Northlake Mall

Skanska Constructing New $175 Million Taubman Mall

By Debra Wood

On Charlotte's rapidly growing north side, Taubman Centers is developing Northlake Mall, an enclosed regional shopping center with about 150 retailers and restaurants.

"We think the market in that northern portion of Charlotte lacked the kind of quality retail it demanded, based on demographics," said Rod Blake, manager of development for Taubman of Bloomfield Hills, Mich. Access to the site, near two interstates, "will create an extraordinary location for a retail venue," he added.

Taubman estimates that 486,000 people live in the mall's trade area, represented by approximately 183,250 households with average annual income of $66,300. It expects the area will grow 13 percent by 2007.

Anchors for the $175 million development include Dillard's, Belk, Hecht's, Dick's Sporting Goods and AMC Theatres.

Construction manager Skanska USA Building of Charlotte broke ground on the 1.1-million-sq.-ft. mall in October 2003 and expects to complete the two-story structure in time for a September opening. Crews were working on interior finishes in early March.

This is Skanska's 11th project for Taubman. It secured the job through a competitive bid process.

"Skanska always brings the very best people the industry offers," Blake said. "They know how we think, and they anticipate things. They are prepared and look at the project with depth and sophistication."

JPRA Architects of Farmington Hills, Mich., designed the structural-steel center to include a brick and curtain-wall exterior, 35-ft. atrium and extensive skylight system. Rocking chairs and rich colors will add to the ambiance.

"We tried to incorporate things that are evocative of the Charlotte region without doing anything that looks too artificial," Blake said.

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Prior to construction, Skanska created 3-D computer modeling to ensure the architectural elements met the designer's intent, said Frank Falciani, vice president of Skanska in charge of retail.

The project began with extensive sitework that included blasting rock, diverting a stream and managing slick clay soil. Walter L. Phillips of Falls Church, Va., provided civil engineering, and Blythe Development of Charlotte handled the earthwork.

The densely wooded site slopes, with a 50-ft. elevation change from the front to the back. Skanska relocated a seasonal stream running through the property with a permanent 20-ft., underground-trenching system.

"It's specially constructed to accommodate the percolation of the water that may seep in from underground, and then that takes it out into the catch basins at the back of the property," Falciani said.

The stream feeds Charlotte's potable water reservoir. Contractors had to take special care to avoid any runoff into the pristine stream. Crews sloped the earth toward the retention basins and covered the site with plastic at night to seal the clay. The pad area was finished in coordination with the cut-and-fill operation.

The mall sits on a conventional concrete foundation. The building has poured-in-place concrete walls, a porcelain tile floor and single-ply roofing.

"We used a thin-brick component, at the interior and exterior of the mall, for both to be able to lighten the structural components and also for the versatility of installation," Falciani said.

The grand court, a food court surrounded by a glass curtain wall, has a sloped glazing wall system, wood-deck ceiling and interior brick wall, with the brick product manufactured in North Carolina.

Southern Steel Co. of Charlotte received an early steel package to ensure on-time delivery. Buckner Steel Erection of Graham, N.C., erected the steel, starting at one end and working toward the other.

Subcontractors include 17 percent women- and minority-owned businesses. Skanska's prequalification process included good safety and track records and bonding capability.

Skanska's North Carolina office was certified as a Building Star Company by the North Carolina Department of Labor. The designation recognizes and promotes excellence in effective safety and health operations.

"We have certain privileges on the site, with regard to inspections," Falciani said. "We've proven we have a great safety record, and we are treated special."

To achieve its safety goals, Skanska makes every project manager and supervisor responsible for safety. They work with the full-time safety person to prevent accidents.

Thirty-three subcontractor trades and about 300 people are working onsite. That number will peak at close to 500 people as more finishing work takes place. By the time the mall is complete, Taubman estimates about 2,000 to 2,500 different tradespeople will have worked on the job.

Northlake Mall is one of nine enclosed regional malls expected to open in the United States this year, according to a report by the International Council of Shopping Centers. Five opened in 2004 and two in 2003.

Enclosed malls have fallen out of favor as less-expensive-to-build, open-air lifestyle centers have become popular. However, research by the retail industry association has found malls continue to grow in profitability and are still considered a good investment.

Useful Sources:

Northlake Mall
http://www.shopnorthlake.com