Project Information
Description of Entry
Originally built in two phases (late 1970’s and early 1980’s), Glendale Galleria was a regional shopping center powerhouse that was in need of refreshing. The design team's challenge was to rethink the 1.5 million s.f. Glendale Galleria to create a new shopping experience that encompasses the most forward looking concepts in retail design.
The renovation of Glendale Galleria included aesthetic and functional improvements to the regional retail destination that refreshed and updated its brand and identity. Improvements included modernized finishes and lighting, as well as improved circulation, access and signage to better integrate the Galleria with the surrounding mixed-use district. An upscale design aesthetic provided a crisp, modern identity that allowed the regional retail destination to attract and retain the best possible tenants, including a new Bloomingdale’s. We completely transformed the mall into a vibrant destination enhancing the world class shops and department stores.
We have opened up sight lines by exposing and enhancing the sculptural beauty of the ceiling vaults, eliminated most the brick for a more elegant feel, and created a stronger connection throughout the mall with escalator reconfiguration. A prominent feature is a new black stone runway that ramps through the exterior to the interior and diffuses into a distinctive pixilated floor pattern that reverberates throughout the mall. The renovation ultimately achieved the goal of giving the Glendale Galleria customer a new and improved shopping experience.
Shopping Center Information
Type of Project
Super-regional Center
Other
N/A
Physical Characteristics of Project
Mall
Other
N/A
Total Acreage of Site
1252586
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
| 1252586 | 1252586 | 0 | 3 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
Office
Other Uses
147765
Trade Area/Cachement Area Information
Project Trade Area
Urban Central Business District (CBD)
| 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) |
| 1347612 | 1360863 | 15 |
Retail Information
Total Retail Space
1329765
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
| 1312929 | 1329765 | 16836 |
Gross Leasable Area (small shop excluding anchors)
50073
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) |
| 509797 | 500763 | -9034 | 176 |
Total Number of Retail Stores (including anchors)
183
Major Tenants
Target (anchor): 180,000 sf
Dick’s Sporting Goods (sports and recreation mini anchor): 94,000 sf
Bloomingdale’s (department store anchor): 115,000 sf
JcPenney (department store anchor): 205,000 sf
Macy’s (department store anchor): 190,000 sf
Pirch (kitchen/furnishings/appliances mini anchor): 25,426 sf
Zara (fashion mini anchor): 35,717 sf
Parking Information
Number of Parking Spaces Provided
6429
Deck Parking
Yes
If deck parking, list vehicle capacity and number of levels of parking structure and briefly describe how structure connects to center.
There are two parking structures. The Galleria 1 garage is a 3-level garage with 4,473 spaces, and the Galleria 2 garage is a 6-level garage with 1,860 spaces. The Galleria 1 garage serves the portion of the center that is anchored by Macy's and Target. The Galleria 2 garage serves the portion of the mall anchored by Bloomingdale's and Pirch.
How many parking space are required by code?
6362
Development Schedule
Original Project Opening Date
10/14/1976
Official Project Opening Date
10/14/1976
Current renovation expansion opening date
11/8/2013
Professional Recognition
Development Company
Glendale I Mall Associates, Inc.
Owner
Glendale I Mall Associates, Inc.
Production or Executive Architect
ELS Architecture and Urban Design
Graphic Designer
RSM Design
Lighting Designer
Horton Lees Brogden Lighting Design
Landscape Architect
SWA
General Contractor
VCC
Management Company
General Growth Properties
Finance Company
Glendale I Mall Associates, Inc.
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
Glendale Galleria is a regional shopping center powerhouse that was in need of refreshing. Originally built in two phases (late 1970’s and early 1980’s), by 2011, the competitive landscape in and around the Galleria had changed significantly. Mervyn’s had long ago closed and remained vacant. Nordstrom had just announced that they would be relocating next door to the Americana. GGP as a company had just emerged from bankruptcy. The Galleria’s physical plant aesthetic was dated. At the same time, the market remained very viable.
GGP aggressively pursued landing Bloomingdale’s to anchor the former Mervyn’s box. Doing so jump started the overall renovation. The center got a total makeover with new flooring, new common area lighting and ceilings, new wayfinding, new interior wall treatments (elimination of a dark brick), revised grade change circulation, new exterior entries (including a stunning Central Avenue entry), new Central Avenue bridge cladding, a remodeled food court, new and relocated vertical transportation and parking enhancements. Also, first to trade area retailers like PIRCH, UNIGLO,ZARA, BHINDI Jewelers and Porsche Design joined the tenant lineup at Glendale.
Construction of the renovation commenced in early 2012 and culminated with the opening of Bloomingdale’s in November of 2013.
In what ways do you feel that other developers can benefit from your experience?
Well positioned centers can stand the test of time and are prime candidates for re-positioning and renovating. Additionally, adding first to trade area retailers can significantly broaden the drawing power of a center. Investing and updating the look and feel of a center can overcome negative initial perceptions.
Glendale Galleria has always generated strong sales. However, prior to the renovation, there was a negative perception that time had passed by the center, notwithstanding its historically strong sales. With the renovation, the first response from the retailer was positive. Thus, the renovation helped put the negative perception to bed.
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.
Glendale Galleria is owned by a JV partnership. The renovation was self-funded by the JV partnership.
If you had this project to do over again, what would you do differently? Why?
From a timing perspective (financing considerations aside), it would have been great to have done this project 5 years earlier. It may have precluded some of the defections from the center that occurred during that 5 year period.
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)
The primary consideration was that a requisite for landing Bloomingdale’s as an anchor was a commitment to renovate the center. While consistently and historically generating strong sales, the center’s physical plant was very dated. The food court looked like something out of an 80’s movie about high school (think Fast Times at Ridgemont High). The interior was hard and dark. The existing design had lots of brick, little natural light, and florescent, industrial-like ceiling light fixtures. Customer interior traffic flow challenges were also present from the center being originally developed in two phases.
The renovation essentially made Glendale a new, physical plant. Moreover, the aesthetic incorporated into the renovation will be timeless. Improvements included the following:
- Simple yet elegant flooring.
- Clean and light project colors.
- Both interior and exterior digital signage.
- Contemporary yet classic materials
- Wayfinding that is easy to understand.
- Entries that catch the customer’s eye.
- Much more shopper friendly grade change transitions (more ramps and easy to access stairs).
Describe how the renovation or expansion altered those conditions.
One of the most prominent features was a new black stone runway that ramps through the exterior to the interior and diffused into a distinctive pixilated floor pattern that reverberates throughout the mall. The design team opened up sight lines by exposing and enhancing the sculptural beauty of the ceiling vaults, eliminated most of the old brick for a more elegant feel, and created a stronger connection throughout the mall with escalator reconfiguration. Our team ultimately achieved the goal of giving the Glendale Galleria customer a new and improved shopping experience.
In the Bloomingdale’s wing, inline shop GLA was reduced to make room for the Bloomingdale’s anchor store and Pirch mini-anchor. This created a more prominent address for the mall and enhanced leasing opportunities for the entire shopping center.
What do you believe to be the key reasons for the success of the project? Why?
As a result of the renovation and its associated re-tenanting, Glendale Galleria re-established itself as a trade area powerhouse. Aesthetically, the design is light and contemporary, and the circulation is easy to navigate. Retailing wise, first to trade area tenants like Bloomingdale’s, PIRCH, Bhindi Jewelers, Porsche Design, Zara, and Uniglo make Glendale Galleria a much sought after destination.
How did you determine the business success of the project? (Cite 'before' and 'after' statistics to back up the claim.)
Threefold: rents are up, occupancy is up, and sales per square foot are up!
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.
Yes, the center remained fully open during the renovation and performed well during the project. The great majority of the work was done at night, thereby minimizing the daily impact of the construction. Further, we phased the work to minimize the areas of impact during construction. Moreover, additional commitments were made for cleaning and security to maintain the operating condition of the property.
In addition to the physical improvements, what ancillary measures were taken to enhance the center?
Glendale Galleria has delivered first to market retailers over decades while routinely delivering high sales per square foot. Adding a new and iconic Bloomingdales to the roster challenged the team to elevate what was already a strong retailer mix and foundation of fashion. While the physical attributes of the renovation were softening lines, brightening the environment and engaging a shopper’s sense of discovery, the dollars and cents not on the budget are the hours the multitude of people dedicated to raising the level of product offering to exceed the expectations of the Bloomingdale’s shopper. In all, forty-five (45) retailers, or 26% of the center, were relocated and another forty-seven (47) stores, or 27% of the shopping center, were new lease ups to support the shopping center experience demanded by the consumer base. These efforts originated from each of the big boxes at the center and moved outward. Adjacent to Target are category leaders in juniors, family, fast casual and the active wear market. Progressing towards center court and the flagship Victoria Secret’s, customers find a main street like tenancy with Disney, Swarovski, Brighton Collectibles, and Lolli and Pops. Continuing to the fulcrum of the center are Macy’s, stores like Coach, Michael Kors, Guess, and White House | Black Market. Making a turn towards Bloomingdale’s the discovery transitions to stores such as Ted Baker, Mitchell Gold & Bob Williams, Rolex, Tadashi Shoji, Louis Vuitton, and Gucci.
Describe any new marketing and/or re-leasing approaches successfully implemented during the period.
Glendale Galleria has delivered first to market retailers over decades while routinely delivering high sales per square foot. Adding a new and iconic Bloomingdales to the roster challenged the team to elevate what was already a strong retailer mix and foundation of fashion. While the physical attributes of the renovation were softening lines, brightening the environment and engaging a shopper’s sense of discovery, the dollars and cents not on the budget are the hours the multitude of people dedicated to raising the level of product offering to exceed the expectations of the Bloomingdale’s shopper. In all, forty-five (45) retailers, or 26% of the center, were relocated and another forty-seven (47) stores, or 27% of the shopping center, were new lease ups to support the shopping center experience demanded by the consumer base. These efforts originated from each of the big boxes at the center and moved outward. Adjacent to Target are category leaders in juniors, family, fast casual and the active wear market. Progressing towards center court and the flagship Victoria Secret’s, customers find a main street like tenancy with Disney, Swarovski, Brighton Collectibles, and Lolli and Pops. Continuing to the fulcrum of the center are Macy’s, stores like Coach, Michael Kors, Guess, and White House | Black Market. Making a turn towards Bloomingdale’s the discovery transitions to stores such as Ted Baker, Mitchell Gold & Bob Williams, Rolex, Tadashi Shoji, Louis Vuitton, and Gucci.
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.
Energy savings were made in light fixture selection and use of skylights for natural daylighting. The core sustainable strategy was repositioning the existing shopping center so that the building could sustain a longer, useful and vibrant life. Renovating the mall was an inherently sustainable undertaking. The existing building was retained, thus saving energy in the manufacturing, transportation, and installation of new materials and in the disposal of demolished materials.
We enhanced the pedestrian connections to the public sidewalk, transit and neighboring properties. The architectural enhancements complimented the existing aesthetic to avoid and unnecessary reskinning of the entire structure. In the renovated food court, opportunities for recycling were significantly enhanced to reduce material food waste. To create a more pedestrian friendly exterior, the plaza was redesigned with outdoor seating, a green wall, and active storefronts, transforming what was previously a ceremonial gesture into a social destination for the community.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Project Information
Description of Entry
Originally built in two phases (late 1970’s and early 1980’s), Glendale Galleria was a regional shopping center powerhouse that was in need of refreshing. The design team's challenge was to rethink the 1.5 million s.f. Glendale Galleria to create a new shopping experience that encompasses the most forward looking concepts in retail design.
The renovation of Glendale Galleria included aesthetic and functional improvements to the regional retail destination that refreshed and updated its brand and identity. Improvements included modernized finishes and lighting, as well as improved circulation, access and signage to better integrate the Galleria with the surrounding mixed-use district. An upscale design aesthetic provided a crisp, modern identity that allowed the regional retail destination to attract and retain the best possible tenants, including a new Bloomingdale’s. We completely transformed the mall into a vibrant destination enhancing the world class shops and department stores.
We have opened up sight lines by exposing and enhancing the sculptural beauty of the ceiling vaults, eliminated most the brick for a more elegant feel, and created a stronger connection throughout the mall with escalator reconfiguration. A prominent feature is a new black stone runway that ramps through the exterior to the interior and diffuses into a distinctive pixilated floor pattern that reverberates throughout the mall. The renovation ultimately achieved the goal of giving the Glendale Galleria customer a new and improved shopping experience.
Shopping Center Information
Type of Project
Super-regional Center
Other
N/A
Physical Characteristics of Project
Mall
Other
N/A
Total Acreage of Site
1252586
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference: plus or (minus) | Number of Levels |
| 1252586 | 1252586 | 0 | 3 |
Other Uses: Office
Other Uses: Hotel
Other Uses: Residential
Other Uses: Residential
0
Other Uses
Office
Other Uses
147765
Trade Area/Cachement Area Information
Project Trade Area
Urban Central Business District (CBD)
| 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) |
| 1347612 | 1360863 | 15 |
Retail Information
Total Retail Space
1329765
Total Acreage of Site
| Before Renovation / Expansion | After Renovation / Expansion | Net Difference-Plus or (minus) |
| 1312929 | 1329765 | 16836 |
Gross Leasable Area (small shop excluding anchors)
50073
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) |
| 509797 | 500763 | -9034 | 176 |
Total Number of Retail Stores (including anchors)
183
Major Tenants
Target (anchor): 180,000 sf
Dick’s Sporting Goods (sports and recreation mini anchor): 94,000 sf
Bloomingdale’s (department store anchor): 115,000 sf
JcPenney (department store anchor): 205,000 sf
Macy’s (department store anchor): 190,000 sf
Pirch (kitchen/furnishings/appliances mini anchor): 25,426 sf
Zara (fashion mini anchor): 35,717 sf
Parking Information
Number of Parking Spaces Provided
6429
Deck Parking
Yes
If deck parking, list vehicle capacity and number of levels of parking structure and briefly describe how structure connects to center.
There are two parking structures. The Galleria 1 garage is a 3-level garage with 4,473 spaces, and the Galleria 2 garage is a 6-level garage with 1,860 spaces. The Galleria 1 garage serves the portion of the center that is anchored by Macy's and Target. The Galleria 2 garage serves the portion of the mall anchored by Bloomingdale's and Pirch.
How many parking space are required by code?
6362
Development Schedule
Original Project Opening Date
10/14/1976
Official Project Opening Date
10/14/1976
Professional Recognition
Development Company
Glendale I Mall Associates, Inc.
Owner
Glendale I Mall Associates, Inc.
Production or Executive Architect
ELS Architecture and Urban Design
Graphic Designer
RSM Design
Lighting Designer
Horton Lees Brogden Lighting Design
Landscape Architect
SWA
General Contractor
VCC
Management Company
General Growth Properties
Finance Company
Glendale I Mall Associates, Inc.
Summary
Entry Summary
Describe the characteristics of the project you are submitting for an award.
Glendale Galleria is a regional shopping center powerhouse that was in need of refreshing. Originally built in two phases (late 1970’s and early 1980’s), by 2011, the competitive landscape in and around the Galleria had changed significantly. Mervyn’s had long ago closed and remained vacant. Nordstrom had just announced that they would be relocating next door to the Americana. GGP as a company had just emerged from bankruptcy. The Galleria’s physical plant aesthetic was dated. At the same time, the market remained very viable.
GGP aggressively pursued landing Bloomingdale’s to anchor the former Mervyn’s box. Doing so jump started the overall renovation. The center got a total makeover with new flooring, new common area lighting and ceilings, new wayfinding, new interior wall treatments (elimination of a dark brick), revised grade change circulation, new exterior entries (including a stunning Central Avenue entry), new Central Avenue bridge cladding, a remodeled food court, new and relocated vertical transportation and parking enhancements. Also, first to trade area retailers like PIRCH, UNIGLO,ZARA, BHINDI Jewelers and Porsche Design joined the tenant lineup at Glendale.
Construction of the renovation commenced in early 2012 and culminated with the opening of Bloomingdale’s in November of 2013.
In what ways do you feel that other developers can benefit from your experience?
Well positioned centers can stand the test of time and are prime candidates for re-positioning and renovating. Additionally, adding first to trade area retailers can significantly broaden the drawing power of a center. Investing and updating the look and feel of a center can overcome negative initial perceptions.
Glendale Galleria has always generated strong sales. However, prior to the renovation, there was a negative perception that time had passed by the center, notwithstanding its historically strong sales. With the renovation, the first response from the retailer was positive. Thus, the renovation helped put the negative perception to bed.
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.
Glendale Galleria is owned by a JV partnership. The renovation was self-funded by the JV partnership.
If you had this project to do over again, what would you do differently? Why?
From a timing perspective (financing considerations aside), it would have been great to have done this project 5 years earlier. It may have precluded some of the defections from the center that occurred during that 5 year period.
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.
Energy savings were made in light fixture selection and use of skylights for natural daylighting. The core sustainable strategy was repositioning the existing shopping center so that the building could sustain a longer, useful and vibrant life. Renovating the mall was an inherently sustainable undertaking. The existing building was retained, thus saving energy in the manufacturing, transportation, and installation of new materials and in the disposal of demolished materials.
We enhanced the pedestrian connections to the public sidewalk, transit and neighboring properties. The architectural enhancements complimented the existing aesthetic to avoid and unnecessary reskinning of the entire structure. In the renovated food court, opportunities for recycling were significantly enhanced to reduce material food waste. To create a more pedestrian friendly exterior, the plaza was redesigned with outdoor seating, a green wall, and active storefronts, transforming what was previously a ceremonial gesture into a social destination for the community.
Supporting Marterials
Documentation
Tenant Mix / Merchandising Plan
Maps / Floor Plan
Photo Gallery
Audio / Video
Description of Entry
Originally built in two phases (late 1970’s and early 1980’s), Glendale Galleria was a regional shopping center powerhouse that was in need of refreshing. The design team's challenge was to rethink the 1.5 million s.f. Glendale Galleria to create a new shopping experience that encompasses the most forward looking concepts in retail design.
The renovation of Glendale Galleria included aesthetic and functional improvements to the regional retail destination that refreshed and updated its brand and identity. Improvements included modernized finishes and lighting, as well as improved circulation, access and signage to better integrate the Galleria with the surrounding mixed-use district. An upscale design aesthetic provided a crisp, modern identity that allowed the regional retail destination to attract and retain the best possible tenants, including a new Bloomingdale’s. We completely transformed the mall into a vibrant destination enhancing the world class shops and department stores.
We have opened up sight lines by exposing and enhancing the sculptural beauty of the ceiling vaults, eliminated most the brick for a more elegant feel, and created a stronger connection throughout the mall with escalator reconfiguration. A prominent feature is a new black stone runway that ramps through the exterior to the interior and diffuses into a distinctive pixilated floor pattern that reverberates throughout the mall. The renovation ultimately achieved the goal of giving the Glendale Galleria customer a new and improved shopping experience.
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
Glendale Galleria
Category
Renovations/Expansions > Retail projects over 500,000 sq. ft. of total retail space
Description
100 West Broadway
{91204 Address#projectAddress.City}, California 91204
,
Winner Status
- Finalist