Project Information
Description of Entry
Located in Jacksonville, Florida, St. Johns Town Center is the premier shopping destination for the Greater Jacksonville Area. In order to respond to the market demands for higher level retail, Simon Properties Group, realized the opportunity for expansion. With the already successful center, Simon and BHM sought out to design and build an addition to complement the arrival of the new Nordstrom department store and offer a much needed public opportunity that didn't exist within the current development. Creating successful architecture means creating thoughtful interactive spaces that people are drawn too. Designed to attract the customer and surrounding neighbors, the new retail was centered around a linear pedestrian plaza featuring a linear reflecting pool with spa quality seating, lush landscape and open green space. This new expansion serves as a place to shop, gathering and enjoy for all who visit, live and work in the area.
The design of Phase III helped to grow St. Johns Town Center in a way that is both respectful to the existing context but also moves St. Johns into the upper echelon of retail destinations. The growth in the surrounding neighborhoods and the Greater Jacksonville Area as a whole makes Phase III a move in the right direction and sets St. Johns Town Center up for continued success in the region.
Shopping Center Information
Type of Project
Community Center, Regional Center, Fashion / Specialty Center, Lifestyle Center
Other
N/A
Physical Characteristics of Project
Open-Air Center
Other
N/A
Total Acreage of Site
8712000
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
| 8712000 | 8712000 | 0 | 2 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
N/A
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) |
| 706918 | 706918 | 25 |
Retail Information
Total Retail Space
8712000
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
| 8712000 | 8712000 | 0 |
Gross Leasable Area (small shop excluding anchors)
632569
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) |
| 599564 | 632569 | 33005 | 121 |
Total Number of Retail Stores (including anchors)
134
Major Tenants
Within the new Phase III expansion the 123,000 (GBA) Nordstrom was added as the major anchor. A two level 16,300 sf Arhaus was also a major tenant. Existing tenants, Brooks Brothers and Louis Vuitton flank the new pedestrian entrance creating a gateway.
Parking Information
Number of Parking Spaces Provided
7000
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?
5600
Development Schedule
Original Project Opening Date
3/18/2005
Official Project Opening Date
3/18/2005
Current renovation expansion opening date
10/8/2014
Professional Recognition
Development Company
Simon Property Group
Owner
Simon Property Group
Production or Executive Architect
Bartlett Hartley and Mulkey Architects PA
Graphic Designer
505 Design
Lighting Designer
The Lighting Practice
Landscape Architect
Foster Conant and Associates
General Contractor
VCC
Management Company
Simon
Finance Company
N/A
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
The Phase III expansion provided the design challenge of transforming an existing street into a pedestrian shopping court. BHM identified the need for creating a new sense of place with a modern feel while respectfully tying into the existing fabric. The concept of Coastal Modern was developed out of a study of the local context. The coastal architecture, which utilizes wood and metal detailing to contrast against white stucco building forms was implemented not only in the buildings, but within the site, structures and signage as well. The movement of light and patterns created both day and night were also important to the design. Reflective recycled glass pavers were introduced to sparkle in the sun and are highlighted at night by LED lights. Integrated recessed LED bands built into the building facade help to make this place special. In the harsh Florida climate, studying sun patterns proved vital. Custom steel and wood / fabric canopies at the buildings were designed to provide shade for the comfort of patrons. Adding to that level of comfort, a large concrete and steel structure with a fabric canopy, spa quality furnishings and a 80'-0" edgeless reflecting pool soften the hardscape while providing lavish shaded gathering areas. Lush, indigenous landscaping was designed into each aspect of the courtyard. Translucent LED-lit boxes help create interactive and dynamic space. Incorporating these elements into the design concept allowed for a creation of identity for Phase III while maintaining a strong connection with the existing center.
In what ways do you feel that other developers can benefit from your experience?
Trends occur in all areas of life, as developers and designers we are more aware of the design trends that we experience or create over the years. Depending on your age, we have all at one time or another experienced the trend to close main street creating an automobile free zone or have seen it open up again, re-introducing the car. As developers creating retail properties, achieving a strong balance between good quality public space, easy access, convenience and the perfect mix of retailers and restaurants is the key. The existing, successful SJTC is your traditional life style center, large sidewalks organized around a central main street with on street parking and large parking fields at the rear. The Phase III expansion was an opportunity to change the current pattern and create a public space dedicated to the pedestrian. It was also a risk due to restricted retailers visibility and the chance that shoppers would not make the extra effort. There are many example where creating a public court within projects dominated by the car has failed. Developers can benefit by seeing that SJTC was able to create a positive space out of a challenging concept. SJTC Phase III is successful because people want to participate in the space. The amenities and diverse tenant mix entice a large variety of consumers while the quality outdoor space is engaging and energizing, creating a multitude of opportunities to relax, meet up with friends and extend their stay.
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.
Private.
If you had this project to do over again, what would you do differently? Why?
During the design and construction stages of a retail expansion project compromises have to be made in order to achieve an overall successful project from the perspective of all players, the Owners, future tenants, leasing team and the property management. Looking back, we realized certain compromises actually enhanced the project and some aspects could have been improved. One of the biggest challenges during design was maintaining sight lines to tenant signage and retailers while still providing shading elements to shelter patrons. The design of the concrete and steel shading structure was reduced to allow for max views but the addition of Medjool palms which are tall and rise above the site lines was a nice add. One of the biggest challenges during the construction was maintaining finish consistency with the stained/colored concrete in the harsh Florida climate. Implementing more specialty pavers in lieu of the colored concrete would have alleviated this strain. After seeing the impact of the specialty glass pavers, providing a certain sparkle during the day and night would have been great change. All in all, we feel that with all the modifications and changes along the way the project turned out even better than expected. The expansion is popular and the tenants are successful.
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)
Great time and consideration go into all of St. Johns Town Center and initiatives, and Phase III was no different. This was a large-scale, multi-million dollar enhancement project as St. Johns Town Center is a landmark property, so we wanted to undertake a project that matched that scale.
The existing conditions of the expansion area consisted of a parking field and a small undeveloped area. The existing property had excess parking and room for expansion.
Describe how the renovation or expansion altered those conditions.
The improvements were done in such a way as to minimize interference or customer inconvenience during the mall’s operating hours, which meant much of the work occurred when no shoppers were on the premises. Valet parking and shuttle service were enhanced and expanded during construction as well to limit customer inconvenience. The current parking fields surrounding the expansion area were kept open and clean allowing customers to park in the locations they were most familiar with. The existing centers main vehicular circulation routes were not affected allowing customers to get around the construction site as usual.
What do you believe to be the key reasons for the success of the project? Why?
The brand of St. Johns Town Center already recognized as the retail destination for Greater Jacksonville certainly helped the Phase III expansion to be a welcomed development, but the key reason for the success of the project is the intentional, contextual design. Creating a pedestrian-friendly experience that invites patrons into a relaxing, enjoyable shopping environment is paramount to the success of a retail center.
How did you determine the business success of the project? (Cite 'before' and 'after' statistics to back up the claim.)
The addition of new retailers has undoubtedly drawn more visitors to the property, which has in turn benefitted the center and the local economy. The addition of Phase III is first and foremost for the benefit of our shoppers, and we are confident that this has provided them more options to enjoy while at our center.
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.
St. Johns Town Center remained open during the Phase III construction. Due to the nature of the site of the shopping center, Phase III was easily set aside from the existing shopping center which remained open. Clear construction signage and barricades were used to help patrons easily identify which areas were closed for construction and which were open for business.
In addition to the physical improvements, what ancillary measures were taken to enhance the center?
Improving the tenant mix of St. Johns Town Center with the addition of Nordstrom and other fine retailers was the integral ancillary measure to enhance the center. Enhancing the tenants to include a higher quality of tenant allows for a change in mindset of the patrons of the shopping center towards a more refined, sophisticated shopping experience.
Describe any new marketing and/or re-leasing approaches successfully implemented during the period.
A week long grand opening was held including a media tour day, ribbon cutting event with city officials, VIP gala, and a large scale fashion and entertainment show complete with live music, Cirque du Soleil performers and a dueling piano lounge.
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.
N/A
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Project Information
Description of Entry
Located in Jacksonville, Florida, St. Johns Town Center is the premier shopping destination for the Greater Jacksonville Area. In order to respond to the market demands for higher level retail, Simon Properties Group, realized the opportunity for expansion. With the already successful center, Simon and BHM sought out to design and build an addition to complement the arrival of the new Nordstrom department store and offer a much needed public opportunity that didn't exist within the current development. Creating successful architecture means creating thoughtful interactive spaces that people are drawn too. Designed to attract the customer and surrounding neighbors, the new retail was centered around a linear pedestrian plaza featuring a linear reflecting pool with spa quality seating, lush landscape and open green space. This new expansion serves as a place to shop, gathering and enjoy for all who visit, live and work in the area.
The design of Phase III helped to grow St. Johns Town Center in a way that is both respectful to the existing context but also moves St. Johns into the upper echelon of retail destinations. The growth in the surrounding neighborhoods and the Greater Jacksonville Area as a whole makes Phase III a move in the right direction and sets St. Johns Town Center up for continued success in the region.
Shopping Center Information
Type of Project
Community Center, Regional Center, Fashion / Specialty Center, Lifestyle Center
Other
N/A
Physical Characteristics of Project
Open-Air Center
Other
N/A
Total Acreage of Site
8712000
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
| 8712000 | 8712000 | 0 | 2 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
N/A
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) |
| 706918 | 706918 | 25 |
Retail Information
Total Retail Space
8712000
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
| 8712000 | 8712000 | 0 |
Gross Leasable Area (small shop excluding anchors)
632569
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) |
| 599564 | 632569 | 33005 | 121 |
Total Number of Retail Stores (including anchors)
134
Major Tenants
Within the new Phase III expansion the 123,000 (GBA) Nordstrom was added as the major anchor. A two level 16,300 sf Arhaus was also a major tenant. Existing tenants, Brooks Brothers and Louis Vuitton flank the new pedestrian entrance creating a gateway.
Parking Information
Number of Parking Spaces Provided
7000
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?
5600
Development Schedule
Original Project Opening Date
3/18/2005
Official Project Opening Date
3/18/2005
Professional Recognition
Development Company
Simon Property Group
Owner
Simon Property Group
Production or Executive Architect
Bartlett Hartley and Mulkey Architects PA
Graphic Designer
505 Design
Lighting Designer
The Lighting Practice
Landscape Architect
Foster Conant and Associates
General Contractor
VCC
Management Company
Simon
Finance Company
N/A
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
The Phase III expansion provided the design challenge of transforming an existing street into a pedestrian shopping court. BHM identified the need for creating a new sense of place with a modern feel while respectfully tying into the existing fabric. The concept of Coastal Modern was developed out of a study of the local context. The coastal architecture, which utilizes wood and metal detailing to contrast against white stucco building forms was implemented not only in the buildings, but within the site, structures and signage as well. The movement of light and patterns created both day and night were also important to the design. Reflective recycled glass pavers were introduced to sparkle in the sun and are highlighted at night by LED lights. Integrated recessed LED bands built into the building facade help to make this place special. In the harsh Florida climate, studying sun patterns proved vital. Custom steel and wood / fabric canopies at the buildings were designed to provide shade for the comfort of patrons. Adding to that level of comfort, a large concrete and steel structure with a fabric canopy, spa quality furnishings and a 80'-0" edgeless reflecting pool soften the hardscape while providing lavish shaded gathering areas. Lush, indigenous landscaping was designed into each aspect of the courtyard. Translucent LED-lit boxes help create interactive and dynamic space. Incorporating these elements into the design concept allowed for a creation of identity for Phase III while maintaining a strong connection with the existing center.
In what ways do you feel that other developers can benefit from your experience?
Trends occur in all areas of life, as developers and designers we are more aware of the design trends that we experience or create over the years. Depending on your age, we have all at one time or another experienced the trend to close main street creating an automobile free zone or have seen it open up again, re-introducing the car. As developers creating retail properties, achieving a strong balance between good quality public space, easy access, convenience and the perfect mix of retailers and restaurants is the key. The existing, successful SJTC is your traditional life style center, large sidewalks organized around a central main street with on street parking and large parking fields at the rear. The Phase III expansion was an opportunity to change the current pattern and create a public space dedicated to the pedestrian. It was also a risk due to restricted retailers visibility and the chance that shoppers would not make the extra effort. There are many example where creating a public court within projects dominated by the car has failed. Developers can benefit by seeing that SJTC was able to create a positive space out of a challenging concept. SJTC Phase III is successful because people want to participate in the space. The amenities and diverse tenant mix entice a large variety of consumers while the quality outdoor space is engaging and energizing, creating a multitude of opportunities to relax, meet up with friends and extend their stay.
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.
Private.
If you had this project to do over again, what would you do differently? Why?
During the design and construction stages of a retail expansion project compromises have to be made in order to achieve an overall successful project from the perspective of all players, the Owners, future tenants, leasing team and the property management. Looking back, we realized certain compromises actually enhanced the project and some aspects could have been improved. One of the biggest challenges during design was maintaining sight lines to tenant signage and retailers while still providing shading elements to shelter patrons. The design of the concrete and steel shading structure was reduced to allow for max views but the addition of Medjool palms which are tall and rise above the site lines was a nice add. One of the biggest challenges during the construction was maintaining finish consistency with the stained/colored concrete in the harsh Florida climate. Implementing more specialty pavers in lieu of the colored concrete would have alleviated this strain. After seeing the impact of the specialty glass pavers, providing a certain sparkle during the day and night would have been great change. All in all, we feel that with all the modifications and changes along the way the project turned out even better than expected. The expansion is popular and the tenants are successful.
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.
N/A
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Description of Entry
Located in Jacksonville, Florida, St. Johns Town Center is the premier shopping destination for the Greater Jacksonville Area. In order to respond to the market demands for higher level retail, Simon Properties Group, realized the opportunity for expansion. With the already successful center, Simon and BHM sought out to design and build an addition to complement the arrival of the new Nordstrom department store and offer a much needed public opportunity that didn't exist within the current development. Creating successful architecture means creating thoughtful interactive spaces that people are drawn too. Designed to attract the customer and surrounding neighbors, the new retail was centered around a linear pedestrian plaza featuring a linear reflecting pool with spa quality seating, lush landscape and open green space. This new expansion serves as a place to shop, gathering and enjoy for all who visit, live and work in the area.
The design of Phase III helped to grow St. Johns Town Center in a way that is both respectful to the existing context but also moves St. Johns into the upper echelon of retail destinations. The growth in the surrounding neighborhoods and the Greater Jacksonville Area as a whole makes Phase III a move in the right direction and sets St. Johns Town Center up for continued success in the region.
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
St Johns Town Center Phase III
Category
Renovations/Expansions > Retail Projects under 150,000 sq. ft. of total retail space
Description
4663 River City Drive
{32246 Address#projectAddress.City}, Florida 32246
,
Winner Status
- Commendation