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

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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

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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

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LLS REV

ISION

ED - SU

CC

ESS STOR

IES BEFORE: Hunt Valley Mall

Original Aerial

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LLS REV

ISION

ED - SU

CC

ESS STOR

IES AFTER: Hunt Valley Towne Centre

Current Aerial with New Residential

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LLS REV

ISION

ED - SU

CC

ESS STOR

IES Mall Interior View

Mall Interior View Entry to Food Court Area Upper Level

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ISION

ED - SU

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ESS STOR

IES BEFORE: Hunt Valley Mall

Executive Center Across the Street Old Macy’s Entrance

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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

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LLS REV

ISION

ED - SU

CC

ESS STOR

IES AFTER: Hunt Valley Towne Centre

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LLS REV

ISION

ED - SU

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ESS STOR

IES AFTER: Hunt Valley Towne Centre

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LLS REV

ISION

ED - SU

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ESS STOR

IES BEFORE: Laurel Mall, Laurel MD

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LLS REV

ISION

ED - SU

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ESS STOR

IES AFTER: Towne Centre at Laurel

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LLS REV

ISION

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ESS STOR

IES BEFORE: Laurel Mall

Buildings were Hidden from the Street Dark and Uninviting Food Court

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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

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LLS REV

ISION

ED - SU

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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

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LLS REV

ISION

ED - SU

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ESS STOR

IES BEFORE: McHenry Row, Locust Point Baltimore MD

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LLS REV

ISION

ED - SU

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ESS STOR

IES AFTER: McHenry Row

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LLS REV

ISION

ED - SU

CC

ESS STOR

IES BEFORE: McHenry Row

Original Water Tower Identifies the Site Refurbished Water Tower

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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

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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

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LLS REV

ISION

ED - SU

CC

ESS STOR

IES AFTER: McHenry Row

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LLS REV

ISION

ED - SU

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ESS STOR

IES AFTER: McHenry Row

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LLS REV

ISION

ED - SU

CC

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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ISION

ED - SU

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ESS STOR

IES BEFORE: Granite Run Mall

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ISION

ED - SU

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ESS STOR

IES BEFORE: Granite Run Mall

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ISION

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ESS STOR

IES PROPOSED PLAN: The Promenade at Granite Run - Retail

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ISION

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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

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, CO

NTR

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

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

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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

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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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LL The Panel

TERRY L. REED Vice President SSM Group, Inc. terry.reed@ssmgroup.com DREW A. ROMANIC Associate Principal The Martin Architectural Group dromanic@martinaia.com JOSEPH G. RIPER Shareholder Riley Riper Hollin & Colagreco joe@rrch.com MICHAEL P. MARKMAN President BET Investments mmarkman@betinvestments.com