Adaptive Reuse of Shopping Malls - Case Study of the Foothills Mall in Tucson, AZ

Abstract

Dead and dying shopping malls are pervasive in the United States and abroad. What were once proxy town centers, created with the best of intentions during the expansion of cities into suburbs after World War II, are now often a blight on the communities they once served. Although malls remained vibrant hubs of activity for decades, drawing in ever more development around them, the model became diluted, focusing far too much on retail and profit. Ultimately, consumers tired of the mall and directed much of their spending to big box stores, the “category killers,” and their free time to a new “third place,” outdoor lifestyle centers. Shopping malls had weathered downturns in the past, but the advent of internet retailing dealt malls a final blow, one that would be unrecoverable while in their current form. How to deal with these properties is a question for landlords and communities in nearly every municipality in the nation. Adaptive reuse has emerged as a promising solution that utilizes the existing infrastructure, limits the demolition of the site, and renews the vibrant activity that once took place in these “town centers.” The Foothills Mall in Tucson, Arizona (currently referred to as “Uptown” on the Bourne Companies website) is a compelling case study for adaptive reuse. It is a prime example of a shopping mall that once flourished during the growth of a city and then went through two downturns into vacancy. A Specific Plan for mixed-use has already been approved by Pima County for its redevelopment, keeping portions of the existing property in-tact. The literature on shopping malls, their history, golden years, decline, and renewal is reviewed along with industry publications and the Specific Plan. Interviews with industry leaders add insights. Best practices are discussed to support, challenge, and guide future decisions.