Malls Revisioned - Success Stories

Transcription

THE DYING MALL
REINVENTING SHOPPING MALLS TO REVITALIZE THE COMMUNITY
One third of the 1,200 US enclosed shopping malls
are dead or endangered.
THE DYING MALL
The Iconic American Shopping Mall
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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
The Iconic American Shopping Mall
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Big problem for the community
Loss of community vibrancy
Loss of tax revenue
Difficult to refill the space
THE DYING MALL
Community Impact
• What’s the solution?
• What can the community do?
• Rethink the enclosed shopping mall.
THE DYING MALL
Reinvention
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
THE DYING MALL
The Panel
MALLS REVISIONED - SUCCESS STORIES
Drew A. Romanic, Associate Principal
Original Aerial
BEFORE: Hunt Valley Mall
Current Aerial with New Residential
AFTER: Hunt Valley Towne Centre
Mall Interior View
Entry to Food Court Area Upper Level
Mall Interior View
Executive Center Across the Street
Old Macy’s Entrance
Failed Attempt to Activate Backfilled Space
at Macy’s
Walmart Expanded Footprint at Macy’s
Anchor Space
BEFORE: Laurel Mall, Laurel MD
AFTER: Towne Centre at Laurel
Buildings were Hidden from the Street
Dark and Uninviting Food Court
BEFORE: Laurel Mall
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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
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Amenities create a sense of place
Areas provided for reposed and
contemplation
Outdoor Dining and Vibrant activity
incorporated throughout the center
BEFORE: McHenry Row, Locust Point Baltimore MD
AFTER: McHenry Row
Original Water Tower Identifies the Site
Refurbished Water Tower
BEFORE: McHenry Row
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
• 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
AFTER: McHenry Row
AFTER: McHenry Row
AFTER: McHenry Row
Original Aerial
BEFORE: Granite Run Mall
PROPOSED PLAN: The Promenade at Granite Run
PROPOSED PLAN: The Promenade at Granite Run - Retail
PROPOSED PLAN: The Promenade at Granite Run - Residential
ZONING, CONTRACT, AND REGULATORY ISSUES
IN REDEVELOPMENT
Joseph G. Riper, Shareholder
• 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 Issues
• 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
Private Contract Rights
• 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
Regulatory Controls - Infrastructure
Granite Run Mall
The Promenade at Granite Run
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 Mall – West to East
Site Plan
• Malls of Yesteryear
• Automobile focused
• Department Store focused
• Interior environment
• Retail-centric
Man…this place
is dead!
The Changing Face of the American Mall
• Multipurpose Leisure Destination
• Dining
• Retail
• Entertainment
• Housing
• Live – Eat – Play - Shop
• Pedestrian Oriented
• Inside – Out
• Millennial Mindset
“Today’s Mall” - Lifestyle Center
Pleasant Walking Environment
“Today’s Mall” – Lifestyle Center
Still a place of community and gathering
Just transformation to new experience
• 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
Zoning
• Design Guided Approach
• Concept Plan
• Overlay District Bulk Regulations
• Design Guidelines
• Building Permit Design Review
Process
• Form-based Zoning
Zoning Approach
Zoning
Zoning
• 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
Site Constraints
Site Constraints
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Site Constraints
Managing Ongoing Operations
Documentation (or lack thereof)
Expectations
Traffic
Sanitary Sewer
Storm water
Identifying the Redevelopment Issues
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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
Ensuring the Result
TERRY L. REED
Vice President
SSM Group, Inc.
terry.reed@ssmgroup.com
DREW A. ROMANIC
Associate Principal
dromanic@martinaia.com
JOSEPH G. RIPER
Shareholder
joe@rrch.com
MICHAEL P. MARKMAN
President
BET Investments
mmarkman@betinvestments.com
THE DYING MALL
The Panel

Malls Revisioned - Success Stories

Transcription

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