When Everyone Shops Online, What Happens to Mixed-Use Retail?

How Changing Retail Trends Are Creating New Opportunities for Urban Experiences and Public Space

December 20, 2016

Partner, NBBJ

As more and more people desire an urban lifestyle, architects and developers are creating a large number of mixed-use projects — that is, developments and even single buildings that combine residential and commercial uses with retail and public space. A recent PricewaterhouseCoopers survey ranked mixed-use developments the highest-rated real estate niche for 2017 [PDF]. This paradigm is not new. What is new: everyone is wrestling with what to do with the ground floor, because retail is changing a lot.

In Seattle, the land use code either mandates retail at street level or exempts retail from counting against chargeable floor area. So developers and architects include it, either because they have to or because it is incentivized. But this part of the code was written a long time ago; retail then was different than it is today.

Many developers are now unsure what to do with retail at the ground floor, because most people now don’t go there to buy “stuff”: if you want something, you buy it on Amazon and have it delivered. But retail is such an important aspect of the street space and pedestrian experience. If retail at the street level is empty — and I see a lot of empty storefronts now in Seattle — it sends a bad message about the development, even when all the office space on the upper floors is full.

Restaurants open onto a public passageway at the new Amazon headquarters in Seattle.

Restaurants open onto a public passageway at the new Amazon headquarters in Seattle. (Kevin Scott/NBBJ)

Because we buy things differently, a lot of retail is now shifting to programs that deliver an experience, instead of showcasing objects for sale. Some of these new retail uses in Seattle include things like “doggie daycare,” which creates lively storefront experiences by showcasing the pets belonging to downtown residents who work during the day. And Amazon is now experimenting with “Amazon Go,” a new retail model based on a seamless experience rather than product display, where one can buy items with a smartphone and not have to go through a cashier.

Another common way to expand the experience is by extending the feeling of the space from the inside to the outside. For this reason, many restaurants are installing glass doors that slide out of the way in good weather. At the new Amazon headquarters in downtown Seattle, where all the ground-level uses are food-related, public space is integrated with the dining experience, with tables and chairs under glass canopies. These intimate spaces spill out onto the sidewalks, into a midblock thoroughfare or into a small plaza where the public can gather around a sculpture and eat lunches bought from food trucks.

So the question of open space is no longer just about building big parks like Central Park. Many architects are experimenting with creative ways to use the edges and leftover spaces around buildings to create activated gathering areas for small groups of people. And many developers are realizing that distributing public space in this way can bring added value to their properties. Retail is changing, and this provides new opportunities not just for developers and retailers, but for the city itself.

Image courtesy of Pexels.

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All I Know about Sustainability I Learned from an Italian Peasant Cook

Five Timeless Values for Sustainable Communities

December 6, 2016

President, Forterra

Gene Duvernoy is President of Forterra, a Seattle-based nonprofit which helps communities secure the places — urban, rural and wild — that are keystones of our sustainable future. This essay is adapted from his commencement address to the University of Washington College of Built Environments.


In my work at Forterra, a Seattle-based sustainability organization, we began an experiment several years ago we call the Cascade Agenda. It boils down to this: to save our natural and wild lands, our natural environments, we must change our built environments. We must make cities we in fact are drawn to, where we truly want to live and raise our families — prosperous places worthy of our children and grandchildren.

The progressive real estate and development world is now abuzz with the building of these new urban communities, which serve our many needs at a handy, even walkable distance. In fact, we have become so enamored with this old-fangled way of living, that we have given it a very new-fangled name. So while our grandparents may have just called them the home neighborhood, we proudly use the sobriquet “sustainable communities.”

To know when we are succeeding at these sustainable communities, we have invented measures and protocols, LEED categories and livable buildings standards. But let’s go behind this current vocabulary, to the lasting values of sustainability. For this, I will rely on the writings of Italian peasant cook Angelo Pellegrini.

Maybe you’ve heard of him? Angelo lived his first 10 years as a young and always hungry peasant in Italy and then, in about 1910, came to our own bountiful Olympic Peninsula. He grew up in what was the remote railroad town of McCleary and became — of all things — a University of Washington Shakespeare professor. Quite a career, but he is best known for his food writing. My favorites are Unprejudiced Palate (1948) and Lean Years, Happy Years (1983). He writes in these two books about sustainable kitchens, before we had such a fancy word — before the notion went to university.

Now here are the values he expressed through his writing:

First, he practiced a peasant’s crafty sense of frugality — how to get the most on the table today, without sacrificing future harvests.

Second, he promoted an Italian’s sense of quality — live life well, as your means best and prudently allow.

Third, he argued for the fresh and local over the exotic and remote — he was a locavore before his time.

He also deeply valued a host’s intrinsic responsibility for his guests. I think of this fourth as his most defining value. As a cook he understood that his role was really to elevate his guests’ spirits.

So all this I learned from reading Angelo. Sustainability arises from a frugality, commitment to quality, clear understanding of the fundamentals and respect for those he was serving.

Sustainability has gained an uptown polish as it has come to real estate. But, I mean to convince you that the values behind it remain the same.

Now to apply these five values to our job of building tomorrow’s sustainable communities.

Frugality — For sustainable communities, this means approaching a project with a clear intent to be cost-effective. But do not confuse frugality with parsimony, which leads to projects that serve narrow interests, while defeating the broader interests of our communities — like box stores on our diminishing farmlands. I mean frugality in a full sense of the term, where all externalities in fact are captured. For instance, we must concern ourselves with the multi-modal possibilities and commuting costs to a project, or the way stormwater may be handled onsite so it does not become a costlier problem offsite. As we get better at identifying and assessing all life-cycle costs and incorporating them in our design and building decisions, our choices naturally will be more sustainable.

Fundamentals of craft — We need to design and build our communities with the fundamentals readily available: affordable homes, jobs, transit, parks, shops, safety and schools. This may be a call to go “back to the future,” but these fundamentals are at the very core of sustainable communities.

Quality — Clearly livability demands a strong commitment to quality. Think like Angelo did about his table, where frugality and quality work synergistically. Again, as we become more cognizant of all life-cycle costs, this value too naturally moves to the forefront.

Good sense of business and profitability — Firms that are no longer in business, or projects that have gone underwater, are not contributing to cutting-edge sustainable communities. Admittedly, though, this value is a tricky one: Wall Street wants profits immediately. Bank and commercial financing are leery of innovation; they always have been. But the market itself — customers — are buying and proving sustainable buildings and communities are right. This is particularly true with a younger demographic. Ultimately, we will be building for clients who get it — the younger generation.

Regard for a project’s users — This is the value that I have the most trouble putting into words; the most elusive, yet maybe also the most important. Again, think like Angelo did about the guests at his table, with a deep regard for the ultimate users of the project.

As Lewis Mumford and many others have noted, we first started to build communities many thousands of years ago, in part to protect us from what was lurking in the woods. We have come full circle. Now we must protect these same woods from us. And — lucky for us — we are starting to do this by designing and building communities where people want to and can afford to live.

Sustainability in the built environment is being rediscovered. The technology is of-the-minute, but the values behind creating truly sustainable communities are time-tested, enduring. So I call on all of us — sincerely request each of you — to embed these values in our future work and practice.

Let us be the ones building communities where we will live well, gracefully and affordably — right alongside and respectful of our natural world.

Image courtesy of Pexels.

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Let’s Restore Hands-on “Making” and Social Justice to Innovation

Reflections on the Future of the Innovation Economy in Boston

November 15, 2016

Partner, NBBJ

“To invent, you need a good imagination and a pile of junk.”
—Thomas Edison

I love this quote from Thomas Edison, because it represents the cerebral side and the hands-on, “making” side of innovation. So often we talk about innovation as purely a matter of ideation, not of practical intelligence. Yet there are fantastic intelligences that can be gleaned from making. We invent at our peril without a pile of junk nearby.

Take batteries, for instance. Countries like Korea and China long ago took the lead in battery technology and production. Now the United States is trying to ramp up the development of batteries for sustainable energy, but with the exception of Tesla, the U.S. no longer has the knowledge. So making informs research.

This quote by Edison returned to me at a recent NBBJ salon event, which focused on the future of the innovation economy in Boston. With its world-class universities, technology companies, startups, biotech firms and medical institutions, Boston has long had the research down. But it doesn’t have the making.

Therein might be the solution to inequality. How do we spread the largesse and rewards of an innovation economy to people who don’t have a Ph.D.? By bringing making to innovation. The next Bill Gates will be fine: there are endless opportunities for people who code, but that is a rarified skill. Where are the fifteen-dollar-an-hour jobs? Where is the work for people who don’t have a college education?

By restoring making to innovation — locally, in Boston — we can build an innovation economy based on social justice. After all, Massachusetts was the first to offer public education, thanks to Horace Mann in the 1840s. The first lending library was the Boston Public Library. We have amazing, historic examples in Boston of spreading innovation as a matter of economic justice. What is this generation doing to spread innovation?

Two possibilities came up during the salon. (1) In the same way market-rate housing can be used to subsidize affordable housing, market-rate office space can be used to subsidize affordable incubator space, which could be limited to small firms that aren’t backed by venture capital. (2) Transportation. A proper transportation network, by providing access to more and more housing and workplaces, unlocks affordability.

One final thought… At a recent conference, “Innovation and the City,” hosted by Microsoft here in Cambridge, I heard it said that innovative spaces are places where people let down their guard and recognize each other’s interests and humanity. It’s a powerful sense, that empathy is critical to understanding how to make a group move forward. Are we providing the spaces where people can do that? Is it a town hall? Perhaps it was the space under the Liberty Tree in Boston Common, or the café culture of Berlin in the 1920s or Greenwich Village in the 1960s, or an extraordinary theater experience, or an exhibition of paintings, or a walk or hike in the landscape. Or is it a place to just sit by the fire and break bread? Innovation needs more than an incubator: it needs great public spaces, it needs community-building in its grandest sense.

Image courtesy of Pexels.


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