THE DYING MALL REINVENTING SHOPPING MALLS TO REVITALIZE THE COMMUNITY
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1 THE DYING MALL REINVENTING SHOPPING MALLS TO REVITALIZE THE COMMUNITY
2 The Iconic American Shopping Mall THE DYING MALL One third of the 1,200 US enclosed shopping malls are dead or endangered.
3 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 DYING MALL
4 Community Impact Big problem for the community Loss of community vibrancy Loss of tax revenue Difficult to refill the space THE DYING MALL
5 Reinvention What s the solution? What can the community do? Rethink the enclosed shopping mall. THE DYING MALL
6 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 THE DYING MALL 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
7 MALLS REVISIONED - SUCCESS STORIES Drew A. Romanic, Associate Principal The Martin Architectural Group
8 BEFORE: Hunt Valley Mall MALLS REVISIONED - SUCCESS STORIES Original Aerial
9 AFTER: Hunt Valley Towne Centre MALLS REVISIONED - SUCCESS STORIES Current Aerial with New Residential
10 Mall Interior View Mall Interior View Entry to Food Court Area Upper Level MALLS REVISIONED - SUCCESS STORIES
11 BEFORE: Hunt Valley Mall Executive Center Across the Street Old Macy s Entrance MALLS REVISIONED - SUCCESS STORIES
12 BEFORE: Hunt Valley Mall Failed Attempt to Activate Backfilled Space at Macy s Walmart Expanded Footprint at Macy s Anchor Space MALLS REVISIONED - SUCCESS STORIES
13 AFTER: Hunt Valley Towne Centre MALLS REVISIONED - SUCCESS STORIES
14 AFTER: Hunt Valley Towne Centre MALLS REVISIONED - SUCCESS STORIES
15 BEFORE: Laurel Mall, Laurel MD MALLS REVISIONED - SUCCESS STORIES
16 AFTER: Towne Centre at Laurel MALLS REVISIONED - SUCCESS STORIES
17 BEFORE: Laurel Mall Buildings were Hidden from the Street Dark and Uninviting Food Court MALLS REVISIONED - SUCCESS STORIES
18 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 MALLS REVISIONED - SUCCESS STORIES
19 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 MALLS REVISIONED - SUCCESS STORIES
20 BEFORE: McHenry Row, Locust Point Baltimore MD MALLS REVISIONED - SUCCESS STORIES
21 AFTER: McHenry Row MALLS REVISIONED - SUCCESS STORIES
22 BEFORE: McHenry Row Original Water Tower Identifies the Site Refurbished Water Tower MALLS REVISIONED - SUCCESS STORIES
23 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 MALLS REVISIONED - SUCCESS STORIES Original Chesapeake Paperboard Company Aerial View
24 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 MALLS REVISIONED - SUCCESS STORIES
25 AFTER: McHenry Row MALLS REVISIONED - SUCCESS STORIES
26 AFTER: McHenry Row MALLS REVISIONED - SUCCESS STORIES
27 BEFORE: Granite Run Mall MALLS REVISIONED - SUCCESS STORIES Original Aerial
28 PROPOSED PLAN: The Promenade at Granite Run MALLS REVISIONED - SUCCESS STORIES
29 BEFORE: Granite Run Mall MALLS REVISIONED - SUCCESS STORIES
30 BEFORE: Granite Run Mall MALLS REVISIONED - SUCCESS STORIES
31 PROPOSED PLAN: The Promenade at Granite Run - Retail MALLS REVISIONED - SUCCESS STORIES
32 PROPOSED PLAN: The Promenade at Granite Run - Residential MALLS REVISIONED - SUCCESS STORIES
33 ZONING, CONTRACT, AND REGULATORY ISSUES IN REDEVELOPMENT Joseph G. Riper, Shareholder Riley Riper Hollin & Colagreco
34 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 ZONING, CONTRACT, AND REGULATORY ISSUES
35 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 ZONING, CONTRACT, AND REGULATORY ISSUES
36 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 ZONING, CONTRACT, AND REGULATORY ISSUES
37 Granite Run Mall ZONING, CONTRACT, AND REGULATORY ISSUES
38 The Promenade at Granite Run ZONING, CONTRACT, AND REGULATORY ISSUES
39 BRINGING NEW LIFE TO A DELAWARE COUNTY SUBURBAN MALL Michael P. Markman, President BET Investments
40 A Look Around Granite Run Mall BRINGING NEW LIFE TO A SUBURBAN MALL
41 Granite Run Mall West to East BRINGING NEW LIFE TO A SUBURBAN MALL
42 Site Plan BRINGING NEW LIFE TO A SUBURBAN MALL
43 The Changing Face of the American Mall Malls of Yesteryear Automobile focused Department Store focused Interior environment Retail-centric Man this place is dead! BRINGING NEW LIFE TO A SUBURBAN MALL
44 Today s Mall - Lifestyle Center Multipurpose Leisure Destination Dining Retail Entertainment Housing Live Eat Play - Shop Pedestrian Oriented Inside Out Millennial Mindset BRINGING NEW LIFE TO A SUBURBAN MALL
45 Today s Mall Lifestyle Center Pleasant Walking Environment BRINGING NEW LIFE TO A SUBURBAN MALL
46 Today s Mall Lifestyle Center BRINGING NEW LIFE TO A SUBURBAN MALL
47 Today s Mall Lifestyle Center Still a place of community and gathering Just transformation to new experience BRINGING NEW LIFE TO A SUBURBAN MALL
48 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 BRINGING NEW LIFE TO A SUBURBAN MALL
49 Zoning Approach 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
50 Zoning BRINGING NEW LIFE TO A SUBURBAN MALL
51 Zoning BRINGING NEW LIFE TO A SUBURBAN MALL
52 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 BRINGING NEW LIFE TO A SUBURBAN MALL
53 Site Constraints BRINGING NEW LIFE TO A SUBURBAN MALL
54 Identifying the Redevelopment Issues Site Constraints Managing Ongoing Operations Documentation (or lack thereof) Expectations Traffic Sanitary Sewer Storm water BRINGING NEW LIFE TO A SUBURBAN MALL
55 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 BRINGING NEW LIFE TO A SUBURBAN MALL
56 The Panel TERRY L. REED Vice President SSM Group, Inc. DREW A. ROMANIC Associate Principal The Martin Architectural Group THE DYING MALL JOSEPH G. RIPER Shareholder Riley Riper Hollin & Colagreco MICHAEL P. MARKMAN President BET Investments
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