The Modern Strip Shopping Center
We all know the strip shopping center: a line of storefronts set behind a massive, usually tree-less, parking lot. Oklahoma City’s newest shopping area, Classen Curve, is not like any strip center you’ve ever seen before – at least not in St. Louis.
- The architecture of the buildings is crisp & modern.
- It is situated on a odd shaped site adjacent to a residential neighborhood.
- Once inside the boundaries you get a sense of place.
Classen Curve is on clearly on the high end. I had lunch at 105degrees — a vegan/raw restaurant. If you are unfamiliar with raw food it is a growing niche market. You are not likely to find such a place in your typical strip mall next door to a Subway. Classen Curve is located near the City of Nichols Hills, Oklahoma City’s equal to out Ladue (old money).
The developer is not your typical real estate developer, but one of the largest US producers of natural gas, Chesapeake Energy. Chesapeake’s corporate campus is a block away. The campus has changed dramatically since I first saw it in 2003. With over 1,500 employees on campus there is a built-in market for close shopping and restaurants. Between Chesapeake & Classen Curve construction has begun on Oklahoma City’s first Whole Foods.
You can see more on the aerial view in Google Maps.
The attempt was to create a pleasant experience, and to a large degree they succeeded. But despite good intentions they failed to create a good experience for pedestrians.
Like nearly every strip center built in the last 50 years, Classen Curve fails to make a strong pedestrian connection to the public sidewalk along the adjacent road. In getting from one building to the next you have curb ramps in some places, but not others.
The architect was Elliott & Associates Architects. I met Rand Elliott in the Fall of 1985 as a freshman in the architecture program at the University of Oklahoma. I was assigned him on a student + professional project in a 6th grade class. Elliott’s professional portfolio is outstanding which is why the poor walkability/accessibility of Classen Curve is so disappointing.
Care was given to make the back of the buildings attractive, dumpsters are cleverly concealed in steel structures that hold the tenant names.
While I have issues with the poor walkability/accessibility I’m very pleased with the effort to use the small/odd site and to rethink what a strip mall should be like. I just wish people knew how to make new construction walkable & accessible.
– Steve Patterson
This is a “lifestyle” center. There's one that's functionally similar out in Lake St. Louis, The Meadows at Lake St Louis, http://www.themeadowsatlsl.com/. They were hitting their stride until the recession hit, but have been struggling, since most don't have traditional, large “anchor” stores: http://retailtrafficmag.com/news/lifestyle_centers_lessons_05172010/index.html
Except for the triangular building, the Classen Curve center turns its back to the public street, with service courts screened by blank walls along both major streets. I like the architecture, but I have serious doubts about the viability of the retail, especially the smaller tenants, since it appears that signage is very limited facing the two major streets. Relying on either the center's name/brand to “drive”/attract people into the complex only works to a point, and works better when the center is new. Only time will tell if location and a “built-in consumer base” will allow the center to succeed financially.
Good point. The restaurants always are busy. It is pretty common to have a wait, especially during dinner. It will be interesting to see how many of the foodies shop while they are there. I suspect most of the folks eating are business folks from a nearby office (like Chesapeake).
Not a good point. A “Lifestyle Center” is just another name for upscale strip shopping center.
I was referring to his point about his concern for sustainable retail.
I'm confused – it appears that you like this center: “Classen Curve is on clearly on the high end.” It's “not like any strip center you’ve ever seen before”, “Once inside the boundaries you get a sense of place.” Then you respond that “A 'Lifestyle Center' is just another name for upscale strip shopping center.” Are you saying that this isn't an upscale strip shopping center? Or that it shouldn't be lumped in with other “lifestyle” centers?
Sure, like any other genre or description, there will always be good and bad examples, and yes, this site was both definitey unique and the project well-executed, but it's still, at its heart, a strip shopping center that meets the all the definitions of a lifestyle center. You park in front of one-story retail structures, and it doesn't appear that there are any major anchor stores. The parking may be highly landscaped, and the buildings may border on high design, but it's still no high-density, urbanistic, mixed-use development.
I like this center – regardless of the label.
Actually, Vega Deli in Chesterfield is 100% Vegan and 50% Raw and it's in a very typical asphalt oasis off Olive, the Hilltown Village Center. Annnd according to Google, there's a subway in the strip mall.
Great post. I have to agree, it is almost like they took the development too seriously. “over thought” comes to mind. The stormwater retention pond that you have pictured above is a confusing contraption to me too. The grass along the sides would appear to catch and then filter in a stair step fashion but I can't see that it does. The water in the pond was filthy when I looked at it the other day. Hmm, curious…
Steve, do you have any photos of the dumpster enclosures?
No, not really.
More thoughts and research on lifestyle centers:
http://en.wikipedia.org/wiki/Lifestyle_center_(retail)
http://www.usatoday.com/money/industries/retail/2007-01-31-lifestyle-master_x.htm
Not surprsingly, the oldest one on the list is Country Club Plaza, in Kansas City, circa 1923! And, interestingly, they list a “Boardwalk Marketplace” in O'Fallon, MO, which turns out to be the retail part of Winghaven: http://www.mc-eagle.com/developments/wingHaven/boardwalkMktPlace.asp
Bigger picture/more specifically, it looks like Classen Curve has somewhere between 550 and 600 parking spaces for its 93,000 square feet of leaseable area. That breaks down to 5.9 – 6.4 spaces per 1,000 sq. ft. Since their goal is a mix of high-end, boutique retail and unique restaurants, I can see limited parking becoming a real sticking point to full and stable occupancy.
The Winghaven Boardwalk is a retail failure so to call it a “lifestyle center” is laughable.
Agreed, the Winghaven Boardwalk isn't doing well, as well as being on the nondescript end of the design spectrum. I also, like you, like the looks of Claussen Curve, which is why I hope it succeeds. Only time will tell . . . but, for better or worse, lifestyle center is the term of art that is used to describe both (and others), regardless of any real “life”, retail or human, being present . . .
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