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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
MA
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
MA
LL Reinvention
• What’s the solution?
• What can the community do?
• Rethink the enclosed shopping mall.
THE D
YING
MA
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
ED - SU
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
ED - SU
CC
ESS STOR
IES BEFORE: Hunt Valley Mall
Executive Center Across the Street Old Macy’s Entrance
MA
LLS REV
ISION
ED - SU
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
ED - SU
CC
ESS STOR
IES AFTER: Hunt Valley Towne Centre
MA
LLS REV
ISION
ED - SU
CC
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
ED - SU
CC
ESS STOR
IES AFTER: Towne Centre at Laurel
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES BEFORE: Laurel Mall
Buildings were Hidden from the Street Dark and Uninviting Food Court
MA
LLS REV
ISION
ED - SU
CC
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
ED - SU
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
ED - SU
CC
ESS STOR
IES BEFORE: McHenry Row, Locust Point Baltimore MD
MA
LLS REV
ISION
ED - SU
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
ED - SU
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
LLS REV
ISION
ED - SU
CC
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
ED - SU
CC
ESS STOR
IES AFTER: McHenry Row
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES AFTER: McHenry Row
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES BEFORE: Granite Run Mall
Original Aerial
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES PROPOSED PLAN: The Promenade at Granite Run
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES BEFORE: Granite Run Mall
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES BEFORE: Granite Run Mall
MA
LLS REV
ISION
ED - SU
CC
ESS STOR
IES PROPOSED PLAN: The Promenade at Granite Run - Retail
MA
LLS REV
ISION
ED - SU
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
ING
, 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
NTR
AC
T, AN
D R
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
ING
, CO
NTR
AC
T, AN
D R
EGU
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
ING
, 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
BR
ING
ING
NEW
LIFE TO A
SUB
UR
BA
N M
ALL
A Look Around Granite Run Mall
BR
ING
ING
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LIFE TO A
SUB
UR
BA
N M
ALL
Granite Run Mall – West to East
BR
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ING
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SUB
UR
BA
N M
ALL
Site Plan
BR
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SUB
UR
BA
N M
ALL
The Changing Face of the American Mall
• Malls of Yesteryear
• Automobile focused
• Department Store focused
• Interior environment
• Retail-centric
Man…this place
is dead!
BR
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LIFE TO A
SUB
UR
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ALL
“Today’s Mall” - Lifestyle Center
• Multipurpose Leisure Destination
• Dining
• Retail
• Entertainment
• Housing
• Live – Eat – Play - Shop
• Pedestrian Oriented
• Inside – Out
• Millennial Mindset
BR
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ALL
“Today’s Mall” – Lifestyle Center
Pleasant Walking Environment
BR
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“Today’s Mall” – Lifestyle Center
BR
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“Today’s Mall” – Lifestyle Center
Still a place of community and gathering
Just transformation to new experience
BR
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UR
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ALL
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
BR
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LIFE TO A
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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
BR
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LIFE TO A
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Zoning
BR
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Zoning
BR
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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
BR
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SUB
UR
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Site Constraints
BR
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LIFE TO A
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Identifying the Redevelopment Issues
• Site Constraints
• Managing Ongoing Operations
• Documentation (or lack thereof)
• Expectations
• Traffic
• Sanitary Sewer
• Storm water
BR
ING
ING
NEW
LIFE TO A
SUB
UR
BA
N M
ALL
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
YING
MA
LL The Panel
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]