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