Where are downtowns headed? One simple answer is intriguing, if somewhat fanciful: Perhaps they are headed to the suburbs.
They may be headed to places like Tempe, Ariz. In the past four years, in this suburban town of 184,000 that’s 10 miles outside Phoenix, a development has begun to rise that is explicitly trying to re-create downtown vitality and ambience in a seemingly unlikely place. Culdesac Tempe, which has drawn a fair amount of publicity, allows no cars inside its 17-acre expanse. Its goal, when built out, is to contain more than 700 apartments, 16,000 feet of retail commerce and 1,000 residents. “The removal of the car,” writes Robert Steuteville of the Congress for the New Urbanism, “allows for a porous, fine-grain urban pattern with a network of narrow, shaded pedestrian-only paseos, intimate courtyards and a central plaza.”
If you are familiar with the Phoenix area, you may be inclined to dismiss the importance of the development because Tempe is a college town, home to Arizona State University, and towns full of students and faculty are often thought to be entities unto themselves. But that’s not the case with Hampstead, a development gradually taking shape 12 miles outside of Montgomery, Ala. It advertises itself bluntly as an attempt to bring the city to the suburbs. “Imagine living in a community where you can walk to work, where your kids can (really) walk to school,” one brochure exults. The project managers tout “an opportunity for an active lifestyle without even reaching for the car keys.” That’s basically the whole selling job.
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All of the experiments seem pointed, to a large extent, at people under 35 years of age, a group that still desires the density and variety of the center-city lifestyle, even as downtown commercial spaces remain disturbingly empty. And intriguingly, all of this is brewing even though conventional suburban office parks are experiencing worrisome vacancy rates.
In Governing
But social values were very much on the mind of Victor Gruen, the Austrian-born designer who created the first enclosed mall in the United States, Southdale Center in suburban Minneapolis, in 1956. Gruen wanted to give patrons a version of the lively and intensely social shopping districts he remembered from the Vienna where he grew up. It wouldn’t just be a collection of stores — it would include schools, post offices, medical centers and museums. A modern mall, especially in a cold-climate place like Minnesota, would be a sort of urban market town, a Main Street under glass.
In the years before his death in 1980, Gruen realized and regretted the failure of his creations to meet his original vision. They may have been pedestrian-friendly in their way, but they were nevertheless islands in a sea of parking. And the idea of a shopping mall as a key element in modern social life was rarely mentioned.
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When you look at what has happened to many of the dead malls of the last century, you find a whole variety of retrofits. Some of them have simply been torn down, of course, but others have been repurposed to contain housing, hotels, museums, gyms, churches, senior centers, libraries and a whole variety of other features. Many of these are public enterprises, successors to the strictly private mall operations that have dominated shopping-center history.
In perhaps the most startling transformation, Gruen’s Southdale Center in Minnesota, the first of the fully enclosed malls of the 1950s, is being re-created as a multipurpose development that includes luxury hotel rooms and apartment complexes, a fitness center in place of a defunct J.C. Penney store, medical clinics and day care for children, and a variety of other public and private properties.
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Ironic as it may seem, malls such as Southdale are moving closer to being the entity that Victor Gruen envisioned — places where different segments of the community can gather and find their basic needs as well as their consumer desires met, and also satisfy their desire for sociability.