Modera Garden State Plaza Breaks Ground in Paramus

• Construction has officially started on Modera Garden State Plaza, a major mixed-use redevelopment next to the Westfield Garden State Plaza mall in Paramus.
• The first phase will deliver 575 market-rate apartments, retail space, and new public green areas.
• The project is being developed through a joint venture between Unibail-Rodamco-Westfield and Mill Creek Residential.

What the Modera Garden State Plaza Project Includes

Construction is now underway on the first phase of Modera Garden State Plaza, a large mixed-use redevelopment rising next to the Westfield Garden State Plaza mall in Paramus, New Jersey. The project is being developed by a partnership between Unibail-Rodamco-Westfield and Mill Creek Residential. It will introduce two five-story residential buildings containing 575 market-rate apartments under Mill Creek’s Modera brand. The redevelopment will also include nearly 50,000 square feet of retail space, a one-acre town square park, landscaped public gathering areas, and parking equipped with electric vehicle charging stations. The site sits near the northwest corner of the mall property adjacent to the Paramus Sports-Plex and major roadways, including Route 4 and the Garden State Parkway.

What the Development Will Look Like

Designed by Rogers Partners Architects, the project features contemporary residential buildings with gray and earth-toned façades, large windows, and numerous balconies overlooking pedestrian-friendly public spaces. Ground-floor storefronts will line a new pedestrian corridor called Plaza Passage, which will connect the residential community directly to the mall. Renderings also show landscaped plazas, outdoor seating areas, sculptures, and year-round retail and dining activations intended to create a more walkable mixed-use environment around the shopping center. The first phase will additionally introduce several new internal streets referencing the property’s retail history, including Marquee Lane and Bamberger’s Lane.

What the Project Signals for Mall Redevelopment

The project reflects the growing trend of transforming traditional suburban shopping malls into mixed-use residential districts as retail landlords diversify revenue streams beyond retail leasing. Developers across the country are increasingly adding housing, hospitality, medical office, and entertainment uses to aging mall properties in response to changing consumer behavior and stronger multifamily demand. Future phases of the Garden State Plaza redevelopment could eventually include a hotel, medical offices, and senior housing components. For Unibail-Rodamco-Westfield, the project represents another major effort to reposition one of the country’s highest-performing malls into a broader live-work-play destination. Construction is currently expected to finish by mid-2028.