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FEATURE ARTICLE, MAY 2007
FROM VACANT FIELD TO RETAIL DESTINATION
Bolingbrook’s shopping, dining and entertainment options ripen with the completion of Forest City Enterprises’ The Promenade Bolingbrook.
Amy Bigley
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The Promenade Bolingbrook, Forest City Enterprises
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Sprouting from a vacant soybean field at the intersection of Boughton Road and Interstate 355 in Bolingbrook, Illinois, Forest City Enterprises’ The Promenade Bolingbrook is positioned to become a shopping, dining and entertainment destination in the greater Chicago area.
“The bottom line is that we began doing some demographic studies — looking at the [area’s] population, composition and retail competition — and it appeared that this area was a hole in the doughnut in terms of retail real estate,” says Jerry Ferstman, vice president and project developer at Forest City Commercial Development.
The Promenade Bolingbrook, which celebrated its grand opening last month, is a 1.1 million-square-foot destination lifestyle center that is projected to generate $300 million annually in new retail sales tax for the Bolingbrook area.
“There’s retail around the site but the distance between our site and the other retail is far enough that it affords us the opportunity to develop a retail project that does not really cannibalize any of the other projects in the general area,” Ferstman explains.
The center boasts many retailers with huge market penetration, including the second IKEA in the greater Chicago area; a Macy’s, the first in the area in 10 years; the second Bass Pro Shops Outdoor World in the Chicago area; and an H&M department store. During the company’s negotiations for a Marshall Field’s store, Federated acquired the May Company, which brought a Macy’s to the project. The development also features a variety of junior anchors, restaurants and entertainment venues, as well as a plan for at least two hotels on site.
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The Promenade Bolingbrook, which opened in April, offers more than 50 retailers and restaurants, including IKEA, Ann Taylor Loft, Ted’s Montana Grill, and Johnny Rockets.
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Currently there are more than 40 signed tenants including American Eagle Outfitters, Barnes & Noble, Ann Taylor Loft, Brookstone, Champs Sports, Delia’s, Foot Locker, Gymboree, Hallmark, Jos. A. Bank, Forever 21, Coach, Kay Jewelers, Lens Crafters, Limited Too, Mrs. Fields, PacSun, The Walking Company, Ulta, Victoria’s Secret, Yankee Candle, Zales, Stride Rite and Sunglass Hut. Restaurants for the development include Bar Louie, BD’s Mongolian Barbeque, Go Roma Italian Kitchen, Gordon Biersch, Great Steak & Potato Company, Johnny Rockets, Salad Creations, Ted’s Montana Grill, Starbucks Coffee and Woodlands.
The projected $75 million development, which has become a collaborative effort between the Village of Bolingbrook and Forest City, evokes a contemporary prairie design that fits into its Midwest backdrop. Designed by Cleveland-based KA Inc., Ferstman describes the center as eclectic, with Frank Lloyd Wright-inspired and prairie-style design elements mixed with a contemporary architectural style.
By creating a heavily landscaped center with a pedestrian-friendly design, Forest City is looking to develop a community gathering place for the Bolingbrook market.
“Right now, [residents] have strip centers and power centers that they can visit; [The Promenade Bolingbrook] will celebrate events and holidays, and encourage people to come and shop and socialize and enjoy dining,” Ferstman notes. “It becomes a place that people want keep — not just to shop — but to enjoy.”
With a 425,000- to 450,000-square-foot final phase expected to open in 2008, The Promenade Bolingbrook will near 2 million square feet. The project aims to provide a broad range of retail choices for the area’s residents, as well as becoming a community destination.
“One of the things that is so unique [about the project] is the intimacy that it exudes,” Ferstman says. “It’s comfortable in terms of size and its walkability; it’s very pedestrian friendly.”
The Promenade’s location, near the intersection of Interstates 355 and 55, gives the project great accessibility throughout the market. Additionally, Ferstman notes that the extension of I-355 to Interstate 80, which is expected to open this fall, will make the development even more accessible.
“[The Promenade Bolingbrook] is a real shopping node and there are not very many [like it] of this magnitude in the area,” Ferstman says.
Exterior Design and Finishes Can Make or Break a Lifestyle Center
“The idea of lifestyle centers is not new, but the way they are being developed is,” says Matthew Gray, chairman of Graycor Construction Co. “The lifestyle centers we’re building are much larger than in recent years and are truly communities within communities. Today, the lifestyle center resembles an upscale, urban main street area, complete with the separation and appearance of city blocks.”
A prime example is The Promenade Bolingbrook, which Homewood, Illinois-based Graycor Construction recently completed building for Forest City Enterprises.
“In keeping with the main street experience, the building team went to great lengths to incorporate architectural embellishments that are visually interesting but also unique to the architecture of the surrounding area,” Gray adds.
For example, throughout the nine city blocks that make up The Promenade Bolingbrook, seven different types of prairie-style brick are used to pay homage to Midwest architectural legends Louis Sullivan and Frank Lloyd Wright. “Much of the complexity of these projects is in the façades,” explains David Wing, general manager with Graycor Construction.
“The majority of retail projects have two, maybe three, types of architectural finishes,” Wing adds. The Promenade Bolingbrook has more than 10 types of finishes that are featured on eight different buildings and common areas throughout the community. The different finishes are used to create consistency throughout the complex, but are still unique and architecturally appealing to shoppers. The Promenade project utilized eight different types of brick, three different types of stone, two types of gypsum fiber reinforced concrete (GFRC), three types of glass, three types of sunshades and fiber cement panels, with more than 20 different textures, patterns and colors throughout.
“Preconstruction is the key to a successful project. Planning before construction begins allows the entire team to work together and uncover ways to balance the variety of finishes against the cost of the project, without compromising the aesthetics or schedule,” Wing says.
Initially, The Promenade project called for an abundance of high-end cultured stone and stained glass finishes. During the preconstruction phase, the team suggested using higher priced cultured stone as flourishes and decorative accents at eye level and in common areas for consumer appeal, while using pre-cast and articulated (patterned) stone at higher elevations and in areas that will be viewed from a distance. “That way, costs are minimized without sacrificing the high-end look and feel of the shopping community,” Wing explains.
“It isn’t always about cost savings,” adds Steve Oldendorf, senior project manager at Graycor. “Many times it’s about finding more durable materials or materials that make a stronger architectural statement.” For instance, the Bolingbrook project utilized panels made of fiber cement with a wood grain finish, which are made to look and feel like real wood but without its maintenance issues. “Natural wood is highly subject to the elements and therefore has a high upkeep,” Oldendorf says. “In cases where real wood is warranted, like in the case of some of the sun shades on the buildings, we used woods like Cyprus, which are bug and weather resistant.”
“There are many changes that take place on a daily basis when dealing with such a large variety of materials,” Gray says. “You have to go into each project knowing that changes are going to take place daily, so you have to be flexible and maintain a positive outlook.”
— Melissa Garcia is director of marketing communications for Graycor Construction Company. |
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