Page 66 - Michigan City, IN US Highway 421 Corridor Plan

The Five Most Common Redevelopment Models

Mixed-Use Town Center or Urban District Single-Use Development Adaptive ReUse

— A mixed-use town center or urban district includes a mix of uses, including retail, — A single-use development demolishes the mall structure and replaces it with big- — This model retains the mall structure and adapts it, typically for a single use,
residential, public space, office, and civic or cultural uses. box retail or another single use, such as an office park or district, a development of converting it to a customer-service call center, church, or educational institution.
— These developments are located in an inner-ring suburb or in a central city. In the more garden apartments or condominiums, an entertainment complex, or civic facilities. — Not extensive renovation of the structure. Typical updates involve adding new
suburban locations, a mixed-use town center creates a walkable downtown area where — Sites with freeway access and visibility, and other site and market conditions leads entrances, skylights, or landscaped areas.
there was none, while helping to contain development and curb sprawl in the area. In developers to pursue big-box retail or other similar uses. — Visibility and freeway access are less important for the non-retail uses that may
urban areas, a traditional mixed-use development can reintegrate valuable land back — Single-use development, such as a neighborhood of garden apartments or a take over the mall structure.
into the urban fabric.
business park with a network of walkable streets and blocks with improved — Adaptive reuse offers very limited opportunities to create a sense of place or
— Converting a greyfield into a mixed-use development requires full or partial demolition connections to adjacent parcels, may create an opportunity to provide good urban reduce pollution, as it involves little change to the site.
of the existing mall structure. design and character.
— A mixed-use town center or urban district emphasizes public spaces, a high percentage — Design of a new single-use development will have to negotiate with large surface
of lot coverage, buildings with entrances directly on public streets, small, walkable parking requirements that developers have.
blocks, and a high degree of connectivity within and to the outside of the site.

Westminster Mall in Colorado was an auto-oriented shopping mall that was transformed A failing downtown mall in Sacramento, California was demolished and is being replaced Former Highland Mall in Austin, Texas was transformed into Austin Community College at
into a vibrant, mixed-use urban downtown with a variety of public spaces. with the Entertainment & Sports Center which includes a new stadium for the Sacramento Highland. The second phase of the redevelopment includes labs, incubator space, a media
Source: Westminister, Colorado Downtown Specific Plan Kings. Source: portal.cityofsacramento.org, Sacramento Bee center, more classrooms, performance space, and a conference center.
Source: Photo on left by Lars Plougmann via Flickr. Photo on right by Accshelley via Wikimedia Commons

Mall Plus Reinvested Mall

— A “mall plus” development retains — When an owner/developer reinvests in
the existing mall structure and adds a mall they may change the tenant mix
entertainment, offices, a hotel, and renovate the building (e.g. a new
residences, and also allowing for design façade, better lighting or signage, or the
improvements such as open spaces and addition of plantings and landscaping)
pedestrian connections between uses. in an attempt to draw customers back.

— This model has limited potential to — There are few if any environmental
reduce pollution or build a sense of benefits associated with this option.
place, though incorporating more than It has very low potential for building
one use has some potential to cut down on a sense of place and risks ignoring
automobile travel or introduce elements of some factors that caused the site to
a block structure if well designed. perform poorly. This may only provide a
Former University Mall built in 1973 in Orem, Utah is being updated by the Woodbury Cor- temporary alleviation of problems. After losing an anchor, the Fairfield Commons Mall in Beavercreek, Ohio, decided to remod-
poration and will become University Place with new high-rise office buildings, multifamily el the mall and add new restaurants to replace the anchor adding a new attraction to the
development, a hotel, and a community park. Source: Woodbury Corporation mall. Source: Jim Witmer, Dayton Daily News
3-16

3.0 Envision 421 Gateway District Adopted: August 16, 2016