Suburban Square in Ardmore, Pennsylvania serves as a prime example of a mixed-use center adapting to modern changes while remaining rooted in history and community. Established in 1928 as one of the first shopping centers in the United States, Suburban Square offered an art-deco themed destination featuring a mix of shops and an anchor Strawbridge's Department store situated along a central "main street" lined with retail promenades and curbside parking. Over time, the property evolved to embrace economic and social trends that shaped the shopping experience throughout the United States. In the late 1970s, the "main street" was converted into a central courtyard and pedestrian-only mall lined with planters, stairs, and seating elements. Through the 2010s, the Central Courtyard was once again transformed, this time into a vehicular space designed to offer convenient access for shoppers and patrons, but at a detriment to the visitor experience.

Despite its well-maintained state, Suburban Square faced challenges with declining occupancy, the loss of the anchor Strawbridge's store, and a car-centric design that deterred visitors. This resulted in local patrons taking their well-earned dollars to larger, newer lifestyle centers in the region that provided pedestrian amenities, new retail and restaurant uses, and events that attracted families. In 2015, property owner KIMCO Realty set out on an ambitious effort to reposition Suburban Square as a vibrant mixed-use destination that blended retail uses with dynamic community spaces focused on the pedestrian experience.

A Master Plan Focused on Placemaking & Experiences
The repositioning effort began through a collaborative master planning process that included Mahan Rykiel Associates, a landscape architecture firm based in Baltimore, and Nelson Architects, formerly KA Architects. The design team analyzed the opportunities and constraints of the existing Suburban Square property, and the resulting analysis served as the basis for the proposed master plan improvements. Recognizing the need for a new vision, the team crafted an overall plan that focused on placemaking and the ability to link distinct districts through retail promenades within "found" spaces - i.e. underutilized vehicular drop-offs, oversized roads, and realigned drive lanes and street parking. Repurposing these spaces added significant value to the site without acquiring additional property. By reimagining these "lost" spaces, a refocus on amenities and experiences was possible while maintaining storefronts and leasable spaces.

 
The master plan also aimed to reconnect existing anchor uses, like the Ardmore Farmers Market and Trader Joe's in the Central Courtyard, to create a unified experience. As in previous iterations, the new vision for Suburban Square reimagined the Central Courtyard as the heart of the property, creating a pedestrian-only activity and events space designed as the site's social hub, extending out to the anchor tenants and potential future development of the property.

The Central Courtyard was designed to offer a flexible area that could be used for daily consumerism, community events, and other activities. The intent was for the space to be able to transform almost instantly and comfortably. In the morning, users could lounge and read along the perimeter while fitness classes make use of the lawn. In the evening, a concert could attract patrons from the surrounding neighborhoods. For these reasons, the lawn was designed to offer flexible seating elements for lounging and mingling, while offering flexibility to transform into an event venue. Monumental benches and seating elements can become stages and seasonal displays as adjacent retail promenades are energized by restaurants that engage the space with outdoor seating that can expand and contract as needed. Ample overhead lighting ensures the area is well-lit while mood-setting lights under benches and twinkling lights embedded in decking create a welcoming and enchanting atmosphere, enhancing the overall experience for visitors both day and night.

Throughout the project, lush plantings, a diverse tree canopy, and carefully selected planters bring vibrant color, rich texture, and visual interest to the space. These elements not only enhance the aesthetic appeal but also provide much-needed shade, contributing to the overall comfort and enjoyment of the area for visitors and residents alike. The materiality of the project is also very impactful. High-quality pavers were used at key points, bringing uniformity and consistency to promote Suburban Square's brand identity.

Finding an Anchor
KIMCO Realty leveraged the proposed master plan improvements to attract new retailers, restaurants, offices, and other uses. For instance, during the conceptual design of the Central Courtyard, the proposed courtyard plans were used to draw a new major tenant to replace the vacant Strawbridge's Department Store. Lifetime Fitness, which now occupies more than 80,000 square feet of the historic building, was enticed by the opportunity to provide events and classes on the lawn as well as offer a juice bar and store fronting the park. Landing a signed lease for this historic building was a catalytic event in Suburban Square, marking a turning point in the property's leasing activity while also signifying to the local community that Suburban Square was entering a new phase in its identity and offerings.

Occupancy Rates Go Up with Public Realm Investment
The combined impact of public-realm improvements and the presence of Lifetime Fitness has brought a new sense of energy and activity to Suburban Square and provided a significant return on leasing. The site has thrived, attracting new tenants and restaurants while re-establishing itself as a community focal point. In 2018, Suburban Square won the National Gold Repositioning, Redevelopment Award from the Commercial Property Executive. The judges were impressed at the uptick in occupancy - from 62 to 88 percent in one year - as well as the increase in base rent.

Looking Ahead: Long-Term Viability and Success
The transformation of Suburban Square exemplifies how retail centers are evolving beyond just places to shop, highlighting a broader trend in retail development where the integration of retail with recreational and communal spaces is key to staying relevant in today's fast-paced world. This approach not only meets the immediate needs of consumers but also fosters a sense of belonging and well-being, ensuring long-term viability
and success.

Suburban Square has re-established itself as a focal point in Downtown Ardmore, along the Main Line, and in the Greater Philadelphia region. The Infill development along Coulter Avenue has strengthened the streetscape experience and created a new gateway plaza featuring a community fire pit, outdoor dining, and a direct connection to the SEPTA train station. The site's unified public realm is attracting additional investment and will soon feature Coulter Place, a new residential mixed-use building that will further activate the site by providing a consistent flow of local users.

The ambitious effort to reposition Suburban Square has been a notable achievement for KIMCO Realty and the site's surrounding communities. What was once a tired and struggling space has been transformed into a vibrant, engaging environment that continues to evolve. Suburban Square feels and functions like an extension of the surrounding community, who has embraced the new retail and restaurant offerings. The result is a lively, authentic space that further activates the placemaking goals of the master planning effort while setting Suburban Square up for long-term success.

As seen in LASN magazine, November 2024.