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A vacant Sears anchor at Marketplace Mall in Henrietta, New York, now forms part of the University of Rochester Medical Center’s Saunders Center for Orthopaedics and Physical Performance. The DESIGN:ED episode featuring Perkins&Will’s Robert Goodwin and S/L/A/M Collaborative’s Scott Hansche explains how the team combined adaptive reuse with a new pavilion instead of treating the project as a simple department-store conversion.
Published May 5, 2025, and listed by Apple Podcasts at roughly 50 minutes, the episode uses the Saunders Center to examine a larger architectural question: what can happen when a large, hard-to-replace retail shell is repurposed for community healthcare?
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What the DESIGN:ED episode is about
The episode centers on one project rather than presenting a survey of vacant malls. Robert Goodwin of Perkins&Will and Scott Hansche of the S/L/A/M Collaborative discuss the Saunders Center for Orthopaedics and Physical Performance, a University of Rochester Medical Center (URMC) facility at Marketplace Mall in Henrietta, New York. Perkins&Will designed the facility, with S/L/A/M Collaborative as architect of record.
The project occupies the former Sears anchor-store space and adds a new multistory pavilion for outpatient clinical services. That combination matters: the center is neither a cosmetic renovation of an old department store nor an entirely new building on an empty site. Its planning depends on fitting healthcare functions into an existing, single-story commercial volume while using new construction where the old shell could not provide the right rooms, circulation or vertical organization.
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Goodwin frames the institutional aim as bringing care closer to patients. As the project report quotes him, “A lot of healthcare is centralized in dense campuses, which can be hard to access or feel intimidating for patients. This was an institutional decision to reach into the community.”
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1Scan for outdated or missing drivers - takes under a minute2Clear out junk files and repair common Windows errors3Fix the driver behind crashes, sound loss and screen glitchesThe episode’s broader lesson is therefore conditional, not universal: a former retail anchor can support a specialized medical destination when the site, structure, program and access strategy align.
Why URMC looked beyond the hospital campus
URMC needed more room for orthopedics and physical performance after those services outgrew their previous location at Strong Memorial Hospital. The team evaluated seven possible sites. Proximity to several local and regional transportation modes was one of the stated criteria, alongside the practical question of whether a site could support the required clinical program.
The Marketplace Mall location is four miles south of Strong Memorial Hospital. That distance allowed URMC to establish a satellite destination while remaining relatively close to the main hospital campus. For patients, the move changes the experience from entering a dense hospital complex to arriving at a community retail site with multiple approaches and familiar regional access.
Site selection was not simply a matter of finding an empty building. A successful conversion requires a floor plate that can accept clinical rooms, procedure areas, support spaces, mechanical systems and safe patient circulation. It also requires an owner willing to combine an existing structure with new construction when the old building alone cannot meet the brief.
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What was reused and what was newly built
| Project component | How it was used | Design implication |
|---|---|---|
| Former Sears, single-story department-store area | Adapted for ambulatory surgery | The large existing volume became the foundation for a clinical program instead of being demolished. |
| New multistory pavilion | Houses exam and therapy functions | New construction supplied vertically organized outpatient space and helped reduce walking distances. |
| Concourse | Links the reused store and the pavilion | Patients and staff move between the two building types through a legible connecting route. |
| Former interior volume removed from the store | Converted into an outdoor rehabilitation area | Selective subtraction created an exterior therapeutic setting rather than preserving every square foot indoors. |
This arrangement shows why “adaptive reuse” can be an incomplete description if it suggests that every part of an old building remains untouched. The Saunders Center uses the existing Sears shell where its scale is advantageous, inserts new daylight and circulation strategies, removes a volume to make outdoor space, and adds a pavilion for functions that benefit from purpose-built organization.
How the design changed the former retail space
Daylight brought into a deep floor plate
Doctors told the design team that they could complete long shifts at the prior hospital location without seeing sunlight. In response, the Saunders Center incorporates skylights into the reused department-store area. The project also places daylight at the ends of circulation corridors, giving patients and staff visual orientation points instead of long, uniformly enclosed routes.
Skylights are a project-specific response to the depth and character of the former retail volume. They should not be read as a guarantee that every big-box conversion can receive equivalent daylight without major structural, roof and mechanical work. Here, daylight became both an environmental feature and a way to make a large clinical interior feel less institutional.
A courtyard and outdoor rehabilitation
The team removed a volume from the existing building to create an outdoor rehabilitation area. Reported features include track-and-field lanes, a half-court basketball area and football yard lines. Rehabilitation functions were organized around a courtyard so therapy could take place outdoors while daylight reached deeper into the floor plate.
Goodwin describes the strategy this way: “We organized rehabilitation functions around the courtyard, so you can basically conduct rehab outdoors, and at the same time bring daylight deep into the floor plate.” The outdoor elements are not decorative amenities detached from the care program; they correspond to the movement, strength and performance activities that the center treats.
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A new pavilion for exams and therapy
The new multistory pavilion houses exam and therapy functions. Locating these services in a purpose-built addition allowed the team to organize rooms vertically and to reduce the amount of walking required from patients with limited mobility. The pavilion also gives the project a distinct new-building component rather than forcing every department into the geometry of the former Sears store.
A concourse between old and new
A concourse links the reused store to the pavilion. In a hybrid project, the connection is critical: without a clear route, patients may experience the facility as two unrelated buildings. The reported design uses the concourse as the organizing spine between the adaptive-reuse portion and the new clinical wing.
Arrival and circulation were treated as clinical issues
The project includes multiple drop-off points, a canopy and vestibules that shelter arrivals from weather. Those decisions respond to the practical realities of orthopedic and physical-performance care, where some visitors may use mobility aids, arrive with pain or have difficulty crossing a large exposed parking area.
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Inside, the team sought to shorten patient travel through the pavilion and used daylight at corridor ends as a navigational cue. These moves address two different problems:
- Physical effort: shorter routes can reduce the distance patients with limited mobility must walk between arrival, examination and therapy.
- Environmental legibility: courtyards, skylights and visible daylight give long interior paths recognizable destinations.
- Weather exposure: canopies and vestibules create a protected transition from vehicle to building.
- Choice of entry: multiple drop-off points can distribute arrivals rather than forcing every patient through one congested door.
The report presents these choices as responses to this center’s patients and setting. They are useful questions for other conversions, but they are not universal prescriptions. A different mall may have different parking patterns, transit access, climate, structure or clinical population.
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What the project reportedly saved
Scott Hansche is quoted as attributing three outcomes to the project’s reuse strategy: “accounted for a year less time of construction, over $10 million in construction material and labor savings, and over $10 million in infrastructure cost not required.”
These figures need careful reading. They are estimates reported for the Saunders Center and attributed to Hansche; they are not an independently audited comparison and do not establish that adaptive reuse generally saves a year or millions of dollars. The statement also distinguishes between material and labor savings and infrastructure costs that were not required. Those categories should not be added together as a single verified net-savings figure without a project cost record.
The practical point is that retaining a serviceable large building can avoid some demolition, site and infrastructure work while accelerating the path to occupancy. The trade-off is that an existing store still needs substantial clinical conversion, new systems, code upgrades and careful integration with any addition.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.What this case says about vacant retail reuse
Reuse works when the program fits the shell
A former department store offers a broad, mostly single-story volume. That scale can be valuable for ambulatory surgery and other services that need large support areas, controlled circulation and equipment movement. It is less automatically suitable for every healthcare department. The project’s success depended on assigning the right functions to the old shell and putting exam and therapy spaces in a new pavilion.
Community location can be part of the care model
The Saunders Center is not merely a hospital moved into a mall. Its location was selected partly for access to local and regional transportation and to reach patients outside a dense medical campus. Goodwin’s description of “making space for people and making them feel supported” captures the human objective behind the planning decisions.
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Selective demolition can improve an existing building
Removing a volume to form a courtyard demonstrates that reuse does not require preserving every piece of the original interior. Subtraction can create daylight, outdoor therapy space and a clearer relationship between clinical rooms and rehabilitation.
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The pavilion is evidence that the strongest adaptive-reuse projects may be hybrids. A new wing can provide the room heights, stacking, elevators, services and circulation that an old retail box cannot easily deliver. The relevant question is not whether a project is “all reuse” or “all new,” but whether each part is assigned a role it can perform well.
A practical checklist for evaluating another empty retail anchor
The Saunders Center does not supply a universal scorecard, but its reported decisions suggest a disciplined set of questions for owners, healthcare organizations and design teams:
- Access: Can patients reach the site by the local and regional transportation modes that matter to the service population?
- Distance from existing care: Is the satellite close enough to share staff, emergency support and referral relationships with the main campus?
- Floor-plate fit: Which clinical functions genuinely benefit from the existing large volume, and which need a new wing?
- Daylight strategy: Where can skylights, courtyards or glazed ends improve orientation and staff experience without compromising clinical requirements?
- Mobility: How much walking will patients do from drop-off to treatment, and can the plan shorten that route?
- Weather protection: Are canopies, vestibules and drop-off points adequate for people arriving with limited mobility?
- Outdoor therapy: Can an exterior court or selectively removed volume support the actual rehabilitation program?
- Cost basis: Are claimed savings tied to a documented comparison, or are they professional estimates that need independent validation?
These questions help distinguish a promising shell from a building that only appears inexpensive before clinical, structural and infrastructure work is counted.
How to listen to the episode responsibly
The episode page is dated May 5, 2025. Apple Podcasts lists an approximately 50-minute runtime and the same date. Listings identify Goodwin and Hansche as the featured guests, while the project report supplies the detailed descriptions of the building and its reported outcomes.
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Outbyte Driver Updater FREEFix the driver behind crashes, sound loss and screen glitchesFind Drivers →Outbyte PC Repair FREEClear out junk files and repair common Windows errorsFree Scan →The published material is not a verified transcript of every spoken exchange. Specific remarks beyond the quoted statements should not be inferred from the short description. Architectural Record states that DESIGN:ED podcasts are approved for AIA credit, but the available listing does not confirm that this particular episode qualifies for credit. Professionals should verify episode-specific eligibility through the current program information before counting it toward a licensing requirement.
What the episode does—and does not—prove
It demonstrates one documented model: a healthcare institution reused a former Sears space, added a multistory pavilion and reshaped the interior around daylight, outdoor rehabilitation and shorter patient routes. It also records project-specific estimates of schedule and cost benefits.
It does not provide a market-wide statistic for vacant retail conversions, a ranking against other reuse projects or an independently benchmarked study of healthcare outcomes. The Saunders Center is best understood as a detailed case study whose ideas can inform future evaluations, not as proof that every empty anchor store should become a clinic.
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