Project Information
Description of Entry
Easton Town Center first opened in 1999. It was recognized as one of the first open-air mixed-use centers and set the standard for place-making businesses. Fifteen years later as their desirable demographics continue to attract tenants, the premier destination has expanded with the 54-acre Gateway District incorporating 668,000 sf of big box, junior retailers, specialty shops, restaurants, and class “A” offices above retail.
With an emphasis of blending into the existing development while creating its own distinct identity, the project was conceived as a modern retail center built on a turn of the century “re-claimed” industrial facility thriving for years and depending on the economic activity of the town. Following natural urban growth patterns, this complex would have been built on the outskirts of town in a similar position to its location in the Easton master plan with direct connections to major transportation routes, such as US I-270.
The project, divided into two zones, is positioned to facilitate pedestrian cross shopping convenience. The centrally located and architecturally cohesive Main Street and the Peripheral Buildings which include larger structures positioned around the main block conveying a more diverse architectural character.
The architecture of Easton Town Center is reflective of typical Midwest small towns with strong traditional undertones incorporating contemporary expressions to enrich the composition and illustrate a natural evolution. In kind, the Gateway District buildings portray a traditional industrial style complemented with a few modern statements to add vibrancy and also reinforce the concept of evolution and growth over time.
Shopping Center Information
Type of Project
Mixed-Use
Other
n/a
Physical Characteristics of Project
Open-Air Center
Other
n/a
Total Acreage of Site
54
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
3 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
Office
Other Uses
40000
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) |
1191651 | 1859324 | 10 |
Retail Information
Total Retail Space
583000
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
Gross Leasable Area (small shop excluding anchors)
323000
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) |
35 |
Total Number of Retail Stores (including anchors)
37
Major Tenants
Bath & Body Works in-line retail 3,133 sf
Charming Charlie in-line retail 5,000 sf
Jos. A. Banks apparel 5,251 sf
Payless Shoes shoes 6,990 sf
Core Power Yoga health studio 4,098 sf
The Container Store furniture & storage 25,392 sf
Field & Stream outdoor & apparel 49,812 sf
Golf Galaxy sporting Goods 30,110 sf
REI outdoor & apparel 24,061 sf
Off Saks Fifth Avenue apparel 29,447 sf
Whole Foods supermarket 44,994 sf
Chuys restaurant 7,459 sf
Beauty Brands beauty products 8,000 sf
Petco pet supplies 12,771 sf
La-z-boy furniture 15,000 sf
J Alexanders restaurant 8,380 sf
Z Gallerie furniture 8,500 sf
Costco mass merchandiser 148,000 sf
Dick’s Sporting Goods sporting goods 81,095 sf
Pies & Pints restaurant 4,915 sf
BJ’s Brewhouse restaurant 8,349 sf
Melt restaurant 5,060 sf
Ted’s Montana Grille restaurant 5,030 sf
Sleep Number mattresses 3,000 sf
CLASS “A” Office office 40,000 sf
Parking Information
Number of Parking Spaces Provided
2600
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?
2400
Development Schedule
Original Project Opening Date
Official Project Opening Date
9/11/2015
Current renovation expansion opening date
Professional Recognition
Development Company
Steiner + Associates / The Georgetown Co.
Owner
Easton Gateway LLC
Production or Executive Architect
Dorsky + Yue International
Graphic Designer
Kolar
Lighting Designer
n/a
Landscape Architect
MKSK
General Contractor
Ruscilli
Management Company
Steiner + Associates
Finance Company
Massachusetts Mutual Life Insurance Company
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
The Gateway District serves as an eastern anchor within the overall Easton Town Center master plan, creating a balanced overall site and increasing land development opportunities between the two areas.
Highly innovative layout mixing a variety of uses and retailers into a cohesive development where all components thrive in an inviting pedestrian-oriented environment with strategically placed pedestrian crosswalks and passageways.
Flanked by Big Box retailers, the highly articulated, four-sided Main Street at the center of the site acts as the connecting hub for the various components generating a gravitational center that enhances the scale, connectivity, and circulation within a refined power center layout.
The plaza serves as the heart of the Main Street, providing an activity hub as well as an extended sense of connection both physically and visually to the various shopping opportunities.
Class A office space within the Main Street supports, activates, and elevates the level of vibrancy of the overall project.
A double-loaded small-shops building block helps activate the power tenants across the street, maximizing connectivity and efficiency for the parking fields in between. Convenient parking is located around the central black and shared with larger tenants for optimal functionality.
The placement of a highly articulated grocery store with its four-sided architecture and a concealed service area at the main intersection creates a new arrival statement for the entire development.
Permeable pavers over subterranean water retention for the entire grocery store parking field minimizes surface water run-off and enhances the refined character of the project.
In what ways do you feel that other developers can benefit from your experience?
Easton Gateway is a unique blend combining the large format tenants with the Main Street district, paying careful attention to the office users and parking constraints. The success of the leasing strategy proves that the continued integration of a critical mass of other uses (that is, over 40,000 square feet of office in this instance) is viable and desirable.
The LED video displays are an innovative addition that helps customers navigate from the highway to the front door of their desired tenant. It is an efficient system, allowing for flexibility and speed when finding specific tenants or for the community during special events.
The use of Permeable pavers over subterranean water retention for the entire grocery store parking field minimizes surface water run-off in lieu of above ground, site constricting retention. It has also elegantly served as an aesthetic enhancement to the refined character of the project.
This project demonstrates that developers can comfortably pursue unique and well-articulated architecture in a large format project. A carefully designed center can be cost effective as well as maintain or enhance the reputation of the balance of the project. While it takes more time to fully story board the vision and work closely with tenants and designers in the initial planning stages on through to opening, this investment results in a more memorable user experience and greatly supports the business goals of the tenant base.
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. Private finance.
Describe the financing involved in the project.
Tradition blend of equity and construction loan that transitioned to permanent financing after opening.
If you had this project to do over again, what would you do differently? Why?
The office component was extremely successful, having been 100 percent occupied within a very short time frame. As a result, we would add more office space to the Main Street portion, particularly since this is a dynamic area with a variety of uses.
To accommodate construction in a high traffic development, our timeframe was spread over the course of 30 months. If we were planning the schedule now, we would try to build it in a more concentrated time frame so that there was more synergy in a grand opening.
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)
Describe how the renovation or expansion altered those conditions.
What do you believe to be the key reasons for the success of the project? Why?
How did you determine the business success of the project? (Cite 'before' and 'after' statistics to back up the claim.)
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.
In addition to the physical improvements, what ancillary measures were taken to enhance the center?
Describe any new marketing and/or re-leasing approaches successfully implemented during the period.
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.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Project Information
Description of Entry
Easton Town Center first opened in 1999. It was recognized as one of the first open-air mixed-use centers and set the standard for place-making businesses. Fifteen years later as their desirable demographics continue to attract tenants, the premier destination has expanded with the 54-acre Gateway District incorporating 668,000 sf of big box, junior retailers, specialty shops, restaurants, and class “A” offices above retail.
With an emphasis of blending into the existing development while creating its own distinct identity, the project was conceived as a modern retail center built on a turn of the century “re-claimed” industrial facility thriving for years and depending on the economic activity of the town. Following natural urban growth patterns, this complex would have been built on the outskirts of town in a similar position to its location in the Easton master plan with direct connections to major transportation routes, such as US I-270.
The project, divided into two zones, is positioned to facilitate pedestrian cross shopping convenience. The centrally located and architecturally cohesive Main Street and the Peripheral Buildings which include larger structures positioned around the main block conveying a more diverse architectural character.
The architecture of Easton Town Center is reflective of typical Midwest small towns with strong traditional undertones incorporating contemporary expressions to enrich the composition and illustrate a natural evolution. In kind, the Gateway District buildings portray a traditional industrial style complemented with a few modern statements to add vibrancy and also reinforce the concept of evolution and growth over time.
Shopping Center Information
Type of Project
Mixed-Use
Other
n/a
Physical Characteristics of Project
Open-Air Center
Other
n/a
Total Acreage of Site
54
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
3 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
Office
Other Uses
40000
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) |
1191651 | 1859324 | 10 |
Retail Information
Total Retail Space
583000
Total Acreage of Site
Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
Gross Leasable Area (small shop excluding anchors)
323000
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) |
35 |
Total Number of Retail Stores (including anchors)
37
Major Tenants
Bath & Body Works in-line retail 3,133 sf
Charming Charlie in-line retail 5,000 sf
Jos. A. Banks apparel 5,251 sf
Payless Shoes shoes 6,990 sf
Core Power Yoga health studio 4,098 sf
The Container Store furniture & storage 25,392 sf
Field & Stream outdoor & apparel 49,812 sf
Golf Galaxy sporting Goods 30,110 sf
REI outdoor & apparel 24,061 sf
Off Saks Fifth Avenue apparel 29,447 sf
Whole Foods supermarket 44,994 sf
Chuys restaurant 7,459 sf
Beauty Brands beauty products 8,000 sf
Petco pet supplies 12,771 sf
La-z-boy furniture 15,000 sf
J Alexanders restaurant 8,380 sf
Z Gallerie furniture 8,500 sf
Costco mass merchandiser 148,000 sf
Dick’s Sporting Goods sporting goods 81,095 sf
Pies & Pints restaurant 4,915 sf
BJ’s Brewhouse restaurant 8,349 sf
Melt restaurant 5,060 sf
Ted’s Montana Grille restaurant 5,030 sf
Sleep Number mattresses 3,000 sf
CLASS “A” Office office 40,000 sf
Parking Information
Number of Parking Spaces Provided
2600
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?
2400
Development Schedule
Original Project Opening Date
Official Project Opening Date
9/11/2015
Professional Recognition
Development Company
Steiner + Associates / The Georgetown Co.
Owner
Easton Gateway LLC
Production or Executive Architect
Dorsky + Yue International
Graphic Designer
Kolar
Lighting Designer
n/a
Landscape Architect
MKSK
General Contractor
Ruscilli
Management Company
Steiner + Associates
Finance Company
Massachusetts Mutual Life Insurance Company
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
The Gateway District serves as an eastern anchor within the overall Easton Town Center master plan, creating a balanced overall site and increasing land development opportunities between the two areas.
Highly innovative layout mixing a variety of uses and retailers into a cohesive development where all components thrive in an inviting pedestrian-oriented environment with strategically placed pedestrian crosswalks and passageways.
Flanked by Big Box retailers, the highly articulated, four-sided Main Street at the center of the site acts as the connecting hub for the various components generating a gravitational center that enhances the scale, connectivity, and circulation within a refined power center layout.
The plaza serves as the heart of the Main Street, providing an activity hub as well as an extended sense of connection both physically and visually to the various shopping opportunities.
Class A office space within the Main Street supports, activates, and elevates the level of vibrancy of the overall project.
A double-loaded small-shops building block helps activate the power tenants across the street, maximizing connectivity and efficiency for the parking fields in between. Convenient parking is located around the central black and shared with larger tenants for optimal functionality.
The placement of a highly articulated grocery store with its four-sided architecture and a concealed service area at the main intersection creates a new arrival statement for the entire development.
Permeable pavers over subterranean water retention for the entire grocery store parking field minimizes surface water run-off and enhances the refined character of the project.
In what ways do you feel that other developers can benefit from your experience?
Easton Gateway is a unique blend combining the large format tenants with the Main Street district, paying careful attention to the office users and parking constraints. The success of the leasing strategy proves that the continued integration of a critical mass of other uses (that is, over 40,000 square feet of office in this instance) is viable and desirable.
The LED video displays are an innovative addition that helps customers navigate from the highway to the front door of their desired tenant. It is an efficient system, allowing for flexibility and speed when finding specific tenants or for the community during special events.
The use of Permeable pavers over subterranean water retention for the entire grocery store parking field minimizes surface water run-off in lieu of above ground, site constricting retention. It has also elegantly served as an aesthetic enhancement to the refined character of the project.
This project demonstrates that developers can comfortably pursue unique and well-articulated architecture in a large format project. A carefully designed center can be cost effective as well as maintain or enhance the reputation of the balance of the project. While it takes more time to fully story board the vision and work closely with tenants and designers in the initial planning stages on through to opening, this investment results in a more memorable user experience and greatly supports the business goals of the tenant base.
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. Private finance.
Describe the financing involved in the project.
Tradition blend of equity and construction loan that transitioned to permanent financing after opening.
If you had this project to do over again, what would you do differently? Why?
The office component was extremely successful, having been 100 percent occupied within a very short time frame. As a result, we would add more office space to the Main Street portion, particularly since this is a dynamic area with a variety of uses.
To accommodate construction in a high traffic development, our timeframe was spread over the course of 30 months. If we were planning the schedule now, we would try to build it in a more concentrated time frame so that there was more synergy in a grand opening.
New Developments
Explain what specific design and construction problems were solved or how new standards in the areas of design and construction were established.
Cutting the site nearly in half is a wide utility easement which contains two critical water mains and an electrical duct bank that supply water and power to a larger percentage of the city of Columbus. That combined with an awkward parcel shape that runs along the edge of the interstate made for a challenging master planning effort. Since a portion of the site could not be connected to the regional detention basin adjacent to the property due to that utility easement, the solution was to collect and store a large portion of the site’s storm water via a pervious paver system that was used in the streets and parking lots. Tenants such as Whole Foods were very receptive to the paver system since it was consistent with their brand messaging and sustainability initiatives.
Positioned close to the I-270 & Morse Rd. interchange, the rear facades of the power component retailers reflect a more sensitive and articulated architecture, including scale, material, color and signage as well.
The Whole Foods grocer required a significant service and dock area which was designed to be enclosed, concealed, and integrated into the overall architecture of the building. This allowed the service area to be easily accessed near the main entrance without posing any unpleasant views or experiences for the customers.
Pedestrian paths throughout the development play a very important role in maintaining connectivity and cross shopping convenience. Locating a Main Street block at the center of the site with big box and junior anchors at the perimeter provides for shorter distances and results in better opportunities to create interesting experiences along the way.
The site incorporates an LED Video display assisting visitors with available parking, store locations, events at Easton and will also display live and recorded video as well as graphics and advertisement.
Describe what you feel to be the key reasons for the success of the project (environmental enhancements, space utilization, construction costs, and the like).
Easton Gateway would be a successful development even if it were not part of the expansive Easton Town Center. It has all of the components that contribute to creating a sense of place such as distinct architectural statements that reference both traditional and contemporary sensibilities, an activated and appropriately scaled Main Street with ample sidewalks, convenient parallel parking, gas lamps for ambiance, a variety of uses that include offices, restaurants and regional retailers, pedestrian convenience and access to all parts of the overall site.
Within the context of Easton Town Center and its unique market strength, the Gateway district is successful because it provides a venue for restaurants, retailers and businesses that may not have been able to or interested in being in the main town center development. The more than 20 million visitors each year to the Easton Town Center area have made it a success as a local and regional shopping venue but also a popular travel destination. However, the addition of key tenants such as Costco, REI, and Whole Foods now further meets the needs of the local customer base and promises to inspire more successful nearby development.
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.
Steiner’s commitment to community encompasses a wide range of creative programs, outreach and fundraising partnerships, local and regional scholarships, and charitable initiatives that have raised more than $15 million over the last decade. These funds have been thoughtfully deployed through Steiner’s own foundations to hundreds of local charitable organizations and have supported just as many special and ongoing community-focused events and engagements.
One of Steiner’s most influential insights has been the understanding that a prerequisite to creating a truly successful residential community or mixed-use destination is the forging of an enduring social contract with the community in which it is located. Steiner’s industry leading approach to innovative fundraising programs and inspired charitable giving contributes to a strong professional culture both inside and outside of the organization. The result is that Steiner developments serve as more than just commercial venues; they are powerful philanthropic engines.
Specifically, all projects done with the Easton Town Center master plan area make positive improvements to the surrounding road network and streetscapes.
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.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Description of Entry
Easton Town Center first opened in 1999. It was recognized as one of the first open-air mixed-use centers and set the standard for place-making businesses. Fifteen years later as their desirable demographics continue to attract tenants, the premier destination has expanded with the 54-acre Gateway District incorporating 668,000 sf of big box, junior retailers, specialty shops, restaurants, and class “A” offices above retail.
With an emphasis of blending into the existing development while creating its own distinct identity, the project was conceived as a modern retail center built on a turn of the century “re-claimed” industrial facility thriving for years and depending on the economic activity of the town. Following natural urban growth patterns, this complex would have been built on the outskirts of town in a similar position to its location in the Easton master plan with direct connections to major transportation routes, such as US I-270.
The project, divided into two zones, is positioned to facilitate pedestrian cross shopping convenience. The centrally located and architecturally cohesive Main Street and the Peripheral Buildings which include larger structures positioned around the main block conveying a more diverse architectural character.
The architecture of Easton Town Center is reflective of typical Midwest small towns with strong traditional undertones incorporating contemporary expressions to enrich the composition and illustrate a natural evolution. In kind, the Gateway District buildings portray a traditional industrial style complemented with a few modern statements to add vibrancy and also reinforce the concept of evolution and growth over time.
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
Easton Gateway District
Category
New Developments > Retail projects over 500,000 sq. ft. of total retail space
Description
I-270 near I-670
3968 Stelzer Road
{43219 Address#projectAddress.City}, Ohio 43219
,
Winner Status
- Commendation