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The Dying Mall Reinventing Shopping Malls to Revitalize the Community the Dying Mall

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The Dying Mall Reinventing Shopping Malls to Revitalize the Community the Dying Mall THE DYING MALL REINVENTING SHOPPING MALLS TO REVITALIZE THE COMMUNITY The Iconic American Shopping Mall THE DYING MALL One third of the 1,200 US enclosed shopping malls are dead or endangered. The Iconic American Shopping Mall THE DYING MALL • Changing demographics and tastes • Loss of anchor stores • Loss of national retail chains • Being replaced by lifestyle centers and power centers • Online Shopping Community Impact THE DYING MALL • Big problem for the community • Loss of community vibrancy • Loss of tax revenue • Difficult to refill the space Reinvention THE DYING MALL • What’s the solution? • What can the community do? • Rethink the enclosed shopping mall. The Panel THE DYING MALL The Dying Mall - Overview Terry L. Reed, Vice President SSM Group, Inc. Malls Revisioned - Success Stories Drew A. Romanic, Associate Principal The Martin Architectural Group Zoning, Contract, and Regulatory Issues in Redevelopment Joseph G. Riper, Shareholder Riley Riper Hollin & Colagreco Bringing New Life to a Delaware County Suburban Mall Michael P. Markman, President BET Investments MALLS REVISIONED - SUCCESS STORIES Drew A. Romanic, Associate Principal The Martin Architectural Group MALLS REVISIONED - SUCCESS STORIES Original Aerial Original BEFORE: Hunt Valley Mall Valley Hunt BEFORE: MALLS REVISIONED - SUCCESS STORIES Current New with Aerial Residential AFTER: Hunt Valley Towne Centre Towne Valley Hunt AFTER: Mall Interior View MALLS REVISIONED Mall Interior View Entry to Food Court Area Upper Level - SUCCESS STORIES BEFORE: Hunt Valley Mall MALLS REVISIONED Executive Center Across the Street Old Macy’s Entrance - SUCCESS STORIES BEFORE: Hunt Valley Mall MALLS REVISIONED Failed Attempt to Activate Backfilled Space Walmart Expanded Footprint at Macy’s at Macy’s Anchor Space - SUCCESS STORIES MALLS REVISIONED - SUCCESS STORIES AFTER: Hunt Valley Towne Centre Towne Valley Hunt AFTER: MALLS REVISIONED - SUCCESS STORIES Centre AFTER: Hunt Valley Towne Valley Hunt AFTER: MALLS REVISIONED - SUCCESS STORIES BEFORE: Laurel Mall, Laurel MD Laurel BEFORE: MALLS REVISIONED - SUCCESS STORIES AFTER: Towne Centre at Laurel Towne AFTER: BEFORE: Laurel Mall MALLS REVISIONED Buildings were Hidden from the Street Dark and Uninviting Food Court - SUCCESS STORIES AFTER: Towne Centre at Laurel MALLS REVISIONED - SUCCESS STORIES • Site was completely razed • A main street pedestrian way was introduced • Cleared a vision line from main thoroughfare into site • Expanded amenities to include dining and entertainment with retail • 340 multi-family rental apartment units • Adjacent on-site with secure parking AFTER: Towne Centre at Laurel MALLS REVISIONED - SUCCESS STORIES • Amenities create a sense of place • Areas provided for reposed and contemplation • Outdoor Dining and Vibrant activity incorporated throughout the center MALLS REVISIONED - SUCCESS STORIES BEFORE: McHenry Row, Locust Point Baltimore MD Baltimore Point Locust Row, McHenry BEFORE: MALLS REVISIONED - SUCCESS STORIES AFTER: McHenry Row McHenry AFTER: BEFORE: McHenry Row MALLS REVISIONED Original Water Tower Identifies the Site Refurbished Water Tower - SUCCESS STORIES BEFORE: McHenry Row MALLS REVISIONED • Brownfield site • Direct access from I-95 at Fort McHenry Tunnel • REZONING TO A PUD READER WAS REQUIRED • Rezoned to a PUD reader - • Adjustments were made to parking SUCCESS STORIES requirements • A limit was set to the number of residential units • Requirements were made for retail and office components • Adjacent little league baseball fields were to remain and be improved Original Chesapeake Paperboard Company Aerial View AFTER: McHenry Row MALLS REVISIONED • 9.5 acre site • New signalized direct access to the site from Key Highway (I-95 access road) • Approximately 1,000 surface and structured parking spaces on site - SUCCESS STORIES • 89,000 SF office space • 110,000 SF retail space • 250 luxury rental apartments MALLS REVISIONED - SUCCESS STORIES AFTER: McHenry Row McHenry AFTER: MALLS REVISIONED - SUCCESS STORIES AFTER: McHenry Row McHenry AFTER: MALLS REVISIONED - SUCCESS STORIES Original Aerial Original BEFORE: Granite Run Mall Granite BEFORE: MALLS REVISIONED - SUCCESS STORIES PROPOSED PLAN: The Promenade at Granite Run The Promenade PLAN: PROPOSED MALLS REVISIONED - SUCCESS STORIES BEFORE: Granite Run Mall Granite BEFORE: MALLS REVISIONED - SUCCESS STORIES BEFORE: Granite Run Mall Granite BEFORE: PROPOSED PLAN: The Promenade at Granite Run - Retail MALLS REVISIONED - SUCCESS STORIES PROPOSED PLAN: The Promenade at Granite Run - Residential MALLS REVISIONED - SUCCESS STORIES ZONING, CONTRACT, AND REGULATORY ISSUES IN REDEVELOPMENT Joseph G. Riper, Shareholder Riley Riper Hollin & Colagreco Zoning Issues ZONING, CONTRACT, AND REGULATORY • Amend Existing Zoning Regulations vs. Enact New Zoning Ordinance • Conflicts with Existing Zoning Regulations • Form Based Ordinance • Overlay • By-Right/Conditional Use/Special Exception • Map Change vs. Text Change ISSUES Private Contract Rights ZONING, CONTRACT, AND REGULATORY ISSUES • Pad Sites Separately Owned • Cross Easement Rights • Leaseholds – Will They Remain • Anchor tenant controls • Private control rights – how will such rights affect • Overall access design • Entrance and traffic signal locations • Internal circulation • Parking fields • Building design • Facades/architectural considerations Regulatory Controls - Infrastructure ZONING, CONTRACT, AND REGULATORY ISSUES • Water/Sewer • Will usage increase/tapping fees • Traffic Improvements • Will trip generation increase • On-site improvements - including access improvements • Off-site improvements • Stormwater Management • How will current, more restrictive regulations affect site development • Infiltration requirements • Rate/quality/quantity of run-off ZONING, CONTRACT, AND REGULATORY ISSUES Granite Mall Granite Run ZONING, CONTRACT, AND REGULATORY ISSUES The Promenade at Granite Run The Promenade BRINGING NEW LIFE TO A DELAWARE COUNTY SUBURBAN MALL Michael P. Markman, President BET Investments BRINGING NEW LIFE TO A SUBURBAN MALL A Look Around Granite Mall Granite Run Around A Look Granite Run Mall – West to East BRINGING NEW LIFE TO A SUBURBAN MALL BRINGING NEW LIFE TO A SUBURBAN MALL Site Plan The Changing Face of the American Mall BRINGING NEW LIFE TO A SUBURBAN MALL • Malls of Yesteryear • Automobile focused • Department Store focused • Interior environment • Retail-centric Man…this place is dead! “Today’s Mall” - Lifestyle Center BRINGING NEW LIFE TO A SUBURBAN MALL • Multipurpose Leisure Destination • Dining • Retail • Entertainment • Housing • Live – Eat – Play - Shop • Pedestrian Oriented • Inside – Out • Millennial Mindset “Today’s Mall” – Lifestyle Center BRINGING NEW LIFE TO A SUBURBAN MALL Pleasant Walking Environment “Today’s Mall” – Lifestyle Center BRINGING NEW LIFE TO A SUBURBAN MALL “Today’s Mall” – Lifestyle Center BRINGING NEW LIFE TO A SUBURBAN MALL Still a place of community and gathering Just transformation to new experience Zoning BRINGING NEW LIFE TO A SUBURBAN MALL • Zoning created in a different era • Most Zoning Ordinances have not been modernized • Conventional Zoning segregates land uses • Existing Zoning does not support a Lifestyle Center Zoning Approach BRINGING NEW LIFE TO A SUBURBAN MALL • Design Guided Approach • Concept Plan • Overlay District Bulk Regulations • Design Guidelines • Building Permit Design Review Process • Form-based Zoning BRINGING NEW LIFE TO A SUBURBAN MALL Zoning BRINGING NEW LIFE TO A SUBURBAN MALL Zoning Site Constraints BRINGING NEW LIFE TO A SUBURBAN MALL • Boscov’s & Sears • Buildings • Lease Area restrictions • Acme & Kohl's remain • McDonald’s & Riddle Ale House • Gas/Petroleum Pipelines • Existing Utilities & Township Sewer Easement • And yes……Granite BRINGING NEW LIFE TO A SUBURBAN MALL Site Constraints Identifying the Redevelopment Issues BRINGING NEW LIFE TO A SUBURBAN MALL • Site Constraints • Managing Ongoing Operations • Documentation (or lack thereof) • Expectations • Traffic • Sanitary Sewer • Storm water Ensuring the Result BRINGING NEW LIFE TO A SUBURBAN MALL • Weighing Each Decision • “Existing to Remain” • Keeping sight of the end • Finding the middle ground • Financial Implications • Long term business goals • Community Partner • Improving on the past The Panel THE DYING MALL TERRY L. REED Vice President SSM Group, Inc. [email protected] DREW A. ROMANIC Associate Principal The Martin Architectural Group [email protected] JOSEPH G. RIPER Shareholder Riley Riper Hollin & Colagreco [email protected] MICHAEL P. MARKMAN President BET Investments [email protected] .
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