Prior to the 2020 global pandemic, dead or dying shopping malls accounted for nearly 30% of all malls and 25% were estimated for closure before 2022. In the post-COVID-19 economy, the decline of shopping malls will forge onward, fueled by remarkable market share gains made by online retailers during global quarantine. Now, the question of what to do with deadmalls is more important than ever. The transformation of Highland Mall in Austin, Texas into a mixed-use neighborhood is one of the country’s best examples of mall adaptation. Key to its success were: Vision, Partnerships, Diversity, Reuse & Memory, and Courage.

A clear Vision and statement of purpose must be established early on and revisited often to maintain focus and inform decision making. The Vision will culminate following meaningful workshops that include diverse stakeholders affected by the mall’s past and future: neighborhood and community groups, city council members, institutions, property owners, retailers, historians, advocacy groups, and the general public. Anonymous surveys and town halls should be utilized.

“Highland Mall will be transformed into a vibrant and pedestrian-friendly mixed-use district of educational, commercial and residential uses organized to enhance the educational experience of students and the quality of life for area residents, employees and visitors.”

A variety of strategic partnerships should be implemented to maximize the site’s full potential, minimize risk, and leverage strengths. Include developers, operators, user-groups, and tenants to create organic and diverse community more resilient than any single entity in a down economy or setback.

Due to partnerships, the annual taxable value at Highland will increase from $0 as a deadmall to $12M as a mixed-use district.

Often the cost of rehabilitation and adaptive reuse can be more than building new. Why consider adaptive reuse? Seasoned materials add character and create an identifiable connection to history. Salvaged materials contribute to sustainability: less construction waste, recycled content, no off-gassing, lowered total project embodied energy and more. Adaptive reuse has other measurable economic value related to brand messaging and the positive human experience through brand association. Students, tenants, and employees report higher satisfaction in spaces that are comfortable and environmentally responsible.

Stories and memory association has real value when a site or structure has special meaning to many people as did Highland Mall. A conscious choice and investment was made to retain relics from the mall including tenant glazing, steel, and retail relics left behind. These have been re positioned in the college and its surroundings and made identifiable through branding, wayfinding and architectural finishes. (image ACC Highland Phase 2 Rendering)

Socioeconomic & programmatic diversity are key to creating a multi-dimensional environment that promotes vitality, inclusivity, and culture. The potential for cross-pollination and the exchange of ideas and opportunity within a diverse neighborhood is increased significantly.

Build-out: 3,290,000 sf of diverse program

Population: 28,600 Living, Learning, Working and Playing

Adaptive reuse takes courage and resilience. With each mall adaptive reuse project there will be significant surprises along the way (missing as-built drawings, flimsy construction, structural unknowns, and asbestos, to name a few). The design team and owner development team must be exceptional and steadfast, adhering to the vision and willing to do whatever it takes to realize it.