as Bed, Bath and Beyond and Michaels. The enclosed Mervyn's wing, and the accompanying anchor store, were also retained, as was the Staples / Marshalls. A 1-level (59,800 square foot) Fry's supermarket was built to the southeast. The new, predominantly open-air complex, known as CAMELBACK COLONNADE, was completed in 1994. In the following year, Nordstrom Last Chance (a clearance store) moved from MARYVALE MALL into the basement-Ground Level space beneath Mervyns.
  • Today, the shopping venue comprises 624,100 leasable square feet. Its retail roster features fifty stores and services. The Mervyns space, vacated in early 2009, remains open and available for leasing.
  • Space included two common areas (one shown in 2 nd photo) for community events such as concerts.
  • Biltmore Quarter

    1. 1. BILTMORE QUARTER Sears + Roades Center Refresh
    2. 2. Team Members <ul><li>Peter Newton, Associate AIA </li></ul><ul><ul><li>Market Comparisons </li></ul></ul><ul><li>Eric Voise </li></ul><ul><ul><li>Adaptive Reuse Plan for the Mervyn’s </li></ul></ul><ul><li>Bruce Love </li></ul><ul><ul><li>Sustainability & Business Plan </li></ul></ul><ul><li>Peter Newton, Associate AIA </li></ul><ul><ul><li>Future Neighborhood Development </li></ul></ul>
    3. 3. Phoenix, Arizona
    4. 4. Phoenix, Arizona <ul><li>Pop: 4.2 mil </li></ul><ul><li>Density: 3,072/sq mi. </li></ul><ul><li>Area: 16,573 sq. mi. </li></ul><ul><li>Transit: 20 miles Light Rail </li></ul><ul><li>Education: 1 State University </li></ul><ul><li>Major Airport </li></ul><ul><li>3 Major Art Museums </li></ul>
    5. 5. Biltmore Fashion Square
    6. 6. Biltmore Fashion Square
    7. 7. Biltmore Fashion Square
    8. 8. Biltmore/Camelback
    9. 9. Biltmore/Camelback
    10. 10. Biltmore/Camelback
    11. 11. Biltmore/Camelback
    12. 12. Atlanta, Georgia
    13. 13. Atlanta, Georgia <ul><li>Pop: 5.8 mil </li></ul><ul><li>Density: 4,019.7/sq mi. </li></ul><ul><li>Area: 8,376 sq. mi. </li></ul><ul><li>Transit: 48 miles of Subway </li></ul><ul><li>2 State & 3 Private Universities </li></ul><ul><li>1 Major Art Museum </li></ul>
    14. 14. Buckhead
    15. 15. Buckhead
    16. 16. Buckhead
    17. 17. Buckhead
    18. 18. Buckhead
    19. 19. Buckhead
    20. 20. Houston, Texas
    21. 21. Houston, Texas <ul><li>Metro: 5.9 mil </li></ul><ul><li>Density: 3,897/sq mi. </li></ul><ul><li>Area: 10,062 sq mi </li></ul><ul><li>2 Major Airports </li></ul><ul><li>3 Major Art Museums </li></ul><ul><li>5 State & 3 Private Universities </li></ul>
    22. 22. River Oaks
    23. 23. River Oaks
    24. 24. River Oaks
    25. 25. River Oaks
    26. 26. Rice Village
    27. 27. Rice Village
    28. 28. Rice Village
    29. 29. Rice Village
    30. 30. Highland Village
    31. 31. Highland Village
    32. 32. Highland Village
    33. 33. Highland Village
    34. 34. Highland Village
    35. 35. Dallas, Texas
    36. 36. Dallas, Texas <ul><li>Metro: 6.8 mil </li></ul><ul><li>Density: 3,697/sq mi. </li></ul><ul><li>Metro: 9,286 sq. mi. </li></ul><ul><li>72 miles of Light Rail; 35 miles Commuter Rail; 3.6 streetcar </li></ul><ul><li>6 Art Museums </li></ul><ul><li>3 State & 3 Private Universities </li></ul>
    37. 37. Highland Park
    38. 38. Highland Park
    39. 39. Highland Park
    40. 40. Highland Park, Highland Park, Texas
    41. 41. Highland Park, Highland Park, Texas
    42. 42. Snyder Plaza
    43. 43. Snyder Plaza
    44. 44. Snyder Plaza
    45. 45. Snyder Plaza
    46. 46. Mockibird Station
    47. 47. Mockingbird Station
    48. 48. Mockingbird Station
    49. 49. Mockingbird Station
    50. 50. West Village
    51. 51. West Village
    52. 52. West Village
    53. 53. West Village
    54. 54. Denver, Colorado
    55. 55. Denver, Colorado <ul><li>Metro: 2.6 mil </li></ul><ul><li>Density: 3,905/sq mi. </li></ul><ul><li>Metro: 8,414 sq. mi. </li></ul><ul><li>1 Major Airport </li></ul><ul><li>2 Major Art Museums </li></ul><ul><li>2 State & 1 Private University </li></ul>
    56. 56. Cherry Creek
    57. 57. Cherry Creek
    58. 58. Cherry Creek
    59. 59. Belmar
    60. 60. Belmar
    61. 61. Belmar
    62. 62. Belmar
    63. 63. Camelback Colonade
    64. 64. THE CAMELBACK CO-OPS “ An Adaptive Re-use Plan for the Camelback Corridor ”
    65. 65. The Past: <ul><li>1960 ’ s – Sears & Roebuck at Sears-Rhodes Center </li></ul>
    66. 66. Sears-Rhodes Center
    67. 67. 1970 ’ s – 2009: Mervyns <ul><li>Westcor acquires center, several renovations follow, and name changed to Colonnade Mall </li></ul>
    68. 68. Colonade Mall
    69. 69. The Present: Recession, Bankruptcy, Blight <ul><li>Mervyns files for bankruptcy and shutters its stores in 2009, leaving a huge vacancy. </li></ul>
    70. 70. Camelback Colonade
    71. 71. Vacancy & Uncertainty
    72. 72. Potential & Hope, but what ’ s next?
    73. 73. The Future: A New Beginning <ul><li>A new business plan and a fresh start to inject needed life into an aging strip mall. </li></ul><ul><li>No more “ big box ” chain retail in the space. </li></ul><ul><li>A communal business environment, subdivided, but with a common sense of both place and purpose within the community. </li></ul><ul><li>A space for both established and “ start-up ” businesses to collaborate, share ideas, and grow together. </li></ul><ul><li>Leasable sub-spaces with an eclectic and diverse mix of shopping, dining, and services. </li></ul>
    74. 74. Examples of Similar Local Spaces: 1.) “ POOL Together ” – Mesa, AZ <ul><li>Unfortunately shuttered in February, 2011, but was never properly promoted and was sited at a poor location. Could be successful at Camelback Colonnade. Also a former Mervyns. </li></ul>
    75. 75. POOL Together (cont.)
    76. 76. POOL Together (cont.)
    77. 77. POOL Together (cont.)
    78. 78. 2.) “ In Co+Hoots ” – Phoenix, AZ <ul><li>A workspace for the creative class, comprised of local independent artists, designers, writers, photographers, etc. </li></ul><ul><li>Spaces leasable long-term, or for as little as one day. </li></ul>
    79. 79. In Co+Hoots (cont.)
    80. 80. In Co+Hoots (cont.)
    81. 81. 3.) “ Kitchen Sink Studios ” – Phoenix, AZ <ul><li>Another creative-class, cooperative workspace, much like “ In Co+Hoots ” , bringing together like-minded individuals and businesses in the spirit of shared ideas and collaboration. </li></ul>
    82. 82. Kitchen Sink Studios (cont.)
    83. 83. Kitchen Sink Studios (cont.) <ul><li>“ Kitchen Sink Studios ” photos courtesy of http://www.kitchensinkstudios.com and http://www.facebook.com/KitchenSinkStudios </li></ul>
    84. 84. Credits & Acknowledgments: <ul><li>Thank you to the following for information and permissions: </li></ul><ul><li>Pam Paes of “ POOL Together ” </li></ul><ul><li>Tony Felice of “ In Co+Hoots ” </li></ul><ul><li>Westcor </li></ul>
    85. 87. Kierland Commons
    86. 88. Kierland Commons
    87. 89. Kierland Commons
    88. 90. Kierland Commons
    89. 91. Kierland Commons
    90. 92. Scottsdale Quarter
    91. 93. Scottsdale Quarter
    92. 94. Scottsdale Quarter
    93. 95. Scottsdale Quarter
    94. 96. Scottsdale Quarter vs. City North
    95. 97. City North
    96. 98. City North
    97. 99. City North vs. DC Ranch
    98. 100. Market Street @ DC Ranch
    99. 101. Market Street @ DC Ranch
    100. 102. Market Street @ DC Ranch
    101. 103. Market Street vs. Portland Place
    102. 104. Portland Place
    103. 105. Portland Place
    104. 106. Portland Place
    105. 107. Portland Place
    106. 108. Portland Place
    107. 109. Portland Place
    108. 110. Portland Place
    109. 111. Portland Place
    110. 112. Commercial
    111. 113. Commercial
    112. 114. Commercial
    113. 115. Commercial
    114. 116. Commercial
    115. 117. Commercial
    116. 118. Commercial
    117. 119. Commercial
    118. 120. Commercial
    119. 121. Commercial
    120. 122. Commercial
    121. 123. Commercial
    122. 124. Commercial
    123. 125. Commercial
    124. 126. Commercial
    125. 127. Commercial
    126. 128. Commercial
    127. 129. Commercial
    128. 130. Parking
    129. 131. Parking
    130. 132. Parking
    131. 133. Parking
    132. 134. Housing
    133. 135. Housing
    134. 136. Housing
    135. 137. Housing
    136. 138. Housing
    137. 139. Housing
    138. 140. Housing
    139. 141. Housing
    140. 142. Housing
    141. 143. Housing
    142. 144. Streetscape
    143. 145. Streetscape
    144. 146. Streetscape
    145. 147. Streetscape
    146. 148. View Corridors
    147. 149. Signage
    148. 150. Streetscape
    149. 151. Streetscape
    150. 152. Streetscape
    151. 153. Streetscape
    152. 154. Streetscape
    153. 155. Streetscape
    154. 156. Streetscape
    155. 157. Art
    156. 158. Art
    157. 159. Living

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