The Dying Mall Reinventing Shopping Malls to Revitalize the ...
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THE DYING MALL REINVENTING SHOPPING MALLS TO REVITALIZE THE COMMUNITY
Transcript of The Dying Mall Reinventing Shopping Malls to Revitalize the ...
THE DYING MALL REINVENTING SHOPPING MALLS TO REVITALIZE THE COMMUNITY
THE D
YING
MA
LL The Iconic American Shopping Mall
One third of the 1,200 US enclosed shopping malls are dead or endangered.
THE D
YING
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LL The Iconic American Shopping Mall
• Changing demographics and tastes
• Loss of anchor stores
• Loss of national retail chains
• Being replaced by lifestyle centers and power centers
• Online Shopping
THE D
YING
MA
LL Community Impact
• Big problem for the community
• Loss of community vibrancy
• Loss of tax revenue
• Difficult to refill the space
THE D
YING
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LL Reinvention
• What’s the solution?
• What can the community do?
• Rethink the enclosed shopping mall.
THE D
YING
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LL The Panel
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
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES BEFORE: Hunt Valley Mall
Original Aerial
MA
LLS REV
ISION
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CC
ESS STOR
IES AFTER: Hunt Valley Towne Centre
Current Aerial with New Residential
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES Mall Interior View
Mall Interior View Entry to Food Court Area Upper Level
MA
LLS REV
ISION
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CC
ESS STOR
IES BEFORE: Hunt Valley Mall
Executive Center Across the Street Old Macy’s Entrance
MA
LLS REV
ISION
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CC
ESS STOR
IES BEFORE: Hunt Valley Mall
Failed Attempt to Activate Backfilled Space at Macy’s
Walmart Expanded Footprint at Macy’s Anchor Space
MA
LLS REV
ISION
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CC
ESS STOR
IES AFTER: Hunt Valley Towne Centre
MA
LLS REV
ISION
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ESS STOR
IES AFTER: Hunt Valley Towne Centre
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES BEFORE: Laurel Mall, Laurel MD
MA
LLS REV
ISION
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CC
ESS STOR
IES AFTER: Towne Centre at Laurel
MA
LLS REV
ISION
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ESS STOR
IES BEFORE: Laurel Mall
Buildings were Hidden from the Street Dark and Uninviting Food Court
MA
LLS REV
ISION
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ESS STOR
IES AFTER: Towne Centre at Laurel
• 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
MA
LLS REV
ISION
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CC
ESS STOR
IES AFTER: Towne Centre at Laurel
• Amenities create a sense of place
• Areas provided for reposed and contemplation
• Outdoor Dining and Vibrant activity incorporated throughout the center
MA
LLS REV
ISION
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ESS STOR
IES BEFORE: McHenry Row, Locust Point Baltimore MD
MA
LLS REV
ISION
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CC
ESS STOR
IES AFTER: McHenry Row
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES BEFORE: McHenry Row
Original Water Tower Identifies the Site Refurbished Water Tower
MA
LLS REV
ISION
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CC
ESS STOR
IES BEFORE: McHenry Row
• 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 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
MA
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ISION
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ESS STOR
IES AFTER: McHenry Row
• 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
• 89,000 SF office space
• 110,000 SF retail space
• 250 luxury rental apartments
MA
LLS REV
ISION
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ESS STOR
IES AFTER: McHenry Row
MA
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ESS STOR
IES AFTER: McHenry Row
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ESS STOR
IES BEFORE: Granite Run Mall
Original Aerial
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ISION
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ESS STOR
IES PROPOSED PLAN: The Promenade at Granite Run
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ESS STOR
IES BEFORE: Granite Run Mall
MA
LLS REV
ISION
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CC
ESS STOR
IES BEFORE: Granite Run Mall
MA
LLS REV
ISION
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CC
ESS STOR
IES PROPOSED PLAN: The Promenade at Granite Run - Retail
MA
LLS REV
ISION
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CC
ESS STOR
IES PROPOSED PLAN: The Promenade at Granite Run - Residential
ZONING, CONTRACT, AND REGULATORY ISSUES IN REDEVELOPMENT
Joseph G. Riper, Shareholder
Riley Riper Hollin & Colagreco
ZON
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, CO
NTR
AC
T, AN
D R
EGU
LATO
RY ISSU
ES Zoning Issues
• 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
ZON
ING
, CO
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AC
T, AN
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EGU
LATO
RY ISSU
ES Private Contract Rights
• 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
ZON
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, CO
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T, AN
D R
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LATO
RY ISSU
ES Regulatory Controls - Infrastructure
• 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
ZON
ING
, CO
NTR
AC
T, AN
D R
EGU
LATO
RY ISSU
ES Granite Run Mall
ZON
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, CO
NTR
AC
T, AN
D R
EGU
LATO
RY ISSU
ES The Promenade at Granite Run
BRINGING NEW LIFE TO A DELAWARE COUNTY SUBURBAN MALL
Michael P. Markman, President
BET Investments
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A Look Around Granite Run Mall
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Granite Run Mall – West to East
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Site Plan
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The Changing Face of the American Mall
• Malls of Yesteryear
• Automobile focused
• Department Store focused
• Interior environment
• Retail-centric
Man…this place
is dead!
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“Today’s Mall” - Lifestyle Center
• Multipurpose Leisure Destination
• Dining
• Retail
• Entertainment
• Housing
• Live – Eat – Play - Shop
• Pedestrian Oriented
• Inside – Out
• Millennial Mindset
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“Today’s Mall” – Lifestyle Center
Pleasant Walking Environment
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“Today’s Mall” – Lifestyle Center
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“Today’s Mall” – Lifestyle Center
Still a place of community and gathering
Just transformation to new experience
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Zoning
• 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
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Zoning Approach
• Design Guided Approach
• Concept Plan
• Overlay District Bulk Regulations
• Design Guidelines
• Building Permit Design Review Process
• Form-based Zoning
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Zoning
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Zoning
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Site Constraints
• 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
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Site Constraints
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Identifying the Redevelopment Issues
• Site Constraints
• Managing Ongoing Operations
• Documentation (or lack thereof)
• Expectations
• Traffic
• Sanitary Sewer
• Storm water
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Ensuring the Result
• 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 D
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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]
