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Reviving a Dying Mall and Transforming a Neighborhood
Moderator• Jay Hailey
Speakers• Scott Polikov
• Bill Mullane
• Matt Whelan
• Jim Yoder
www.dlapiper.com
www.gatewayplanning.com
www.austincc.edu
www.steadfastcompanies.com
Airport Boulevard Redevelopment Initiative
• Establish a Vital Vision for redevelopment• Set the Stage for Reinvestment in Public Infrastructure and
Economic Development• Create More Transportation Options• Develop a Redevelopment Model for Other Corridors in the
City
Goals of the Initiative
AIRPORT BOULEVARD CORRIDOR
Airport Boulevard Corridor
Why Focus on Airport Boulevard?
• Leverage current and planned investments along the corridor:• Red Line rail service• New developments at Crestview Station
and Mueller at each end• Revitalizing neighborhoods• Popular local businesses• Travis County Facilities• Highland Mall/ACC
Tools to Transform Airport Boulevard
Use Based Development
Form-Based Development
A Different Approach to Regulating Development
• Conventional Zoning• Focus on use
• Form-Based Code• Focus on form and design
Operations
Form
Form
Operations
Use
Use
Operations
Form
Why Should Developers Want Form-Based Codes?
• Administrative review – streamlined process
• Not one size fits all• Mix of uses by right• Standards for the public
realm• Uses graphics over words
Airport Boulevard Today
• Unique independent businesses
• Lack of neighborhood connectivity
• Existing industrial uses along the corridor
• Overhead utilities, signs, other visual clutter
Issues and Opportunities
Emerging Market Issues and Opportunities
• Strong demand in Austin for infill housing and urban living but challenging without significant vacant land
• Long-term redevelopment of Highland Mall could add significant new residential units and jobs to the corridor
• Given land costs and infrastructure needs, housing costs might be higher than existing conditions can support
Community Vision Workshop
Key Pad Polling: Housing Choice
Airport Blvd. Design Charrette
• Transitions• Highland Mall influence• Infrastructure and Water Quality• Rail and the Street as a Place
Emphasized Opportunities
Character Zones for Form-Based Code
Based on assessment phase and market analysis
Airport Boulevard Master Plan
Highland Mall Area
Airport Blvd. and Highland Mall - Before
Airport Blvd. and Highland Mall - After
Highland Mall - Before
Existing view to mall from Airport Boulevard
Highland Mall - After
Potential view along entry drive and plaza.
Reinvented Mall’s Future Context
Neighborhood Transitions from Airport Blvd.
Neighborhood Transitions from Airport Blvd.
Linked Markets for “Mall” as a Mixed Use Neighborhood
Additional Stops on the Rail Line?
Proposed Fiskville Station Area
Leveraged Infill – Station to Station
Proposed Fiskville Station Area
Headlines Chronicle Mall’s Decline
Shopping for an answerExperts debate the future of Highland Legal twists spin into
bankruptcyBefore recent filing, Highland Mall had been reeling from series of court maneuvers over its troubles
Sale speculation follows mallHighland co-owner’s debt nearing $27B
Ghost Mall? RetailBagpipes Sound a Dirgefor Highland Mall
Highland Mall files for bankruptcy
Dillard’s will leavemall by May’s end
Highland Mallshops worriedSo many questions, somuch in limbo
Highland Mall Macy’s closes for good
New Life for the Mall
ACC ready to transform mall ACC to buystill moreHighlandMall space$14.6 million deal givesschool 79% of retail site;plans for use developing
With Macy’ssite deal, ACCto expand atHighland MallCollege also bought Dillard’slocation in May for growth
ACC buys building, parking areaat Highland Mall from Dillard’s
Plans show students couldlive, learn, shop at mall site
ACC’s plans for classrooms, offices, expansion may alter area
ACC to buy last mall land
ACC buys Highland Mall a future
Editorial & Political Support
EDITORIAL ■ DEVELOPMENT
ACC’s plans a boon to mall, area
ACC to the Rescue
About ACC
• 45,100 credit students• 4,500 faculty/staff• 235+ degrees & certificates• $52 in-district tuition• 44% transfer + graduation rate• Mission to provide open-door access to affordable, quality
higher education
Primary Gateway to Higher Education & Training
ACC’s Unique Mission
Core Curriculum
General education
Primary source of university transfer students
Career Training
Direct entry into the workforce
Quick careers
Certificate and associate degree programs
Foundation Skills Programs
GED, Adult Education, ESOL
Developmental Education (47% require this)
Continuing Education
Professional Development
Customized Training
Lifelong Learning
Service Area
Locations
8 full-service campuses, with locations in:• South Austin (South Austin Campus)• Southeast Austin (Riverside)• Southwest Austin (Pinnacle)• Central East Austin (Eastview)• Downtown Austin (Rio Grande)• North Austin (Northridge)• Round Rock (Round Rock Campus)• Cedar Park (Cypress Creek)Elgin & Hays open in coming years
Planning
2007: Facilities Master Plan• Build new campuses in Round Rock, Manor, Hays County, Leander• Master plans for existing campuses to accommodate growth2011: Campus Master Plans• Projected enrollment demand at each campus• Assessed condition of existing campuses• Planned for expansion and renovation of seven campuses2011: Facilities Master Plan• Included renovations, expansions and new construction• Included swing space to allow work at existing campuses• Included consolidation of Administrative functions
Highland Mall Plans
• Additional instructional space• Consolidation of administration• Continuing Education center• Convocation center• Space for nonprofit affiliates• Conference center• Wellness and professional development center
Why Highland Mall?
Location• Centrally located• Transit service: MetroRail and local bus service• Roadway access• Existing utility infrastructureCost• Little competition to acquire existing retail space• Less expensive to retrofit existing buildings than to build new• Less time to retrofit existing buildings than to build newLong-range potential for redevelopment• Excellent zoning• As existing agreements and leases expire, RedLeaf can redevelop the site
What next?
Swing Space• In former J. C. Penney• Select design team in early 2012• Move in date: Fall, 2014Administrative offices• In former Dillards• Select design team in early 2012• Move in date: 2014Planning• Site planning with RedLeaf• Participating in Airport Boulevard planning process
Overview of Highland Mall
• Approx. 80 acres
• 1.2 million SF ofexisting buildings
• Zoned CS-MU-NP
• 2.0 FAR allowed
• 90% Impervious Cover
Complex Ownership Structure
18 Months Ago:• Owned by a Simon/GGP
Partnership• AIG owned land• LNR – special servicer for CMBS• Dillards • Macys• Greyhawke (Penney’s)• 2 lawsuitsProperty Level:• Operating agreements• Cross access and parking
easements• Utility lines under the buildings!• 40 year old development – no
code compliance
Redevelopment Potential
• Superior infill location
• Public sector user/demand driver
• In place road & transit infrastructure
• Risk mitigated financial structure
• Strong community and political support
• Public involvement & finance
Why is ACC a Good Anchor?
• Stable end-user
• Great mix of uses: office, students, continuing education
• Traffic generator to support retail
• Aligned with community values
• Able to invest in new facilities in down market
Components of Successful Projects
1. Quality Real Estate (location) √
2. Community and Political Support √
3. Transit Options √
4. Strong Anchor Use √
5. Sensible Financial Structure √
6. Public / Private Partnerships √
7. Flexible Plans √
8. Aligned Incentives √
Regional Transformation in Process
Highland Mall: The Next Infill Development Opportunity
Crestview Station•73.4 Acres•1,000 Residential Units•150,000 SF Retail
Triangle•22 Acres•750 Residential Units•120,000 SF Retail
Mueller•700 Acres•5,524 Residential Units•790,000 SF Retail•4 million SF Institutional/ Educational/Commercial
Highland Mall Concept Plan
Potential Future for Highland Mall
POTENTIAL PROGRAM
Austin Community College
• 1.3 million SF office, classrooms and support uses
RedLeaf Development
• Approximately 40 acres• 2.0 million SF residential, office, retail, hotel
Overall Plan – 3 Step Process
STEP 1:Acquisition
STEP 2:Preparation
STEP 3:Implementation
• Acquire Tract 1 -- COMPLETE• Acquire Tract 2 – COMPLETE• Acquire Tract 3 – COMPLETE• Acquire Tract 4 -- COMPLETE
•Community Involvement/Engagement•Secure Entitlements•Master Planning•Infrastructure Plan•Establish community governance,architectural controls and common maintenance cost sharing•Infrastructure phasing plan
• Design and construction• Marketing and development
Austin Community College/RedLeaf
• ACC solely responsible for its facilities
• RedLeaf solely responsible for non-college development
• Sharing of portions of project that provide joint benefit• common roads/infrastructure• planning• mechanisms to ensure long-term vision• common maintenance
Next Steps
• Public process to establish a long-term vision
• Entitlements to support vision
• Financing plan
Retail’sTransforming
Role at Highland Mall
American lifestyle is being redefined and reshaped today and
into the next decade
Some shopping centers are adjusting to
consumer shifts and gaining
market share
While others struggle to survive and fade away
The traditional retail mall construct is
changing at Highland Mall…
…a new supporting role will be defined for retail as new uses, customers and trade area
profiles lead to sustainable retail merchandising
Highland’s retail elements
• Infill location
• Access
• Parking
• Trade area
• Customers
• Community alignment
Community Assets
• Corridor
• Transportation
• Infill market area
• Regional customers
• Regional access
• Economy
Retail’s new role needs to strategically align with the Airport Boulevard Master
Plan, the Highland Mall Area and the Highland Mall Master Plan
Students
Learning…
Living…
…andShopping
The student as customer…
…and part or
full time employee
Students that are
and become “the job growth story”…
…in the community and throughout the region
Reviving a Dying Mall and Transforming a Neighborhood
Moderator• Jay Hailey
Speakers• Scott Polikov
• Bill Mullane
• Matt Whelan
• Jim Yoder
www.dlapiper.com
www.gatewayplanning.com
www.austincc.edu
www.steadfastcompanies.com
