A developer describes the challenges they face in planning a new future for what used to be Charlestowne Mall in St. Charles, Illinois:

“The redevelopment of a vacant enclosed mall is one of the most difficult undertakings in real estate development,” he said. “The Wall Street Journal ran an article a few weeks ago describing how none of the options for a mall makeover are easy. Conversions to other uses are complex and capital intensive. Unless there is a great shortage of land in an area, most developers would much prefer to buy land and avoid the expense, time and complexity of tearing down an old mall.”…

He said the challenge is to figure out how to redevelop the mall in an economically feasible way that pays for an estimated $35 million in redevelopment costs while maintaining the existing commercial uses during reconstruction and satisfying the city’s desires for something that will serve the needs of the residents of St. Charles.

The developers plan to initially foot the bill for those redevelopment costs. But to make the project financially feasible, he said a tax increment financing district will have to be put in place…

“A tax increment financing district must be established to pay over time for the estimated $35 million cost of demolition and reconstruction of site improvements that are necessary to accommodate many uses for the property,” he said. “This is exactly the purpose for which TIFs were created. Without a TIF, the redevelopment of the mall is not financially possible.”

In addition, he said a revenue stream must be created to pay for the project’s costs. After analyzing the situation, the developers said the revenue stream must come primarily from real estate taxes generated from at least 500 residential units.

The American shopping mall is in bad shape. Redevelopment ideas have been circulating for years and malls have added restaurants, entertainment options, and housing. But, as the above suggests, this is not necessarily an easy task. Shopping malls were supposed to be good for communities, providing shopping, a place to gather, and tax revenue. Redevelopment offers the possibility of a brighter future but it requires work.

It is not surprising to hear that a developer wants help in redeveloping the property. This will help them make money. It is common practice in many communities to offer such help, particularly for important properties. At the same time, this property has some value. Malls are typically located on valuable land, often at the confluence of major roads and adjacent to other shopping and restaurants but also possibly near housing. Would a TIF and other incentives make sure the developer sees a profit or has a bigger profit?

Considering this proposal is part of a long process. See earlier posts about the troubled Charlestowne Mall here and here. Trying to revive a mall, finding a developer to significantly alter the property, and then seeing how it all works can take years. This particular mall may only be in the relatively early stages of this with years to come before residents and visitors see a transformed location.