SHOPPING CENTER

SHOPPING CENTRE
A SHOPPING CENTER (AMERICAN ENGLISH) OR SHOPPING CENTRE
(COMMONWEALTH ENGLISH), ALSO CALLED A SHOPPING COMPLEX,
SHOPPING ARCADE, SHOPPING PLAZA OR GALLERIA, IS A GROUP OF
SHOPS BUILT TOGETHER, SOMETIMES UNDER ONE ROOF.

THE FIRST KNOWN COLLECTIONS OF RETAILERS UNDER ONE ROOF ARE

PUBLIC MARKETS, DATING BACK TO ANCIENT TIMES, AND MIDDLE EASTERN
COVERED MARKETS, BAZAARS AND SOUQS. IN PARIS, ABOUT 150 COVERED
PASSAGES WERE BUILT BETWEEN THE LATE 18TH CENTURY AND 1850, AND
A WEALTH OF SHOPPING ARCADES WERE BUILT ACROSS EUROPE IN THE
19TH CENTURY. IN THE UNITED STATES, THE WIDESPREAD USE OF THE
AUTOMOBILE IN THE 1920S LED TO THE FIRST SHOPPING CENTERS OF A
FEW DOZEN SHOPS THAT INCLUDED PARKING FOR CARS. STARTING IN
1946, LARGER, OPEN AIR CENTERS ANCHORED BY DEPARTMENT STORES
WERE BUILT (SOMETIMES AS A COLLECTION OF ADJACENT RETAIL
PROPERTIES WITH DIFFERENT OWNERS), THEN ENCLOSED SHOPPING
MALLS STARTING WITH VICTOR GRUEN'S SOUTHDALE CENTER NEAR
MINNEAPOLIS IN 1956. IN THE UNITED KINGDOM AND EUROPE, DISTINCTION
IS MADE BETWEEN SHOPPING CENTERS (SHOPS UNDER ONE ROOF),
SHOPPING PRECINCTS (PEDESTRIANIZED ZONES OF A TOWN OR CITY
WHERE MANY RETAIL STORES ARE LOCATED),[7] THE "HIGH STREET"
(STREET – PEDESTRIANIZED OR NOT – WITH A HIGH CONCENTRATION OF
RETAIL SHOPS), AND RETAIL PARKS (USUALLY OUT OF THE CITY CENTER,
5000 SQ.M. OR LARGER AND ANCHORED BY BIG-BOX STORES OR
SUPERMARKETS, RATHER THAN DEPARTMENT STORES).

SHOPPING MALL

SHOPPING MALL
A SHOPPING MALL IS A TYPE OF SHOPPING CENTER, A NORTH AMERICAN
TERM ORIGINALLY MEANING A PEDESTRIAN PROMENADE WITH SHOPS
ALONG IT, BUT IN THE LATE 1960S BEGAN TO BE USED AS A GENERIC TERM
FOR LARGE SHOPPING CENTERS ANCHORED BY DEPARTMENT STORES,
ESPECIALLY ENCLOSED CENTERS. MANY MALLS ARE CURRENTLY IN
SEVERE DECLINE ("DEAD MALLS") OR HAVE CLOSED. SUCCESSFUL
EXCEPTIONS HAVE ADDED ENTERTAINMENT AND EXPERIENTIAL
FEATURES, ADDED BIG-BOX STORES AS ANCHOR TENANTS, OR ARE
SPECIALIZED FORMATS: POWER CENTERS, LIFESTYLE CENTERS, FACTORY
OUTLET CENTERS, AND FESTIVAL MARKETPLACES. SMALLER TYPES OF
SHOPPING CENTERS IN NORTH AMERICA INCLUDE NEIGHBORHOOD
SHOPPING CENTERS, AND EVEN SMALLER, STRIP MALLS. PEDESTRIAN
MALLS (SHOPPING STREETS) IN THE UNITED STATES HAVE BEEN LESS
COMMON AND LESS SUCCESSFUL THAN IN EUROPE. IN CANADA,
UNDERGROUND PASSAGES IN MONTREAL AND TORONTO LINK LARGE
ADJACENT DOWNTOWN RETAIL SPACES.
 DIFFERENCE BETWEEN SHOPPING CENTRE AND MALL
THE TWO TERMS MALL AND SHOPPING CENTER ARE INTERCHANGEABLE
AS MANY PEOPLE USE THEM TO REFER TO THE SAME THING. IN GENERAL,
BOTH MALL AND SHOPPING CENTER REFER TO A LARGE SPACE WHICH
ALLOWS A PERSON ACCESS TO MORE THAN ONE SHOP. HOWEVER, THERE
IS A SLIGHT DIFFERENCE BETWEEN A MALL AND A SHOPPING CENTER.
SHOPPING CENTERS ARE LARGE ENCLOSED SPACES CONTAINING MANY
STORES THAT SELL MERCHANDISE TO THE PUBLIC. HOWEVER, A MALL
DOES NOT NECESSARILY HAVE TO BE AN ENCLOSED SPACE; IT CAN BE A
SHOPPING MALL, STRIP MALL OR A PEDESTRIAN STREET. THUS, A
SHOPPING CENTER IS ONLY A TYPE OF MALL. THIS IS THE KEY DIFFERENCE
BETWEEN MALL AND SHOPPING CENTER.

SM CENTER
DAGUPAN IS THE
NEWEST SHOPPING
CENTER FOR FAMILY,
FUN AND
ENTERTAINMENT
IN DAGUPAN CITY.

SM MALL OF ASIA, ALSO

ABBREVIATED AS SM MOA, OR
SIMPLY MALL OF ASIA OR MOA,
IS A LARGE SHOPPING MALL IN
THE PHILIPPINES, LOCATED AT
BAY CITY, PASAY, PHILIPPINES,
WITHIN THE SM CENTRAL
BUSINESS PARK, A RECLAIMED
AREA WITHIN MANILA BAY, AND
THE SOUTHERN END OF
EPIFANIO DE LOS SANTOS
AVENUE. 

THE TWO TERMS MALL AND SHOPPING CENTER ARE OFTEN USED
INTERCHANGEABLY THOUGH THERE IS A SLIGHT DIFFERENCE BETWEEN
MALL AND SHOPPING CENTER. A SHOPPING CENTER IS A BUILDING OR A
GROUP OF BUILDINGS THAT CONTAINS A VARIETY OF STORES. A MALL CAN
BE A SHOPPING CENTER, STRIP MALL OR EVEN A PEDESTRIAN STREET.
GENERAL-PURPOSE SHOPPING CENTERS
SUPERREGIONAL MALL / MEGA-MALL
A SUPERREGIONAL MALL IS, PER
THE INTERNATIONAL COUNCIL OF
SHOPPING CENTERS, IN THE US A
SHOPPING MALL WITH OVER
2
800,000 SQ FT (74,000 M ) OF GROSS
LEASABLE AREA, THREE OR MORE
ANCHORS, MASS MERCHANT, MORE
VARIETY, FASHION APPAREL, AND
SERVES AS THE DOMINANT
SHOPPING VENUE FOR THE REGION
(25 MILES OR 40 KM) IN WHICH IT IS
LOCATED.
NOTE THAT ICSC DEFINES MALLS ABOVE 800,000 SQUARE FEET (74,000 M2)
NET LEASABLE AREA IN ASIA-PACIFIC AS MEGA-MALLS.

REGIONAL MALL
A REGIONAL MALL IS, PER THE
INTERNATIONAL COUNCIL OF
SHOPPING CENTERS, IN THE UNITED
STATES, A SHOPPING MALL WHICH IS
DESIGNED TO SERVICE A LARGER
AREA THAN A CONVENTIONAL
SHOPPING MALL. AS SUCH, IT IS
TYPICALLY LARGER WITH
2
400,000 SQ FT (37,000 M ) TO
800,000 SQ FT (74,000 M ) GROSS
2

LEASABLE AREA WITH AT LEAST

TWO ANCHOR STORES AND OFFERS A WIDER SELECTION OF STORES.
GIVEN THEIR WIDER SERVICE AREA, THESE MALLS TEND TO HAVE HIGHER-
END STORES THAT NEED A LARGER AREA IN ORDER FOR THEIR SERVICES
TO BE PROFITABLE BUT MAY HAVE DISCOUNT DEPARTMENT STORES.
REGIONAL MALLS ARE ALSO FOUND AS TOURIST ATTRACTIONS IN
VACATION AREAS.

COMMUNITY SHOPPING CENTER

COMMUNITY SHOPPING CENTERS
(ALSO KNOWN AS
LARGE NEIGHBORHOOD
CENTERS OFFER A WIDER RANGE OF
GOODS. THEY USUALLY FEATURE TWO
ANCHOR STORES WHICH ARE LARGER
THAN THAT OF A SMALLER NEIGHBORHOOD CENTERS, E.G. A DISCOUNT
DEPARTMENT STORE. THEY MAY ALSO FOLLOW A STRIP CONFIGURATION,
OR MAY BE L- OR U-SHAPED. COMMUNITY CENTERS USUALLY FEATURE A
RETAIL AREA OF 100,000 TO 350,000 SQUARE FEET (9,300 TO 32,500 M2) AND
SERVE A PRIMARY AREA OF 3 TO 6 MILES (5 TO 10 KM).
IN THE U.K. AND EUROPE THESE WOULD BE CONSIDERED RETAIL PARKS

NEIGHBORHOOD CENTER
NEIGHBORHOOD CENTERS ARE
SMALL-SCALE SHOPPING CENTERS
SERVING THE LOCAL
NEIGHBORHOOD. THEY TYPICALLY
HAVE A SUPERMARKET AND/OR
LARGE DRUGSTORE AS AN ANCHOR.
NEIGHBORHOOD CENTERS USUALLY
HAVE A RETAIL AREA OF 30,000 TO
150,000 SQUARE FEET (2,800 TO
13,900 M2), AND SERVE A PRIMARY
AREA IN A 3-MILE (5 KM) RADIUS.
IN THE U.K. AND EUROPE SUCH A CENTER, IF LARGER THAN 5,000 SQUARE
METRES (54,000 SQ FT) WOULD USUALLY BE TERMED A SMALL RETAIL
PARK.

STRIP MALL (CONVENIENCE CENTER)

STRIP MALLS (WHICH DESPITE THE
NAME, ARE NOT CONSIDERED "MALLS"
EVEN IN NORTH AMERICA) ARE
SOMETIMES KNOWN AS STRIP
CENTERS OR CONVENIENCE CENTERS.
THEY ARE LESS THAN 30,000 SQUARE
FEET (2,800 M2) OF GROSS LEASABLE
SPACE.

SPECIALIZED SHOPPING CENTERS

POWER CENTERS AND RETAIL PARKS
POWER CENTERS, IN NORTH AMERICA, ARE OPEN-AIR OR, IN CENTRAL
CITIES, ENCLOSED, VERTICAL SHOPPING CENTERS THAT ALMOST
EXCLUSIVELY FEATURE SEVERAL BIG-BOX RETAILERS AS THEIR ANCHORS.
THEY USUALLY HAVE A RETAIL AREA OF 250,000 TO 600,000 SQUARE FEET
(23,000 TO 56,000 M2) AND A PRIMARY TRADE AREA OF 5 TO 10 MILES (8 TO
16 KM).
A RETAIL PARK, IN THE UNITED KINGDOM AND
EUROPE, IS A TYPE OF SHOPPING CENTRE FOUND ON
THE FRINGES OF MOST LARGE TOWNS AND CITIES IN
THE UNITED KINGDOM, AND SOME (BUT NOT ALL)
OTHER EUROPEAN COUNTRIES. IN EUROPE, ANY
SHOPPING CENTER WITH MOSTLY "RETAIL
WAREHOUSE UNITS" (UK TERMINOLOGY; IN THE US
THE TERM IS "BIG-BOX STORES"/SUPERSTORES),
5,000 SQUARE METRES (54,000 SQ FT) OR LARGER IS
A RETAIL PARK, ACCORDING TO THE LEADING REAL
ESTATE COMPANY CUSHMAN & WAKEFIELD. THIS
WOULD BE CONSIDERED IN NORTH AMERICA EITHER
A POWER CENTER OR A NEIGHBORHOOD SHOPPING
CENTER, DEPENDING ON THE SIZE.

LIFESTYLE CENTER
A LIFESTYLE CENTER (AMERICAN
ENGLISH), OR LIFESTYLE CENTRE
(COMMONWEALTH ENGLISH), IS A
SHOPPING CENTER OR MIXED-USED
COMMERCIAL DEVELOPMENT THAT
COMBINES THE TRADITIONAL RETAIL
FUNCTIONS OF A SHOPPING MALL WITH
LEISURE AMENITIES ORIENTED
TOWARDS UPSCALE CONSUMERS.

THEME/FESTIVAL CENTER
THEME OR FESTIVAL CENTERS HAVE
DISTINCT UNIFYING THEMES THAT ARE
FOLLOWED BY THEIR INDIVIDUAL
SHOPS AS WELL AS THEIR
ARCHITECTURE. THEY ARE USUALLY
LOCATED IN URBAN AREAS AND CATER
TO TOURISTS. THEY TYPICALLY
FEATURE A RETAIL AREA OF 80,000 TO
250,000 SQUARE FEET (7,400 TO 23,200
M2).

OUTLET CENTER
AN OUTLET CENTER (OR OUTLET MALL IN NORTH AMERICA) IS A TYPE OF
SHOPPING CENTER IN WHICH MANUFACTURERS SELL THEIR PRODUCTS
DIRECTLY TO THE PUBLIC THROUGH THEIR OWN STORES. OTHER STORES
IN OUTLET CENTERS ARE OPERATED BY RETAILERS SELLING RETURNED
GOODS AND DISCONTINUED PRODUCTS, OFTEN
 AT HEAVILY REDUCED PRICES. OUTLET
STORES WERE FOUND AS EARLY AS
1936, BUT THE FIRST MULTI-STORE
OUTLET CENTER, VANITY FAIR,
LOCATED IN READING, PENNSYLVANIA,
DID NOT OPEN UNTIL 1974. BELZ
ENTERPRISES OPENED THE FIRST
ENCLOSED FACTORY OUTLET CENTER
IN 1979, IN LAKELAND, TENNESSEE, A
SUBURB OF MEMPHIS.

SHOPPING PRECINCT / PEDESTRIAN MALL

A SHOPPING PRECINCT (U.K. TERM)
OR PEDESTRIAN MALL (U.S. TERM) IS
AN AREA OF CITY CENTER STREETS
WHICH HAVE BEEN PEDESTRIANIZED,
WHERE THERE IS A CONCENTRATION
OF "HIGH STREET SHOPS" SUCH AS
DEPARTMENT STORES, CLOTHING
AND HOME FURNISHINGS STORES,
AND SO FORTH.[7] THEY MAY BE PART
OF A LARGER CITY-CENTER
PEDESTRIAN ZONE, AS IS STRØGET IN
COPENHAGEN, DENMARK. IN THE U.S.
CHIEFLY IN THE 1960S, SOME CITIES
CONVERTED A MAIN SHOPPING STREET (USUALLY SEVERAL BLOCKS OF
ONE STREET ONLY) TO PEDESTRIAN ZONES KNOWN AT THE TIME AS
SHOPPING MALLS (I.E. THE ORIGINAL MEANING OF "MALL": A
"PROMENADE"), BUT NOW REFERRED TO AS PEDESTRIAN MALLS.

SHOPPING ARCADE
A SHOPPING ARCADE IS A TYPE OF
SHOPPING PRECINCT THAT
DEVELOPED EARLIER AND IN
WHICH THE CONNECTING
WALKWAYS ARE NOT OWNED BY A
SINGLE PROPRIETOR AND MAY BE
IN THE OPEN AIR OR COVERED BY
A GROUND-FLOOR LOGGIA. MANY
EARLY SHOPPING ARCADES SUCH
AS THE BURLINGTON ARCADE IN
LONDON, THE GALLERIA VITTORIO
EMANUELE II IN MILAN, AND
NUMEROUS ARCADES IN PARIS
ARE FAMOUS AND STILL FUNCTIONING AS SHOPPING CENTERS, WHILE
MANY OTHERS HAVE BEEN DEMOLISHED.

IN RUSSIA, CENTURIES-OLD SHOPPING CENTERS THE SIZE OF REGIONAL

MALLS STILL OPERATE, CONSISTING OF MULTIPLE ARCADES. THEY
DEVELOPED FROM PREVIOUS SO-CALLED "TRADING ROWS", WHICH WERE
ESSENTIALLY MARKETS WHERE TRADERS COULD OBTAIN SPACE TO SELL
THEIR GOODS. GREAT GOSTINY DVOR IN SAINT PETERSBURG IN ITS
PRESENT BUILDINGS DATES BACK TO THE 1760S.[19] WITH A TOTAL AREA
OF 800,000 SQUARE FEET (74,000 M2),[20] GUM IN MOSCOW, OPENED IN ITS
PRESENT BUILDINGS IN THE 1890S.
IN HISTORICAL BUILDINGS
HISTORIC AND/OR MONUMENTAL BUILDINGS
ARE SOMETIMES CONVERTED INTO SHOPPING
CENTERS, OFTEN FORMING PART OF A
LARGER CITY CENTER SHOPPING DISTRICT
THAT OTHERWISE CONSISTS MOSTLY OF ON-
STREET STORES. EXAMPLES ARE THE FORMER
MAIN POST OFFICE OF AMSTERDAM, NOW
MAGNA PLAZA; THE STADSFEESTZAAL IN
ANTWERP, BELGIUM, A FORMER EXHIBITION
"PALACE"; THE FORMER SEARS WAREHOUSE,
NOW PONCE CITY MARKET IN ATLANTA; THE
FORMER EMPORIUM-CAPWELL DEPARTMENT
STORE IN SAN FRANCISCO, NOW SAN
FRANCISCO CENTRE; AND THE ABASTO DE
BUENOS AIRES, FORMERLY THE CITY'S
WHOLESALE PRODUCE MARKET.

HISTORY OF SHOPPING CENTERS

SHOPPING CENTERS ARE NOT A RECENT INNOVATION. ONE OF THE
EARLIEST EXAMPLES OF PUBLIC SHOPPING AREAS COMES FROM ANCIENT
ROME, IN FORUMS WHERE SHOPPING MARKETS WERE LOCATED. ONE OF
THE EARLIEST PUBLIC SHOPPING CENTERS IS TRAJAN'S MARKET IN ROME
LOCATED IN TRAJAN'S FORUM. TRAJAN'S MARKET WAS PROBABLY BUILT
AROUND 100–110 AD BY APOLLODORUS OF DAMASCUS, AND IT IS THOUGHT
TO BE THE WORLD'S OLDEST SHOPPING CENTER.[22] THE GRAND BAZAAR
OF ISTANBUL WAS BUILT IN THE 15TH CENTURY AND IS STILL ONE OF THE
LARGEST COVERED SHOPPING CENTERS IN THE WORLD, WITH MORE THAN
58 STREETS AND 4,000 SHOPS. NUMEROUS OTHER COVERED SHOPPING
ARCADES, SUCH AS THE 19TH-CENTURY AL-HAMIDIYAH SOUQ IN
DAMASCUS, SYRIA, MIGHT ALSO BE CONSIDERED AS PRECURSORS TO THE
PRESENT-DAY LARGE SHOPPING CENTERS.[23] ISFAHAN'S GRAND BAZAAR,
WHICH IS LARGELY COVERED, DATES FROM THE 10TH CENTURY. THE 10-
KILOMETER-LONG, COVERED TEHRAN'S GRAND BAZAAR ALSO HAS A
LENGTHY HISTORY. THE OLDEST CONTINUOUSLY OCCUPIED SHOPPING
MALL IN THE WORLD IS LIKELY TO BE THE CHESTER ROWS. DATING BACK
AT LEAST TO THE 13TH CENTURY, THESE COVERED WALKWAYS HOUSED
SHOPS, WITH STORAGE AND ACCOMMODATION FOR TRADERS ON VARIOUS
LEVELS. DIFFERENT ROWS SPECIALIZED IN DIFFERENT GOODS, SUCH AS
'BAKERS ROW' OR 'FLESHMONGERS ROW'.
GOSTINY DVOR IN ST. PETERSBURG, WHICH OPENED IN 1785, MAY BE
REGARDED AS ONE OF THE FIRST PURPOSELY-BUILT MALL-TYPE
SHOPPING COMPLEXES, AS IT CONSISTED OF MORE THAN 100 SHOPS
COVERING AN AREA OF OVER 53,000 M2 (570,000 SQ FT).
THE MARCHÉ DES ENFANTS ROUGES IN PARIS OPENED IN 1628 AND STILL
RUNS TODAY. THE OXFORD COVERED MARKET IN OXFORD, ENGLAND
OPENED IN 1774 AND STILL RUNS TODAY.
THE PASSAGE DU CAIRE WAS OPENED IN PARIS IN 1798.[25] THE
BURLINGTON ARCADE IN LONDON WAS OPENED IN 1819. THE ARCADE IN
PROVIDENCE, RHODE ISLAND INTRODUCED THE RETAIL ARCADE CONCEPT
TO THE UNITED STATES IN 1828 AND IS ARGUABLY THE OLDEST "SHOPPING
CENTER" IN THE COUNTRY.[26] THE GALLERIA VITTORIO EMANUELE II IN
MILAN, ITALY FOLLOWED IN THE 1870S AND IS CLOSER TO LARGE MODERN
MALLS IN SPACIOUSNESS. OTHER LARGE CITIES CREATED ARCADES AND
SHOPPING CENTERS IN THE LATE 19TH CENTURY AND EARLY 20TH
CENTURY, INCLUDING THE CLEVELAND ARCADE, AND MOSCOW'S GUM,
WHICH OPENED IN 1890. WHEN THE CLEVELAND ARCADE OPENED IN 1890,
IT WAS AMONG THE FIRST INDOOR SHOPPING ARCADES IN THE US, AND
LIKE ITS EUROPEAN COUNTERPARTS, WAS AN ARCHITECTURAL TRIUMPH.
TWO SIDES OF THE ARCADE HAD 1,600 PANES OF GLASS SET IN IRON
FRAMING AND IS A PRIME EXAMPLE OF VICTORIAN ARCHITECTURE.
SYDNEY'S QUEEN VICTORIA MARKETS BUILDING, OPENED IN 1898, WAS
ALSO AN AMBITIOUS ARCHITECTURAL PROJECT.

SHOPPING CENTERS BUILT BEFORE THE 20TH CENTURY

EARLY EXAMPLES OF "STORES UNDER ONE ROOF" INCLUDE THE NINE-

BUILDING SHOPPING ARCADE DAYTON ARCADE IN DAYTON, OHIO (1902–
1904), PRIMARILY BUILT TO REHOUSE THE PUBLIC FOOD MARKETS IN MORE
SANITARY CONDITIONS, BUT WHICH ADDED RETAIL CLOTHING AND
HOUSEHOLD GOODS STORES. THE LAKE VIEW STORE, OPENED JULY 1916,
WAS A COLLECTION OF STORES UNDER ONE ROOF AIMED AT THE
WORKERS IN THE COMPANY TOWN OF MORGAN PARK, IN DULUTH,
MINNESOTA.

BEFORE THE 1920S–1930S, THE TERM "SHOPPING CENTER" IN THE U.S.

WAS LOOSELY APPLIES TO A COLLECTION OF RETAIL BUSINESSES. A
CITY'S DOWNTOWN MIGHT BE CALLED A "SHOPPING CENTER". BY THE
1940S, "SHOPPING CENTER" IMPLIED — IF NOT ALWAYS A SINGLE OWNER
— AT LEAST, COMPREHENSIVE PLANNING IN THE DESIGN AND BUSINESS
PLAN, A PLACE BUILT ACCORDING TO AN OVERALL PROGRAM THAT
COVERED THE TARGET MARKET, TYPES OF STORES AND STORE MIX,
SIGNS, EXTERIOR LIGHTING, AND PARKING.
 IN THE MID-20TH CENTURY, WITH THE
RISE OF
THE SUBURB AND AUTOMOBILE CULTUR
E IN THE UNITED STATES, A NEW STYLE
OF SHOPPING CENTER WAS CREATED
AWAY FROM DOWNTOWN. EARLY
SHOPPING CENTERS DESIGNED FOR
THE AUTOMOBILE INCLUDE MARKET
SQUARE, LAKE FOREST, ILLINOIS (1916),
AND COUNTRY CLUB PLAZA, KANSAS
CITY, MISSOURI , 55 ACRES (220,000 M2),
OPENED 1923.

THE BANK BLOCK IN GRANDVIEW HEIGHTS, OHIO (1928) WAS AN

EARLY STRIP MALL OR NEIGHBORHOOD CENTER OF 30 SHOPS BUILT
ALONG GRANDVIEW AVENUE, WITH PARKING IN THE BACK FOR 400 CARS.
UNIQUELY FOR THE TIME, IT HAD
MULTIPLE NATIONAL GROCERY
STORE
TENANTS KROGER, PIGGLY
WIGGLY, AND THE A&P TEA
COMPANY. THE PARK AND
SHOP (1930) IN CLEVELAND
PARK, WASHINGTON, D.C. WAS
AN EARLY STRIP
MALL OR NEIGHBORHOOD
CENTER WITH PARKING IN THE
FRONT. IT WAS ANCHORED
BY PIGGLY WIGGLY AND BUILT IN
AN L SHAPE.

OTHER NOTABLE, LARGE EARLY CENTERS WITH STRIPS OF INDEPENDENT

STORES, ADJACENT PARKING LOTS, BUT NO DEPARTMENT STORE
ANCHORS, INCLUDE HIGHLAND PARK VILLAGE (1931) IN DALLAS; AND RIVER
OAKS SHOPPING CENTER (1937) IN HOUSTON.
FIRST MODERN SHOPPING MALL IN THE PHILIPPINES
HARRISON PLAZA (HP) WAS A SHOPPING MALL SITUATED ALONG HARRISON
AVENUE CORNER PABLO OCAMPO STREET IN THE DISTRICT OF MALATE IN
MANILA, PHILIPPINES. OPENED IN 1976 AND CLOSED IN 2019, IT WAS THE
FIRST MODERN AND MAJOR SHOPPING MALL LOCATED IN THE AREA. THE
SHOPPING MALL BUILDING HAS BEEN DEMOLISHED TO GIVE WAY FOR A
REDEVELOPMENT OF THE SITE INTO RESIDENTIAL BUILDING COMPLEX
WITH A SHOPPING CENTER BY SM PRIME HOLDINGS.

HISTORY
FIRST OPENING

THE PROPERTY WAS BUILT IN A

FORMER CEMETERY, WHICH WAS
DESTROYED DURING WORLD
WAR II, AND CLEARED OF
GRAVES AFTERWARDS. BEFORE
THE DEVELOPMENT, THE AREA
USED TO BE KNOWN AS FORT
SAN ANTONIO ABAD IN MALATE,
MANILA, HARRISON PARK, AND
ERMITA CEMETERY,
RESPECTIVELY.

HARRISON PLAZA OPENED IN

1976 AND WAS THE FIRST MODERN SHOPPING MALL IN THE PHILIPPINES
AFTER THE OPENING OF ALI MALL. THE MARTEL FAMILY LEASED THE LOT
ON THE PLACE WHERE THE MALL IS STANDING UNDER THE CONTRACT
WITH THE CITY GOVERNMENT OF MANILA.DESPITE BEING BUILT ON THE
SITE OF A FORMER CEMETERY, VERY FEW URBAN LEGENDS INVOLVED THE
PLACE. THE RETAIL CENTER WAS THE FIRST AIR-CONDITIONED SHOPPING
MALL IN THE PHILIPPINES.

FIRE, TWO-YEAR CLOSURE, SECOND OPENING

AFTER THE MALL WAS RAZED

BY A FIRE THE SHOPPING
MALL WAS SHUTTERED FOR
RENOVATIONS WHICH WAS
DONE FROM 1982 AND 1984.
WHEN IT WAS REOPENED TO
THE PUBLIC IN 1984, THE
MALL FEATURED A CINEMA,
AMUSEMENT RIDES, JAI ALAI
FRONTON SITE (UNTIL IT WAS
CONVERTED TO SM
HYPERMARKET IN 2010), A
FOUNTAIN, A ROMAN
CATHOLIC CHAPEL AND A
HOTEL IN THE 1990S. IT WAS
ANCHORED BY THE
COUNTRY'S MAJOR
DEPARTMENT STORE CHAINS
LIKE SM DEPARTMENT STORE AND RUSTAN'S.

DECLINE

WITH THE RISE OF NEW MALLS BUILT BY SM, AYALA, ROBINSONS, AND
MEGAWORLD AS WELL AS A MAKEOVER OF ALI MALL, THE HARRISON
PLAZA SUDDENLY BECAME A DECAYING, SQUALOR AND DISORDERLY MALL
AND HAD LOST ITS GLORY DAYS DUE TO THE MISMANAGEMENT OR BAD
MAINTENANCE FROM THE MARTEL FAMILY. THIS LED THE MARTELS TO
CONSIDER SELLING THE PROPERTY.

IN JUNE 2016, IT WAS

REPORTED THAT SM
PRIME HOLDINGS IS
PLANNING TO INVEST
₱39.44 BILLION TO
REDEVELOP THE MALL
AND PLANNED TO PUT
UP BUSINESS
PROCESS
OUTSOURCING
OFFICES AND
RESIDENTIAL TOWERS
IN THE HARRISON
PLAZA COMPLEX. THE
FIRM IS PARTNERING WITH THE CITY GOVERNMENT OF MANILA WHICH HAS
ECONOMIC INTEREST FROM THE REDEVELOPMENT PROJECT.

IN APRIL 2018, SM PRIME HOLDINGS WAS FINALIZING A DEAL TO BUY OUT

THE MARTEL FAMILY FROM ITS CONTRACT WITH THE CITY OF MANILA TO
REDEVELOP AND MANAGE HARRISON PLAZA. SINCE THE SHOPPING
CENTER WAS IN NEED OF REDEVELOPMENT AND LAGGED BEHIND OTHER
MALLS IN THE METRO, SM PRIME HOLDINGS PLANS TO BUILD A NEW
SHOPPING CENTER WITH A RESIDENTIAL CONDOMINIUM ABOVE IT.THE
MARTEL FAMILY'S CONTRACT OF THE MALL WOULD EXPIRE BY 2020 OR
2022.
BUILDING LAWS IN DESIGNING A SHOPPING CENTRE
USES PERMITTED OUTRIGHT.
IN THE CR ZONE, ONLY THE FOLLOWING USES AND THEIR ACCESSORY
USES ARE PERMITTED OUTRIGHT:
A. A USE PERMITTED IN THE R3 ZONE.

B. NEIGHBORHOOD COMMERCIAL USES AS FOLLOWS:

1. RETAIL GOODS AND SERVICES;

2. CHILD CARE CENTER (CARE FOR MORE THAN 12 CHILDREN);

3. FOOD SERVICES, EXCLUDING AUTOMOBILE-ORIENTED USES;

4. MEDICAL AND DENTAL OFFICES, CLINICS, AND

LABORATORIES;

5. PROFESSIONAL AND ADMINISTRATIVE OFFICES;

6. REPAIR SERVICES, CONDUCTED ENTIRELY WITHIN THE

BUILDING; AUTO REPAIR AND SIMILAR USES NOT PERMITTED;

7. MIXED USE BUILDING (RESIDENTIAL WITH OTHER PERMITTED

USES);

8. LAUNDROMATS AND DRY CLEANERS;

9. ART, MUSIC, OR PHOTOGRAPHY STUDIO;

10. PERSONAL SERVICES (BARBER SHOPS, SALONS, SIMILAR

USES).
 C. USES SIMILAR TO THOSE LISTED ABOVE. [ORD. 1116 § 1, 2003; ORD.
1037 § 1, 1997; ORD. 1025 § 3, 1996; ORD. 975 § 3, 1993; ORD. 950 § 45,
1991.]

CONDITIONAL USES.
IN THE CR ZONE, USES ALLOWED OUTRIGHT IN THE C2 ZONE AND THEIR
ACCESSORY USES ARE PERMITTED WHEN AUTHORIZED IN ACCORDANCE
WITH THE REQUIREMENTS OF CHAPTER 17.130 JCMC:

A. DORMITORIES.

B. CLUBS, LODGES, FRATERNAL AND RELIGIOUS ASSOCIATIONS. [ORD.

1116 § 1, 2003; ORD. 1037 § 1, 1997; ORD. 1021 § 2, 1996; ORD. 950 § 46,
1991.]

LOT SIZE.
IN A CR ZONE, THE LOT SIZE SHALL BE AS FOLLOWS:

A. THE MINIMUM LOT AREA FOR COMMERCIAL SHALL BE 5,000 SQUARE

FEET.

B. THE MINIMUM LOT AREA FOR TWO-FAMILY DWELLINGS (DUPLEXES)

SHALL BE 6,000 SQUARE FEET.

C. FOR MULTIPLE-FAMILY DWELLINGS, THE MINIMUM LOT AREA SHALL

BE 7,500 SQUARE FEET.

D. THE MINIMUM LOT WIDTH AT THE FRONT BUILDING LINE SHALL BE 50

FEET FOR AN INTERIOR LOT, AND 35 FEET FOR CUL-DE-SAC LOTS.

E. THERE IS NO MINIMUM LOT DEPTH.

 F. THE MINIMUM LOT AREA FOR TOWNHOMES (SINGLE-FAMILY
ATTACHED OR ROW HOUSES) SHALL BE 2,500 SQUARE FEET PER
UNIT. THE MINIMUM LOT WIDTH AT THE BUILDING FRONT SHALL BE 25
FEET. [ORD. 1197 § 1, 2010; ORD. 1116 § 1, 2003; ORD. 1037 § 1, 1997;
ORD. 950 § 47, 1991.]

SETBACK REQUIREMENTS.
EXCEPT AS PROVIDED IN JCMC 17.40.050 AND 17.95.060, IN A CR ZONE THE
YARDS, MEASURED FROM THE PROPERTY LINE TO THE FOUNDATION OF
THE BUILDING, SHALL BE AS FOLLOWS:

A. A MINIMUM FRONT SETBACK OF 15 FEET IS REQUIRED FOR

MULTIFAMILY DWELLINGS, TOWNHOMES, AND DUPLEXES, EXCEPT
THAT A COVERED (BUT NOT ENCLOSED) PORCH MAY BE WITHIN 10
FEET OF THE FRONT LINE. A MINIMUM FRONT SETBACK OF 10 FEET IS
REQUIRED FOR NONRESIDENTIAL AND MIXED USE BUILDINGS.

B. EACH SIDE YARD SETBACK SHALL BE A MINIMUM OF SIX FEET,

EXCEPT THAT ON CORNER LOTS, THE SIDE YARD ON THE STREET
SIDE SHALL BE A MINIMUM OF 15 FEET. TOWNHOMES SHALL HAVE NO
SETBACK REQUIREMENT WHERE THEY SHARE COMMON WALLS.

C. THE BACK YARD SHALL BE A MINIMUM OF 15 FEET.

D. IN THE CASE OF A TWO-FAMILY (DUPLEX) RESIDENTIAL USE ON A

CORNER LOT WHERE PRIMARY VEHICULAR ACCESS IS PROVIDED
FROM TWO STREETS, THEN BOTH YARDS ABUTTING THE STREET
SHALL BE CONSIDERED THE FRONT YARD. SETBACKS FOR BACK
YARDS ARE MEASURED SEPARATELY FOR EACH RESIDENTIAL
DWELLING OPPOSITE THE FRONT YARD (SEE APPENDIX A, DIAGRAM
2).
 E. NO BUILDING SHALL ENCROACH INTO A PUBLIC UTILITY EASEMENT
OR VISION CLEARANCE AREA (JCMC 17.95.090). [ORD. 1116 § 1, 2003;
ORD. 1037 § 1, 1997; ORD. 950 § 48, 1991.]

SETBACK EXCEPTIONS.
IN A CR ZONE, THE FOLLOWING ARCHITECTURAL FEATURES ARE ALLOWED
TO ENCROACH INTO THE SETBACK YARDS: EAVES, CHIMNEYS, BAY
WINDOWS, OVERHANGS, AND SIMILAR ARCHITECTURAL FEATURES MAY
ENCROACH INTO SETBACKS BY UP TO THREE FEET; PROVIDED, THAT THE
STATE FIRE CODE IS MET. WALLS AND FENCES MAY BE PLACED ON
PROPERTY LINES, SUBJECT TO THE STANDARDS IN JCMC 17.95.020. WALLS
AND FENCES WITHIN FRONT YARDS SHALL ADDITIONALLY COMPLY WITH
THE VISION CLEARANCE STANDARDS IN JCMC 17.95.090. [ORD. 1116 § 1,
2003; ORD. 950 § 48A, 1991.]

HEIGHT OF BUILDINGS.
NO BUILDINGS SHALL EXCEED A HEIGHT OF 35 FEET. BUILDING HEIGHT
MAY BE RESTRICTED ACCORDING TO REQUIREMENTS IN JCMC 17.20.070,
17.20.090 AND 17.40.090. [ORD. 1116 § 1, 2003; ORD. 1037 § 1, 1997; ORD. 950
§ 49, 1991.]

LOT COVERAGE.
IN A CR ZONE, THE BUILDINGS SHALL NOT OCCUPY MORE THAN 60
PERCENT OF THE LOT AREA. [ORD. 1116 § 1, 2003; ORD. 1037 § 1, 1997; ORD.
950 § 50, 1991.]

RESIDENTIAL STANDARDS.
ALL NEW RESIDENTIAL BUILDINGS IN THE CR ZONE SHALL COMPLY WITH
THE DEVELOPMENT REVIEW, BUILDING HEIGHT TRANSITION, BUILDING
ORIENTATION, BUILDING FORM, AND OTHER STANDARDS LISTED IN THE R3
ZONE IN JCMC 17.20.030, 17.20.090 THROUGH 17.20.120 AND 17.20.140. [ORD.
1116 § 1, 2003; ORD. 950 § 50A, 1991.]
NONRESIDENTIAL STANDARDS.
ALL NEW NONRESIDENTIAL BUILDINGS IN THE CR ZONE SHALL COMPLY
WITH THE DEVELOPMENT REVIEW, BUILDING HEIGHT TRANSITION,
BUILDING ORIENTATION, BUILDING FORM, AND OTHER STANDARDS LISTED
IN THE R3 ZONE IN JCMC 17.20.030, 17.20.090 THROUGH 17.20.110 AND
17.20.130 WITH THE FOLLOWING EXCEPTIONS:

A. HOURS OF OPERATION ARE NOT LIMITED.

B. THERE IS NO MAXIMUM FLOOR AREA STANDARD. [ORD. 1116 § 1, 2003;

ORD. 950 § 50B, 1991.]

SM CENTER DAGUPAN
IT IS LOCATED ON M. H. DEL PILAR STREET
AND HAS A FLOOR AREA OF
APPROXIMATELY 23,000 SQUARE METERS,
WITH OVER 115 STORES INCLUDING
APPLIANCE, FASHION BOUTIQUES,
HARDWARE, SHOES, SPORTS, JEWELRY,
EYEWEAR STORES AS WELL AS
BOOKSTORES, NOVELTY SHOPS,
INFORMATION TECHNOLOGY AND
ELECTRONIC GOODS STORES,
RESTAURANTS, COFFEE SHOPS, AMONG
OTHERS.
IT ALSO HAS 278 PARKING SLOTS,
INCLUDING THOSE RESERVED FOR
PERSONS WITH DISABILITIES.