Project Information
Description of Entry
Westlake Plaza was initially built in the 1970s and was in need of significant maintenance and overall improvements. Rather than tear down the charming neighborhood center, the developer and design team chose to enhance its inherent “Early California Elegance” look and feel. Local demographics supported the renovation of the center, with a daytime population of 73,334, an average household income of more than $130,000 and median home value of more than $900,000. Located on the corner of Westlake Boulevard and Agoura Road, Westlake Plaza is now the dominant shopping area south of U.S. 101. Through the incorporation of indigenous stone, heavy timber shade trellises, custom fixture work, lush landscaping and native oaks, the center now provides residents of this affluent outer suburb of Los Angeles with a comfortable, convenient, relaxed lifestyle destination that features exceptional retail and dining options.
Shopping Center Information
Type of Project
Community Center
Other
N/A
Physical Characteristics of Project
Open-Air Center
Other
N/A
Total Acreage of Site
27.3
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
27.3 | 27.3 | 0 | 1 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
0
Other Uses
0
Trade Area/Cachement Area Information
Project Trade Area
Suburban
Population of Primary Trade Area | Population of Secondary Trade Area | Annualized percentage of shoppers anticipated being from outside of trade area (e.g., tourists, conventioneers) |
43776 | 117769 | 4 |
Retail Information
Total Retail Space
226798
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
27.3 | 27.3 | 0 |
Gross Leasable Area (small shop excluding anchors)
114246
Gross Leasable Area (small shop excluding anchors)
Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) | Total Number of Retail Stores (excluding anchors) |
103613 | 114246 | 10633 | 87 |
Total Number of Retail Stores (including anchors)
91
Major Tenants
Westlake Plaza boasts a surprising mix of grocery, retail, services and dining experiences that exude trendy, local flavor and charm. Below is a list of the center’s major tenants and the unique qualities brought to the center.
With grocery stores like Gelson’s, VONS and Sprouts, no grocery list is too challenging for the Westlake Plaza customer. While it may be unusual for one shopping center to feature three grocery concepts, the reality is that shoppers often visit multiple stores to meet their daily and weekly needs. Fortunately Westlake Plaza’s unique trio of grocery options complement each other, providing shoppers with a one-stop destination.
- Sprouts Farmers Market: Specialty-Grocer – 31,152 SF
- Gelson’s Market: Gourmet Grocery – 40,100
- VONS: Supermarket – 41,300 SF
Each of the merchants below brings an urban twist to the Westlake retail line-up and into the Thousand Oaks market.
-
CorePower: Yoga Studio – 5,100 SF
-
DryBar: Hair Salon – 1,400 SF
-
Le Pain Quotidien: Bakery-Restaurant – 2,525 SF
-
M.Fredric: Fashion Retailer – 5,100 SF
-
Mendocino Farms: Farm-to-Table Sandwich Market – 3,200 SF
-
Pitfire: Gourmet Pizza Restaurant – 3,260 SF
-
SoulCycle: Cycling Studio – 3,094 SF
Parking Information
Number of Parking Spaces Provided
1436
Deck Parking
No
If deck parking, list vehicle capacity and number of levels of parking structure and briefly describe how structure connects to center.
How many parking space are required by code?
1420
Development Schedule
Original Project Opening Date
1/1/1967
Official Project Opening Date
4/18/2015
Current renovation expansion opening date
4/18/2015
Professional Recognition
Development Company
Regency Centers
Owner
Regency Centers
Production or Executive Architect
CallisonRTKL
Graphic Designer
Regency Centers
Lighting Designer
Oculus Light Studio
Landscape Architect
LRM Landscape Architecture
General Contractor
WE O'Neil
Management Company
Regency Centers
Finance Company
Regency Centers
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
The design team transformed the original design and site layout by combining three centers into one large, cohesive center and gave it a fresh update that will last for years to come. The design allows for optimum walkability and incorporates standout features to increase dwell time and enhance community identity. An organic approach was taken to updating the structures in order to preserve its original character but introduce our team’s concept of “Early California Elegance,” reflecting the relaxed lifestyle of the city’s affluent residents.
With the incorporation of indigenous stone, heavy timber shade trellises, custom fixture work, lush landscaping and native oak trees, the center now provides residents of this outer Los Angeles suburb a comfortable, convenient, relaxed lifestyle destination with exceptional retail and dining opportunities.
Two pad buildings totaling 8,599 square feet of GLA were added to the site’s existing 315,000 square feet of GLA. Another 2,020 square feet of GLA was added to one of the existing retail buildings.
In what ways do you feel that other developers can benefit from your experience?
As one of the first shopping centers built for the Westlake and Thousand Oaks community, Westlake Plaza has held a special place in its history and culture for more than two generations. It was essential that the center maintain its foundations, while adapting to the needs of a dynamic market. Through the entire process, the redevelopment team kept this at the forefront of their plans, including design, merchandising and place-making efforts. The redevelopment scope was designed to promote center walkability, and the addition of two new pads creates a customer synergy for retailers. The strong retail mix also encourages customers to visit the center throughout the day, further solidifying the sense of community.
Was this project a public-private partnership or joint effort with a governmental entity? If so, what is the name of that agency, and what was the nature of their involvement in the project?
No
Describe the financing involved in the project.
Regency Centers is a publically traded REIT that self-funds most of its developments. Therefore, there was no financing involved in this project.
If you had this project to do over again, what would you do differently? Why?
Thousand Oaks is known for its large trees. During the construction process, Regency removed several trees that were either obstructive to the center or deemed by an arborist as not healthy enough to survive. Regency followed procedures necessary to remove the trees, including obtaining permissions from the City of Thousand Oaks and replacing the trees that were removed. However, the community felt Regency had not adequately communicated the removal with the general public and demonstrated their disappointment through a series of protests. These events created an immediate need for Regency to initiate public outreach to take ownership of the messaging and educate the community about why the trees needed removal. If we had this project to do over again, our team would work diligently to ensure that a clear communications plan was established at the start of construction.
Renovations / Expansions
Explain why the owner decided to renovate or expand. Include a description of the existing conditions prior to renovation or expansion (physical conditions, sales, tenant mix, vacancy factor and the like)
When Regency Centers acquired Westlake Plaza in 1999, it felt like three separate, detached centers—each built in a different decade. The design was outdated and there was more than 30,000 SF of vacant space as the center had lost market share and tenants. Other than minor improvements following the acquisition, the infrastructure had not been updated and required significant deferred maintenance. It was also becoming difficult for customers to navigate through the center, and thus it was necessary to bridge together the property. In order to cater to the local market—a demographic with healthy household incomes—the owner knew it was vital to attract new, best-in-class retailers and enhance the customer experience. Ultimately, they made the decision to redevelop the center by enhancing its architectural designs through creative hardscapes and landscape features.
Describe how the renovation or expansion altered those conditions.
The center’s infrastructure was completely replaced over the course of this significant redevelopment. Other enhancements included the addition of two new buildings, enhanced hardscapes and minor building modifications to improve its challenged spaces. Elements including environmental efficiencies, natural finishes, additional walkways and enhanced gathering areas made Westlake Plaza more than just a convenience retail center that shoppers visited out of necessity—it made it a destination. The Plaza now boasts a surprising mix of grocery, retail, services and dining experiences that exude trendy, local flavor and charm. At the time of this submission, the center is 100% leased.
What do you believe to be the key reasons for the success of the project? Why?
Meeting the needs of the modern customer while preserving the center’s authenticity and uniqueness in the market was one of the most important aspects in this redesign. Through community engagement, our team built a deep understanding of what attracted customers to the center, and this served as our guide for the redevelopment process. After years of planning, construction started in 2013, kicking off what would become Regency’s largest redevelopment to date. Elements including environmental efficiencies, natural finishes, improved walkability, enhanced gathering areas and a synergized merchandising mix were at the forefront of the renovation in the interest of enhancing the consumer experience.
How did you determine the business success of the project? (Cite 'before' and 'after' statistics to back up the claim.)
Market research showed that local demographics supported the renovation of the center, with a daytime population of 73,334, an average household income of more than $130,000 and median home value of more than $900,000. Prior to the redevelopment, the occupancy rate was at 86% and had more than 30,000 SF of vacant space. The center is now 100% leased and the average annual minimum rent has increased by nearly $9 per square foot. Finally, retailers at the center have thrived since the renovation, with those who have maintained their leases since the redevelopment seeing sales increases of almost 6%.
If the center was kept open during construction, explain what measures were taken to ensure shopper safety and main shopper traffic, and what impact the work had on business.
A primary constraint to this project was that all work needed to done while maintaining operations. All the teams put great care into the logistics and phasing to make this possible. Fencing and barricades were purposely left low enough to protect pedestrians while still maintaining sight lines to the stores. All elements used for protection and guidance were set up in an adjustable way, allowing flexibility in catering to the operational needs of the facility on a daily basis.
In some cases, construction was timed after a tenant closed and completed before opening the next day to minimize impact on scheduling and sales. In cases when work couldn’t be completed in one night, it was done in such a way that the store could remain operational. All phases and protection measures were incorporated in the Revit model. This allowed for the plan to be clearly conveyed to operations and the tenants.
In addition to the physical improvements, what ancillary measures were taken to enhance the center?
The developer and design team carefully studied the way local residents used the center; it has always been more than just a shopping district for them and functioned more as a social/community hub. With that understanding, the team increased the amount and quality of outdoor seating and gathering areas to reinforce the sense of community that had always been there, and creating a “downtown” for the surrounding neighborhood.
Describe any new marketing and/or re-leasing approaches successfully implemented during the period.
To convey a nostalgic yet contemporary vibe, Regency’s leadership team felt that Westlake Plaza’s branding strategy needed revitalization as well. The team created a visual expression with a goal of creating and articulating the center’s position within the market to its business and consumer audiences, establishing the center as a spot for destination dining, specialty retail and daily indulgences. As a result of the rebranding process, the center began using a new tagline: Life. Happening Here. Every Day. Since the redevelopment and rebranding, the leasing team has been able to attract best-in-class merchants that appeal to Westlake shoppers.
No
If yes, at what level?
Describe the project's central approach to sustainability such as energy and water use, the internal environment, pollution, transport, materials, waste, ecology and management processes.
The redevelopment of Westlake Plaza implemented a variety of green building practices, including high-efficiency LED lighting and glazing in addition to drought-tolerant landscaping and ‘smart’, weather-based irrigation systems. A number of native oak trees that were obstructive to the center or deemed by an arborist as not healthy enough to survive were taken down and repurposed as bench seating, signage, and community-gathering tables.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Project Information
Description of Entry
Westlake Plaza was initially built in the 1970s and was in need of significant maintenance and overall improvements. Rather than tear down the charming neighborhood center, the developer and design team chose to enhance its inherent “Early California Elegance” look and feel. Local demographics supported the renovation of the center, with a daytime population of 73,334, an average household income of more than $130,000 and median home value of more than $900,000. Located on the corner of Westlake Boulevard and Agoura Road, Westlake Plaza is now the dominant shopping area south of U.S. 101. Through the incorporation of indigenous stone, heavy timber shade trellises, custom fixture work, lush landscaping and native oaks, the center now provides residents of this affluent outer suburb of Los Angeles with a comfortable, convenient, relaxed lifestyle destination that features exceptional retail and dining options.
Shopping Center Information
Type of Project
Community Center
Other
N/A
Physical Characteristics of Project
Open-Air Center
Other
N/A
Total Acreage of Site
27.3
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
27.3 | 27.3 | 0 | 1 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
0
Other Uses
0
Trade Area/Cachement Area Information
Project Trade Area
Suburban
Population of Primary Trade Area | Population of Secondary Trade Area | Annualized percentage of shoppers anticipated being from outside of trade area (e.g., tourists, conventioneers) |
43776 | 117769 | 4 |
Retail Information
Total Retail Space
226798
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
27.3 | 27.3 | 0 |
Gross Leasable Area (small shop excluding anchors)
114246
Gross Leasable Area (small shop excluding anchors)
Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) | Total Number of Retail Stores (excluding anchors) |
103613 | 114246 | 10633 | 87 |
Total Number of Retail Stores (including anchors)
91
Major Tenants
Westlake Plaza boasts a surprising mix of grocery, retail, services and dining experiences that exude trendy, local flavor and charm. Below is a list of the center’s major tenants and the unique qualities brought to the center.
With grocery stores like Gelson’s, VONS and Sprouts, no grocery list is too challenging for the Westlake Plaza customer. While it may be unusual for one shopping center to feature three grocery concepts, the reality is that shoppers often visit multiple stores to meet their daily and weekly needs. Fortunately Westlake Plaza’s unique trio of grocery options complement each other, providing shoppers with a one-stop destination.
- Sprouts Farmers Market: Specialty-Grocer – 31,152 SF
- Gelson’s Market: Gourmet Grocery – 40,100
- VONS: Supermarket – 41,300 SF
Each of the merchants below brings an urban twist to the Westlake retail line-up and into the Thousand Oaks market.
-
CorePower: Yoga Studio – 5,100 SF
-
DryBar: Hair Salon – 1,400 SF
-
Le Pain Quotidien: Bakery-Restaurant – 2,525 SF
-
M.Fredric: Fashion Retailer – 5,100 SF
-
Mendocino Farms: Farm-to-Table Sandwich Market – 3,200 SF
-
Pitfire: Gourmet Pizza Restaurant – 3,260 SF
-
SoulCycle: Cycling Studio – 3,094 SF
Parking Information
Number of Parking Spaces Provided
1436
Deck Parking
No
If deck parking, list vehicle capacity and number of levels of parking structure and briefly describe how structure connects to center.
How many parking space are required by code?
1420
Development Schedule
Original Project Opening Date
1/1/1967
Official Project Opening Date
4/18/2015
Professional Recognition
Development Company
Regency Centers
Owner
Regency Centers
Production or Executive Architect
CallisonRTKL
Graphic Designer
Regency Centers
Lighting Designer
Oculus Light Studio
Landscape Architect
LRM Landscape Architecture
General Contractor
WE O'Neil
Management Company
Regency Centers
Finance Company
Regency Centers
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
The design team transformed the original design and site layout by combining three centers into one large, cohesive center and gave it a fresh update that will last for years to come. The design allows for optimum walkability and incorporates standout features to increase dwell time and enhance community identity. An organic approach was taken to updating the structures in order to preserve its original character but introduce our team’s concept of “Early California Elegance,” reflecting the relaxed lifestyle of the city’s affluent residents.
With the incorporation of indigenous stone, heavy timber shade trellises, custom fixture work, lush landscaping and native oak trees, the center now provides residents of this outer Los Angeles suburb a comfortable, convenient, relaxed lifestyle destination with exceptional retail and dining opportunities.
Two pad buildings totaling 8,599 square feet of GLA were added to the site’s existing 315,000 square feet of GLA. Another 2,020 square feet of GLA was added to one of the existing retail buildings.
In what ways do you feel that other developers can benefit from your experience?
As one of the first shopping centers built for the Westlake and Thousand Oaks community, Westlake Plaza has held a special place in its history and culture for more than two generations. It was essential that the center maintain its foundations, while adapting to the needs of a dynamic market. Through the entire process, the redevelopment team kept this at the forefront of their plans, including design, merchandising and place-making efforts. The redevelopment scope was designed to promote center walkability, and the addition of two new pads creates a customer synergy for retailers. The strong retail mix also encourages customers to visit the center throughout the day, further solidifying the sense of community.
Was this project a public-private partnership or joint effort with a governmental entity? If so, what is the name of that agency, and what was the nature of their involvement in the project?
No
Describe the financing involved in the project.
Regency Centers is a publically traded REIT that self-funds most of its developments. Therefore, there was no financing involved in this project.
If you had this project to do over again, what would you do differently? Why?
Thousand Oaks is known for its large trees. During the construction process, Regency removed several trees that were either obstructive to the center or deemed by an arborist as not healthy enough to survive. Regency followed procedures necessary to remove the trees, including obtaining permissions from the City of Thousand Oaks and replacing the trees that were removed. However, the community felt Regency had not adequately communicated the removal with the general public and demonstrated their disappointment through a series of protests. These events created an immediate need for Regency to initiate public outreach to take ownership of the messaging and educate the community about why the trees needed removal. If we had this project to do over again, our team would work diligently to ensure that a clear communications plan was established at the start of construction.
New Developments
Explain what specific design and construction problems were solved or how new standards in the areas of design and construction were established.
Describe what you feel to be the key reasons for the success of the project (environmental enhancements, space utilization, construction costs, and the like).
Was the developer required to make an investment in the community? If so, explain what had to be done and what the impact was on the community.
Sustainable Design
Is your project ISO, LEED, ARUP or BREEAM certified?
No
If yes, at what level?
Describe the project's central approach to sustainability such as energy and water use, the internal environment, pollution, transport, materials, waste, ecology and management processes.
The redevelopment of Westlake Plaza implemented a variety of green building practices, including high-efficiency LED lighting and glazing in addition to drought-tolerant landscaping and ‘smart’, weather-based irrigation systems. A number of native oak trees that were obstructive to the center or deemed by an arborist as not healthy enough to survive were taken down and repurposed as bench seating, signage, and community-gathering tables.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Description of Entry
Westlake Plaza was initially built in the 1970s and was in need of significant maintenance and overall improvements. Rather than tear down the charming neighborhood center, the developer and design team chose to enhance its inherent “Early California Elegance” look and feel. Local demographics supported the renovation of the center, with a daytime population of 73,334, an average household income of more than $130,000 and median home value of more than $900,000. Located on the corner of Westlake Boulevard and Agoura Road, Westlake Plaza is now the dominant shopping area south of U.S. 101. Through the incorporation of indigenous stone, heavy timber shade trellises, custom fixture work, lush landscaping and native oaks, the center now provides residents of this affluent outer suburb of Los Angeles with a comfortable, convenient, relaxed lifestyle destination that features exceptional retail and dining options.
Size of Store
Company Name
Architect
Designer
General Contractor
Type of Merchandise
Opening Date
If Renovation, Store's Original Opening Date
Store's Renovated Opening Date
Summary
Retail Store Design
Provide detailed information on the design concept, including background on the reasons for the concept, its development and impact on store image and sales performance.
Describe the integration of interior, storefront and merchandise displays.
Describe the specific materials used in creating the new concept.
If this is a renovation, describe the impact on sales. If this is a new store, comment on sales performance to date versus the planned performance.
Total cost per square meters including design, leasehold improvements and fixtures.
Documentation
Floor Plan
Audio / Video
Westlake Plaza
Category
Renovations/Expansions > Retail projects between 150,001 and 500,000 sq. ft. of total retail space
Description
2725 Agoura Road
{91361 Address#projectAddress.City}, California 91361
,
Winner Status
- Commendation