Results tagged “mall” from Raincross Square

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2011
Forever 21 - Galleria at Tyler, Riverside
Photo Gallery: The Broadway / Macy's / Forever 21


Following 5 years of vacancy -- and several months of renovation work -- the former Broadway / Macy's department store at Riverside's Galleria at Tyler mall is once again occupied.

Last weekend, the doors to the distinctive building reopened as Forever 21 relocated its smaller inline mall store into the much larger pad located at the north end of the enclosed center.

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October 1970
The Broadway
(Courtesy of Jim Van Schaak)

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2006
Macy's

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2011
Mall entrance

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2011
First level

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2011
Second level

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2011
North entrance

We're glad to see the building back in use. As we've previously stated, the building's cantilevered (one | two)* style of architecture showcases department store design from a now bygone era. Designed by Los Angeles-based architectural firm of Charles Luckman & Associates, the 164,000 sq. ft. store originally opened as The Broadway in 1970 as part of the then newly-built Tyler Mall.

For 26 years, The Broadway nameplate remained atop the iconic 3-story building. It was replaced by Macy's in 1996 after Federated Department Stores acquired Carter Hawley Hale Stores (parent company of The Broadway). In 2006, Federated again acquired a competing chain, this time May Department Stores. The acquisition resulted in Macy's relocating into the Galleria's freeway-friendly Robinson's-May building, leaving the former Broadway pad vacant -- until last Saturday.

This past July, Los Angeles-based Forever 21 began remodeling the vacant building. After seeing a similar move two years earlier by F21 into the former Harris' / Gottschalks department store at Riverside Plaza, we were a bit unsure what to expect. That particular "remodel" appeared to be not much more than carpet cleaning, a few splashes of paint and some signage. Passable, but certainly not a full makeover.

However, results at the Galleria remodel are remarkably different. On the outside, the building looks as good as ever. All three exterior entrances were remade, including a sleek makeover of the north entrance, which essentially turned the space into a large window display (something sorely missing in today's retail environment).

The interior remodel includes a clean and crisp design with touches of old-school department store flair. Though somewhat sparse in the middle sales floor areas, the makeover retained much of the former Broadway's "department store" partitions, particularly on the second floor.

Overall, we're pleasantly surprised with the makeover. The most jarring aspect was the remodeling of the escalator bank. The new look completely opened up the space by removing interior walls that had partially enclosed the escalators. Gone is the overhead lighting and interesting 1970s tiling that once lined the escalator walls. But more interesting is the disappearance of the escalators to the third floor. Published reports indicate F21 is occupying 106,000 of the building's 164,000 square feet, which begs the question -- what's going on up on level three?

Also unclear is how space for the former California Room restaurant that was part of the original Broadway store (and for which exterior windows are still visible) is being used. It's possible it may have been gutted under Macy's reign, but we're not sure.

In addition to the "missing" third floor, one other missing aspect left us scratching our heads. As part of its grand opening in 1970, The Broadway had placed a time capsule just outside the north entrance. For years, shoppers walked atop a metal plaque exclaiming that it was to be opened in 100 years (2070). However, as part of the remodeling of the north entrance, the time capsule is now gone. Where did it go? And what was in it?

Finally, yet to be answered is what will become of the Forever 21 currently at the Riverside Plaza. Speculation has F21 not renewing their lease for the former Harris' / Gottschalks building across town, which is said to expire in September 2012. And based upon the much more permanent makeover given to the Galleria store, that outcome seems likely.

And if so, what would happen to the Plaza building? Relocating Riverside's stand-alone Sears could be one option (though that could then leave the Charles Luckman & Associates designed Sears building in peril). But with fewer traditional department stores around these days, other options -- including demolition -- are possible.

However, we suppose the building's 204,000 square feet could entice a large, non-department store retailer the likes of Ikea, which could be a good fit. The Swedish retailer has no Inland locations and has previously refurbished a former 3-story department store at a Carson mall in Los Angeles County. So maybe doing the same at Riverside Plaza is indeed plausible?

Photo Gallery: The Broadway / Macy's / Forever 21

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* Courtesy of Jim Van Schaak

Sources: Riverside Public Library, The Press-Enterprise, Los Angeles Times, General Growth Properties, WikiPedia


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July 2011
Renovation work

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July 2011
Mall entrance

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October 1970
The Broadway
(Courtesy of Jim Van Schaak)

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2006
Macy's

After nearly 5 years of being vacant, renovation work has begun on the former Broadway/Macy's department store at the Galleria at Tyler in Riverside. Unofficial reports have clothing retailer Forever 21 relocating from a smaller store elsewhere in the mall into the much larger, 3-story building.

Opening with the then-Tyler Mall in 1970, the 164,000 sq. ft. store for The Broadway was designed by Los Angeles-based architectural firm of Charles Luckman & Assoc. The building's cantilevered (one | two)* style of architecture showcases department store design from a now bygone era.

Also of note was the store's original interior, which had a bit of late 1960s flair. Designed by Jim Van Schaak, it was honored as "Department Store of the Year" in the national "Store Interior Design" competition.

In 1996, The Broadway chain -- and its sister stores, Emporium and Weinstock's -- was purchased by Federated Department Stores, becoming part of Federated's Macy's West division. As with most stores in the newly-acquired chain, the Riverside location was re-branded as a Macy's.

In 2005, Federated purchased May Department Stores, parent of several regional chains, including Robinson's-May, Marshall Field's, Foley's, Filene's and Caldor. This resulted in duplicate properties at several malls, including at Riverside's Galleria at Tyler. As such, the Riverside Macy's relocated in late 2006 across the mall into the Robinson's-May building (2000 | 2006), leaving the former Broadway building vacant.

Recently, work began on renovating the vacant Broadway space. Associates at the mall have indicated the building is being spruced up for Forever 21, which currently occupies a much smaller store within the mall.

Established in 1984, Forever 21 has been on a major expansion the past few years. The Los Angeles-based clothing chain has been gobbling up several vacant department stores, a departure from its typical small-store format.

One such large store is the former Harris' / Gottschalks building at Riverside Plaza (one | two | three). With three floors (plus basement) and 204,000 total square feet, it's one of the largest buildings in the Forever 21 chain. However, only two of the building's three above-ground floors are currently in use (one | two | three | four).

Which begs the question -- will Forever 21 keep both large-format stores open?

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1973
Tyler Mall
The Broadway**
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2006
Vacant Macy's
(former Broadway)
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2007
Vacant Macy's
(former Broadway)


* Courtesy of Jim Van Schaak
** Courtesy of Patricksmercy

Sources: Riverside Public Library, The Press-Enterprise, Wikipedia, Jim Van Schaak


Riverside's Galleria at Tyler mall turns 40

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1970
Press-Enterprise special section
RPL


In a fanfare of Spanish fashioned pageantry, Riverside's new Tyler Mall will be trumpeted to a formal opening tomorrow morning, the 64-acre shopping center adding $40 million stature to the city's retail sphere. It is the first mall-under-roof in the city.

That's how the local newspaper -- The Press-Enterprise -- described the city's new retail mecca 40 years ago in an October 11, 1970 special section highlighting the mall's grand opening.

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1976
GRCC

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1976
Tyler Mall
GRCC

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2006
Galleria at Tyler

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2010

At over 800,000 sq. ft., the indoor Tyler Mall (now Galleria at Tyler) was nearly double the size of the city's other major shopping center, the outdoor Riverside Plaza, which opened as the Inland area's first regional shopping center in 1956/57. The new mall's developer and general contractor was Ernest W. Hahn of Los Angeles. The architect was Jon Jerde of Burke, Kober, Nicolais and Archuleta, A.I.A., Los Angeles.

Joining anchors The Broadway* and JCPenney** were more than 80 stores (including a two-level, 61,000 sq. ft. Woolworth's) stretched along a 1,000 foot-long, single-level corridor. Parking for 5,000 cars surrounded the mall. The opening of the third major anchor, May Co.,*** was delayed until July 1973.

Some of the mall's initial tenants included standard national and regional chains of the time: Kinney Shoes, See's Candies, Singer Sewing Co., Weisfield's Jewelers, Swiss Colony, Fashion Conspiracy, Thom McAnn Shoes, The Show-Off, Ardens and Gallenkamp Shoes. Also present were a few smaller chains and local shops, including Tinder Box (which remains today), Jeanne's, Kirk Jewelers and Cheney's Music (which relocated from downtown Riverside where it had been since 1944).

The mall also included several outparcel pads, including JCP and Broadway tire centers, a gas station, Howard Johnson's Restaurant, United California Bank (currently Wells Fargo), Anaheim Savings, and United Artists Theaters, which originally opened as a twin theater before quickly doubling to four. It stood where Barnes & Noble is today.

Many of the original stores and chains have long since been replaced. Probably the most missed tenant of all, however, is Farrell's Ice Cream Parlour, which faced Magnolia Avenue** near where Yard House stands today. (Ordering "the Zoo" at Farrell's was standard practice during kids' birthday parties in the 1970s and early 1980s.)

In May 1990, work began on a major expansion that included a fourth department store (Nordstrom), second level of shops and two parking garages. When the grand reopening took place on October 17, 1991, the mall had a new name -- Galleria at Tyler. At the time, plans had been approved for up to two more department stores (for a total of six***), but the 1993 merger of J.W. Robinson's with May Co. -- forming Robinson's-May -- scuttled at least one of those. Subsequent mergers has seen Macy's replace both The Broadway (1996) and Robinson's-May (2006), the latter resulting in the vacancy of the former Broadway building.

Today, the Galleria at Tyler sports over 170 stores and 1.2 million leaseable space. Modest outparcel expansions took place in 2001 (Barnes & Noble) and 2006/2007 (AMC Theaters, Yard House, Cheesecake Factory, PF Chang's, Elephant Bar and Robbins Bros.). In 2008, the center's large, freeway-visible sign was replaced. It had last been updated in 1991, which was a replacement for the original 1970 version*). The sign was updated again in 2010 with the addition of the center's major anchors.

A more in-depth look at the mall and how it came about can be found here: Then & Now - Galleria at Tyler

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* Courtesy of Donahue-Schriber
** Courtesy of RPL
*** Courtesy of Greater Riverside Chambers of Commerce
Sources: The Press-Enterprise, Riverside Public Library, Donahue-Schriber, General Growth Properties, Greater Riverside Chambers of Commerce


Les Richter, former head of the now defunct Riverside International Raceway, passed away this weekend in Riverside. He was 79.

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Les Richter
(NASCAR.com)

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RIR logo

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Post-1969 track configuration
(wikipedia)

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1970s
Richard Petty, Bobby Allison


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Winston Cup Series

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1982
Winston Cup Series

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@1990
RIR control tower
(AP)

Probably no one else is more responsible for putting both Riverside International Raceway on the map as well as expanding stock car racing beyond its southeastern U.S. environs in the early days of NASCAR than Richter.

From 1963 to 1984, Richter ran the famed Riverside road course, one of the most challenging stops on the NASCAR circuit. For several years, RIR hosted either the first or final race on the NASCAR schedule as well as various other major races, including the Los Angeles Times Grand Prix.

Through the years, the track proved its versatility by hosting nearly every form of racing, including CART, IMSA, INDY, F1, Can-Am, Trans-Am, SCORE and IROC (one | two; whom Richter was a co-creator). Its proximity to Los Angeles also made it a prime location for advertising, television and movies. It also served as a testing track for automotive (one | two | three | four) and motorcycle companies.

RIR, which sat on the eastern edge of Riverside, was sold to Texas-based developer Fritz Duda in 1984 with the last major race in late 1988 and the track officially closing in early 1989.

Today, the 600-plus acres of the former racetrack include homes, apartments, parks and retail uses as part of Moreno Valley's master-planned Towngate development. The largest parcel, on which both the grandstands along Highway 60 and the famed "esses" (one | two | three) were once located, has been home to Moreno Valley Mall since 1992 (view overlay image here). The track's southern end, where the sweeping Turn 9 once was, is now comprised mostly of single-family residential.

Prior to managing the raceway, Richter was a football star at both UC Berkeley and the NFL's Los Angeles Rams for nine seasons, where he was a first-team, all-pro linebacker. After RIR, Richter went on to be a NASCAR executive for nearly 10 years until the early 1990s, when he was tapped by Roger Penske to oversee the development of California Speedway (now Auto Club Speedway) in Fontana, which opened in 1997.

Richter's influence went beyond the race track, however. He was a long-time Riverside resident and was involved in several civic organizations, including the city's influential Monday Morning Group.

Photos: Riverside International Raceway

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1963
SCCA magazine cover
(view overlay image here)
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1970
Advertisement
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1988
After the last major race
(Earlier view | 2002 view | 2003 view)


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1963
Riverside 500
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1965
Riverside 500
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1969
LA Times
Grand Prix
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1970
LA Times
Grand Prix
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1980
LA Times
Grand Prix

Postcard: Harvest House at the Tyler Mall

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Harvest House Cafeteria
3535 Tyler Mall
Riverside, Calif. 92503
We invite you to visit other Harvest House locations throughout the United States and Canada


This October will mark the 40th anniversary of the Tyler Mall in Riverside. Previously, we did an overview of how the mall came into existence and how it came to be as it's known today -- Galleria at Tyler. In the coming months, we'll add a few more posts about various aspects of the mall. For now, we begin with one of the few postcards we can find associated with the mall itself -- Harvest House cafeteria.

... in 1954, (F.W. Woolworth) began setting up its own chain of cafeterias and restaurants, named Harvest House. Located near, usually adjoining, Woolworth stores, the new Harvest House restaurants, with their cornucopia insignia, were not intended to take the place of the in-house lunch counters and soda fountains, but to supply more leisurely settings for customer dining."
F.W. Woolworth and the American Five and Dime
(2003, Jean Maddern Pitrone)

The Tyler Mall Harvest House opened with the mall in October 1970. It was situated on the mall's southeastern side halfway between anchors JCPenney and May Co. (though May Co. would not open until 1973). Immediately adjacent to Harvest House was a 61,000 sq. ft., 2-story Woolworth's (today, the former Woolworth's basement serves as a Tuesday Morning outlet).

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1970
Grand Opening

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1970
Harvest House

According to a Press-Enterprise article on the mall's grand opening, the general manager of the new Woolworth's was Larry G. Shappart while the manager for Harvest House was Francis A. Costanzo.

One variation of Harvest House's "Colonial" theme (as seen in the postcard above) gave the cafeteria style restaurant a down-home "Americana" feel. But the wood brown paneling with red carpet and green-hued walls also made it feel dated and dreary (at least to us kids). And when the dining room was near empty, as it often seemed at the Tyler Mall location, it felt more like a mausoleum than a restaurant. Only the occasional kitchen noise and faint sounds of shopping activity drifting in through the entrance from Woolworth's would break the eerie silence.

Moreover, one of the strangest aspects of Harvest House was the indoor mall entrance itself, which consisted of an elaborate blue, mansard-style facade with a large cornucopia underneath as part of the "Harvest House" signage. (As a kid, nothing says mystery food better than a strange looking cornucopia. There was also a larger, much creepier version adorning a dining room wall.)

Once past the semi-formal entryway, patrons encountered a long narrow hallway -- separated from the dining area -- leading back to the cafeteria service. (Again, as a kid, this is where the trepidation, wondering what kind of awful food is actually served here, would begin -- assuming you hadn't already begged your parents to go to McDonald's instead).

By 1976, there were 50 Harvest House cafeterias in existence, with even more lunch counters/cafes still in operation inside many Woolworth's (including, at one time, a small cafe attached to the Tyler Mall store). Surprisingly, Harvest House lasted well into the 1980s, with the last one closing in the mid-1990s (we seem to recall the Tyler Mall HH had closed by 1990). Woolworth's itself would succumb in 1997, though the parent company lives on in the form of its most successful division -- Foot Locker.

Photo Gallery: Galleria at Tyler

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Sources: City of Riverside, Riverside Public Library, The Press-Enterprise, WikiPedia


(Harris') Gottschalks gone

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July 2009
Store closing

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July 2009
Sign says it all

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July 2009
Final day

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1964
Back in the day

This past weekend saw the end of an era as Fresno-based Gottschalks closed for good on Sunday. For local folks, this also means an end to what once was the remnants of San Bernardino-based The Harris Co., which operated 7 department stores across Inland Southern California before the chain was sold to Gottschalks in 1998.

At the Riverside Plaza location, shoppers crowded parts of the first floor to buy merchandise that had been reduced up to 95% in the store's final days. Also up for sale were fixtures and even signage. Other areas of the selling floor had already been stripped bare of most merchandise.

The 3-story (plus basement) store will be transformed into a large-format Forever 21, which is expected to open sometime in August. Yet to be made public is exactly how much of the 204,000 sq. ft. former Gottschalks will be used by Forever 21. It's possible sub-leasing might take place.

As for both Gottschalks and Harris', what began in 1904 and 1905 respectively, is now history. The story behind both chains offer similar parallels, each having been founded by newly immigrated German families (Emil Gottschalk and Philip, Herman and Arthur Harris respectively).

Although Gottschalks grew much faster as a chain in the post-war years relative to Harris', both chains remained independently owned for many decades, thriving on local control and insights. For Harris', this led to a very loyal customer base, becoming what many considered the Marshall Field's of the Inland region.

By 1981, however, the smaller Harris' chain was facing stiffer competition against the larger department stores. It was at this time that third-generation members of the Harris family decided to sell the Inland Southern California chain to Spanish retailer El Corte Ingles.

And by the time of their 1998 merger -- in which the 7 local Harris' stores were re-branded as Harris'-Gottschalks -- both chains were beginning to struggle against the national department stores and discount chains. Within 10 years, signs of possible selling off to larger chains began to surface at Gottschalks, none of which managed to fully materialize. As such, it was a dire economy that finally ended the chain for good as Gottschalks filed for bankruptcy in early 2009.

In today's mega-franchise retailing environment, such personalized regional chains are a rarity (and likely to become even more so). And with Sunday's closure of the 58-store Gottschalks chain -- most of which were located in California -- the last remnants of Harris' is no more as well.

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Previous

Update

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July 2009
Last day!
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July 2009
Empty cases
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July 2009
Clearing out
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July 2009
Display sales


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July 2009
Escalator up
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July 2009
Nothing left
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July 2009
RIP
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July 2009
'H' for Harris'



Sources: City of Riverside, The Press-Enterprise, Fresno Bee, Riverside Plaza, "The Harris Company" (Aimmee L. Rodriguez, Richard A. Hanks, Robin S. Hanks)


Local malls holding their own

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On the heels of the worst holiday shopping season since 1969, the nation's retail landscape is likely headed for moderate changes as weak and battered retailers file for bankruptcy protection, close stores and/or shut down entirely. The transformation could see shoppers, both nationally and locally, greeted in the coming months with more than a few empty storefronts lining the halls and pathways of their favorite malls and shopping centers.

Thus far, former retail giants Circuit City, Mervyn's and KB Toys have each announced full closures, while regional department store Gottschalks recently filed for bankruptcy protection. Though the closures of the former have affected nearly every mall nationwide, Gottschalks -- if forced to close -- could spell additional trouble locally as the Fresno-based retailer has anchor stores at 7 area malls. (It could also bring a final end to a local retail empire that began in 1905 as The Harris Company).

Another potentially large impact locally is whether national mall owners will shed some or all local malls as they struggle under the weight of debt during a very tight credit market. With the possibility of reorganization on the horizon, Chicago-based General Growth Properties -- owner of four local malls, including three of the region's largest -- in particular could add additional stress to the local retail scene.

So, where does this recent -- and potentially future -- turbulence leave local malls? Let's take a closer look at each.


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2006
Carousel Mall

Carousel Mall - San Bernardino

For all intents and purposes, this mall is already dead. Opened with great fanfare as Central City Mall in 1972, the 37-year-old, Victor Gruen-designed center began its decline in the mid-1990s, not long after being rechristened as the Carousel Mall. In 2000, the flagship Harris' department store closed (it had opened independently in 1927). The remaining anchors, Montgomery Ward and JCPenney departed soon thereafter (2002 and 2003 respectively). Although a planned mixed-use redevelopment has stalled, it's not likely the few remaining stores will survive the current retail environment.


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2001
Redlands Mall

Redlands Mall

Tiny by mall standards, the Redlands Mall is likely to be the next area mall to fall -- particularly if General Growth Properties reorganizes and/or Gottschalks closes. Such a closure would leave the 32-year-old mall without its only department store. However, this may not be such a bad thing as it could expedite pending redevelopment of the downtown block into a mixed-use project that will both complement and enhance the existing retail and commercial uses on State Street.


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2003
Hemet Valley Mall

Hemet Valley Mall

HVM is another relatively tiny mall that could potentially be greatly impacted by Gottschalks' bankruptcy. A closure by Gottschalks here would leave the 29-year-old mall with two anchors (JCPenney and Sears). However, with the Hemet-San Jacinto area primed for future growth (and still relatively underserved retail-wise), it's doubtful an empty anchor would remain unused over the long haul. The center's biggest threat is likely to be any future large-scale retail development that may occur nearby in the coming years.


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2006
Inland Center

Inland Center - San Bernardino

With the fall of Mervyn's, which had been slated to fill the shuttered Broadway/Macy's, and the recent bankruptcy announcement by Gottschalks, this mall is probably the largest local mall potentially on shaky ground. The 43-year-old center could very well end the year with two of four anchor pads empty (leaving Macy's and Sears). However, with the all-but-final demise of nearby Carousel Mall nearly complete, coupled with potentially having two available department store pads, Inland Center could also have a slight advantage redevelopment-wise when the economy picks back up.


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2006
Promenade Shops

The Promenade Shops at Dos Lagos - Corona

Another small, non-traditional mall, The Promenade Shops in Corona could be the newest center that's struggling the most. Depending upon how the national retail landscape shakes out, the center's lack of large department stores could either hurt or help. In the short term, the 3-year-old center could very well see some store closings. However, its location within a high-growth and higher-end demographic corridor likely assures a future of some sort (though it could use help increasing its visibility). It also has that unique lake/bridge feature to boot. Even so, its biggest threat is the nearby Galleria at Tyler in Riverside, which includes a Nordstrom, Macy's and over 100 more stores than does Dos Lagos.


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2006
Moreno Valley Mall

Moreno Valley Mall at Towngate

Already impacted by last year's closure of its Gottschalks store (which remains empty), the Moreno Valley Mall could see significant impacts from any potential reorganization of General Growth Properties. The 17-year-old center was slated to receive a Steve & Barry's, until that company joined the ranks of shuttered retailers last fall. However, with three other anchors -- Macy's, JCPenney and Sears -- the mall, which has struggled in the past, remains relatively healthy. Likewise, future long-term growth to the east and south favor its survival.


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2005
Riverside Plaza

Riverside Plaza

Another one-anchor mall that could be greatly impacted by any potential closure of Gottschalks is the venerable Riverside Plaza. As the region's oldest, large-scale shopping center, the 52-year-old, Victor Gruen Associates-designed Plaza has been performing well since its third incarnation opened in 2005 (which is less mall and more dining and entertainment). On one hand, a closure of Gottschalks would offer a unique opportunity for just the right anchor to step in and assume the 204,000 sq. ft., 4-level building (maybe an IKEA?). However, it could lead to the demolishing of the region's oldest, "modern" department store (and first, large-scale Harris' to be built beyond the flagship store in downtown San Bernardino). Yet, among the smaller malls of the region, Riverside Plaza is most likely to weather the turbulence.


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2001
Ontario Mills

Ontario Mills

Though more outlet center than traditional mall, the gigantic Ontario Mills recently had its own brush with fate as the beleaguered Mills Corp was acquired by Simon Property Group in early 2007. It's difficult to say exactly how Ontario Mills will be affected by the retail downturn as its size -- and lower-grade store makeup -- is probably as much an asset as it is a liability. In some sense, the lack of traditional department store anchors might be beneficial. Likewise, the area surrounding the 13-year-old center has become a strong magnet for peripheral commercial uses, attracting everything from major big-box retailers and traditional strip centers to mid-range hotels. But this has led to unfriendly traffic levels (and very unfriendly pedestrian atmosphere) and possibly over-saturation. However, its location at the highly visible junction of the I-10 and I-15 likely assures its long-term future -- in one form or another.


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2008
The Shoppes

The Shoppes at Chino Hills

About the size of Corona's Promenade Shops but with the look of Victoria Gardens, The Shoppes at Chino Hills will likely weather the current retail turbulence. Its location adjacent to the city's new (and future) civic center coupled with the area's high-end demographics likely assures a future for the small, 1-year-old center. However, its lack of traditional department stores and insufficient parking could be a significant hindrance. As such, the center's biggest threat is the nearby Montclair Plaza, which offers both a Nordstrom and Macy's (and many more stores).


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2008
Montclair Plaza

Montclair Plaza

As one of the area's largest and oldest indoor malls, the Montclair Plaza recently underwent a moderate interior renovation. With anchors Nordstrom, Macy's, JCPenney and Sears, it has traditionally been one of the strongest malls in the region. Yet, the 41-year-old center does have an empty anchor (the former Broadway/Macy's) and could be impacted by any potential reorganization of its owner (General Growth Properties). It also faces stiff competition from newer, higher-end developments nearby (Shoppes at Chino Hills and Victoria Gardens). However, the mall is more than likely to weather anything excepting a major transformation of the retail landscape.


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2006
Galleria at Tyler

Galleria at Tyler - Riverside

With anchors Nordstrom, Macy's and JCPenney, the Galleria at Tyler is both one of the largest and strongest traditional malls in the region. Solidified by recent expansions that included AMC Theaters, Yard House, The Cheesecake Factory and PF Chang's, the 39-year-old center is likely to weather anything but a major retail shake up. Yet, it too is owned by General Growth Properties and also has an existing empty anchor (the former Broadway/Macy's). However, its freeway-adjacent location between higher-end demographics in both Riverside and Corona more than likely assures the center's long-term viability.


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2006
The Promenade

The Promenade in Temecula

Probably the most insulated mall in the region, Temecula's Promenade stands on relatively solid ground. With four anchors -- Macy's-north, Macy's-south, JCPenney and Sears -- and few large-scale competitors nearby, the 10-year-old center dominates the southwestern Riverside County retail market. As with Montclair Plaza and Galleria at Tyler, the Promenade will withstand anything but a major retail shake up. And, along with Victoria Gardens, it will likely be in the running for the region's next Nordstrom.


cuc-2006f-vicgardens-038.jpg
2006
Victoria Gardens

Victoria Gardens - Rancho Cucamonga

Probably the strongest and certainly the most unique mall in the region, Victoria Gardens is likely to weather most anything excepting a major transformation of the retail landscape. Its solid reputation, above-average store mix and pleasant outdoor atmosphere puts this center on relatively solid ground. It also contains the city's cultural center (with library and playhouse). The only foreseeable scenario potentially affecting the 5-year-old center would be the closing or consolidation of one or both Macy's anchors (one | two). Such closures could potentially leave the 3-anchor mall with a single anchor (JCPenney). However, its highly likely a retailer the likes of Nordstrom would quickly snap up any empty anchor store.



Related

Sources: Los Angeles Times, Inland Valley Daily Bulletin, The Press-Enterprise


Road Trip: Fresno

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This entry kicks off a semi-occasional feature we'll be calling "Road Trip" -- a chance to explore other cities and areas within California, particularly those outside the three major metropolitan regions: Los Angeles, San Francisco and San Diego. Everyone knows these places, but what about the likes of Fresno, Stockton and Bakersfield? The latter three are relatively large cities that in many states would be the largest and most dominant city. But in California, they are but one of at least a dozen cities in excess of 300,000 residents.

Our aim will be to spotlight these lesser-known, mid-major cities. In some cases, we'll toss in a smaller city (such as Visalia) or a larger city essentially hidden within one of the major metropolitan areas (such as Chula Vista). From a basic urban/civic planning perspective, we'll take a somewhat cursory look at their urban form, and in particular, their downtown cores -- if there is one -- and see what's there and what isn't. We'll then compare and contrast them relative to Riverside, looking for what makes them unique -- or not.

Our hope is to gain better appreciation for these somewhat overlooked places and possibly learn a thing or two along the way about how to improve and strengthen our own city.

____________________


Road Trip: Fresno

RT_20080902-fresno-200.jpg
Flash: Road Trip: Fresno slideshow

RT_20080902-fresno-ffair-200.jpg
Flash: Fresno Fashion Fair Mall
(with interior views reminiscent of
The Broadway dept. store in Riverside)

For being a city located at the center of California's dusty, but agriculturally rich "Central Valley," Fresno belies expectations. Many Californian's simply assume the worst and never really give the place a chance, making it a good candidate in which to start this series.

First impression: Fresno is a big city -- 470,000 according to 2007 Census estimates -- that feels somewhat smaller than it is. The downtown core, though not overly large for a city of its size, is a mixture of old and new. And, as with every major California city, Fresno is surrounded by expansive, suburban housing tracts. Thanks to numerous trees lining many major streets, particularly those in the more recent developments and newer commercial areas, Fresno appears much greener than one might expect. Looming in the distance to the east is the Sierra Nevada mountain range, including Kings Canyon and Sequoia national parks (with 14,494-foot Mt. Whitney on the backside). Located about an hour to the northeast is Yosemite.

How it's similar: Fresno and Riverside actually share much in common. Both support a major university and are seats of county government with the various civic and cultural institutions inherent therein. Physically, downtown Fresno also contains a classic street grid pattern and a 1960s-era pedestrian mall. Likewise, Fresno's post-war growth has taken on a predominantly suburban form -- partly to the detriment of downtown. Geographically, the metropolitan region is partially hemmed in by mountains. And, as with the majority of California's valleys, summers can get a bit toasty and the air does get somewhat stagnant at times.

How it's different: Unlike Riverside, Fresno is unquestionably the dominant city within the Fresno-Madera metropolitan region. As such, it has its own television market. Fresno's moderate skyline is dominated by mostly older and slightly taller buildings. Though both cities have modern convention centers, the latter also has a mid-sized arena and an adjacent concert hall/civic theater. And although Fresno has a passenger airport with an Air National Guard unit, the city does not have a major military base the likes of March Field near Riverside. Once outside Fresno, the landscape turns into mile upon mile of farmland.

Biggest surprise: Parts of downtown appear to be in a time warp of sorts, with a small, but impressive collection of pre-WWII "Renaissance Revival" styled towers (one | two | three | four). Arguably downtown's most unique aspect, the outdoor Fulton Mall (1964) offers a nice respite from California's car-dominated landscape. Though not overly vibrant, the pedestrian mall has a lot of potential. A recent addition is a minor league baseball stadium located at the mall's southern end. Interestingly, the landscape design of Fresno's Fulton Mall is very similar to the one in downtown Riverside, which opened two years after Fresno's. Both malls contain elements (Fresno | Riverside) designed by landscape architect Garrett Eckbo of Eckbo, Dean, Austin and Williams. One key difference is the amount of public art situated along Fresno's mall, at least double of that found at Riverside's version.

Biggest disappointment: As a predominantly low-rise campus (one | two) with several large parking lots and no overly distinctive buildings, the campus of California State University at Fresno felt more like an overgrown high school. In fact, one can easily drive past the campus without even realizing. However, the university is a major player in local sports and includes a football stadium, a recently built arena/rec center, and separate stadiums for both baseball and softball.

What can Riverside learn? One aspect of Fresno that Riverside can take note of is that city's long-term commitment to the larger civic/regional entities, such as the sports arena, civic theater and even the new minor league baseball stadium. And although Riverside's own pedestrian mall is currently undergoing its first major renovation, the city should keep tabs on Fresno's similarly designed outdoor mall. In particular, Riverside should take note of the amount of public art dotting Fresno's mall.

Related


Out & About - 02/23/2008

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Trips to local malls this weekend brought evidence of renovation and change at two of the region's largest shopping centers.

First up, a quick stop at the Galleria at Tyler in Riverside saw the removal of the center's 1991 sign, itself a replacement for the orignial 1970 sign*.

With the recent additions to the mall of an AMC theater complex and several restaurants, including Yard House and The Cheesecake Factory, new freeway signage is not completely unexpected. In fact, we spotted new signage recently at the newly expanded parking garage that hinted a new logo -- and new colors -- might be forthcoming.

Elsewhere, a trip to Montclair Plaza gave us a chance to see that mall's interior renovation currently underway. Meant to soften up the center's somewhat industrial look (as a result of a 1986 expansion), the design includes ceiling enhancements, accent lighting, glass railings and new furniture. The work is being done after hours and is expected to be completed before the end of the year.

Also planned as part of Montclair's renovation is the demolition of the 1968 building that once housed The Broadway and later Macy's. The building sports classic 1960s modern design, a form that seems to be quickly disappearing from the local landscape. In fact, many of the iconic buildings that once housed The Broadway have met similar fates across Southern California over the last few years.

Finally, could the Montclair renovation provide a glimpse into possible future renovation at Montclair's sister mall in Riverside? Though we're not aware of any planned renovation of the interior for the Galleria at Tyler, both malls underwent similar expansions within five years of one another about 20 years ago. Likewise, both centers are owned by Chicago-based General Growth Properties.

Photo galleries: Montclair Plaza | Galleria at Tyler

Previous

* Photo courtesy of RPD Remembers


'North Village' opens at Galleria

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After several years without a multiplex theater, Riverside's Galleria at Tyler mall is once again lighting up the big screen following last weekend's opening of the AMC Tyler 16. As part of the mall's "North Village" expansion, the AMC theater replaces the center's original UA Theater that was cleared to make way for a free-standing Barnes & Noble in 2001.


Dec. 2007
North Village - Galleria at Tyler

Also included in the outparcel expansion are two restaurants (Yard House and Elephant Bar), a Robbins Bros. store as well as an expanded Hughes Alley parking garage. The 105,000 sq. ft. addition ups the mall's GLA to 1.2 million sq. ft.

The "North Village" addition comes on the heels of last month's opening of a 20,000 sq. ft. H&M clothing store inside the mall itself, and completes the center's recent expansion that began in 2006 with the opening of free-standing P.F. Chang's and The Cheescake Factory restaurants.

Photo Gallery: Galleria at Tyler

Slideshow: Then & Now - "North Village"

Related

Previous

Sources: Galleria at Tyler, General Growth Properties


Then & Now - Galleria at Tyler: Part Two

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Since its opening as the single-level Tyler Mall in 1970 and re-christening as the two-level Galleria at Tyler in 1991, Riverside's primary shopping center remains one of Inland Southern California's top retail destinations. Currently undergoing its third major expansion, the Galleria at Tyler has flourished as both the city and the Inland region have grown and prospered.

Below is Part 2 in a brief history of the Riverside mall. Part 1 can be found here.

riv-galleria-027a-200.jpg
QUICK FACTS - 1991
Nordstrom Opening: September 6
Mall Re-Opening: October 17
Expansion Cost: $100 million
Construction: 17 months
Project Manager: Donahue-Schriber,
Newport Beach, CA
General Contractor: Charles Pankow
Builders, Ltd., Pasadena, CA
Nordstrom Architect: Callison
Architecture, Seattle
Anchors: The Broadway, J.C. Penney,
May Co. (1973), Nordstrom (1991)
Stores: 160
Size: 1.1 million sq. ft. (GLA)


1988
Expansion plans
Donahue-Schriber


1988
Interior depiction
Donahue-Schriber


1990
Construction
Donahue-Schriber


2006
Similar view


QUICK FACTS - 2007
Anchors:
Nordstrom, Macy's, J.C. Penney
Primary Out-Parcels:
Barnes & Noble (2001)
The Cheesecake Factory (2006)
PF Chang's (2006)
AMC Theaters (2007)
Yard House (2007)
Elephant Bar (2007)
Robbins Bros. (2007)
Tenants:
175-plus
Size:
1.2 million sq. ft. (GLA)


July 2007
North Village


2006
Galleria at Tyler
(pre-North Village expansion)
MS Virtual Earth

1980s - Growing Pains

By the early 1980s, both residents and city officials alike began voicing opinions about the lack of an upscale department store at the then Tyler Mall. And although Buffum's considered the area in the late-1960s and Bullock's officials had recently began scouting the area, neither brand had yet committed to building a local store.

In 1985, Seattle-based Nordstrom took the initiative and began work on the region's first upscale department store in nearby Montclair. And by late 1986, following a successful opening at Montclair Plaza, Nordstrom began scouting for a second area location. The upscale retailer took particular interest in Montclair's sibling mall in Riverside, which was in the midst of planning a similar expansion. In April 1987, Nordstrom made it official -- a store was planned for an expanded Tyler Mall. However, the mall expansion would be delayed by local politics -- and local competition.

Earlier in the decade, Riverside annexed the site for a proposed regional mall on the city's eastern edge near the soon-to-be city of Moreno Valley. The mall, dubbed Canyon Springs Fashion Mall*, was proposed by Riverside-based T&S Development, developers of Riverside's highly-successful Canyon Crest Towne Centre. The two-level, 1.3 million sq. ft. mall (with 6 to 8 department stores) was part of the master-planned "Canyon Springs"* development proposed on 900 acres owned by T&S at the conjunction of Highway 60 and Interstate 215.

Although department stores Bullock's and Harris' eventually signed letters of intent for the proposed mall, T&S encountered several delays in obtaining financing. And by the late-1980s, in the face of stiff competition from another proposed mall in adjacent Moreno Valley as well as the Tyler project, T&S essentially joined forces with a small, but vocal group of Riverside residents opposed to the Tyler expansion, which gained final approval in January 1989:

The Riverside City Council, seeking to boost revenues and fulfill a community desire for upscale shopping, yesterday voted 6-1 to approve plans to nearly double the size of the Tyler Mall, including construction of a Nordstrom and J.W. Robinson's.
The Press-Enterprise - February 1, 1989

On the same day in March 1989, both T&S and the local residents group filed separate lawsuits aiming to block the expansion. But by December 1989, after key setbacks in court -- including the revelation of a thinly-veiled link between the two groups -- both lawsuits were dropped following out-of-court settlements, thus paving the way for expansion to finally begin.

(T&S suffered an even greater setback with the eventual pullout of Bullock's and the jumping ship of Harris' to the then-proposed Moreno Valley Mall at Towngate, which opened in late 1992 directly across Day Street from the proposed Canyon Springs mall. The land-rich, but cash-poor company ultimately dissolved. Today, portions of the Canyon Springs development include assorted big-box retail, offices and vacant land.)

1991 - Galleria at Tyler

After nearly 5 years of planning, negotiating, battling lawsuits and fending off competition from two proposed malls on the eastern edge of town, ground was broken in May 1990 for a $100 million expansion for the 20-year-old Tyler Mall. Included in the 500,000 square foot expansion were a second-level of mall shops, a 3-level, 164,000 sq. ft. Nordstrom department store and separate 4-level and 2-level parking structures:

"Tyler, upon completion, will appear to be a brand new mall...Everything will change. Nothing will be the same. Every piece of wall and floor will change."
William Kenney, V.P. of Donahue-Schriber
The Press-Enterprise - May 20, 1990

Expansion plans for the mall closely followed those undertaken in 1985 at Montclair Plaza, also owned at the time by Newport Beach-based Donahue-Schriber. However, unlike Montclair's expansion, one major change would be how the second level of mall shops was added.

In Montclair, the second level was placed directly on the existing roof resulting in a taller overall structure. However, this also caused the new level to be a few feet higher than the second-story levels of the existing department stores. This required a gradual lowering of the mall's new second level walkways immediately heading into the department stores (including a customized mini-escalator heading into The Broadway).

In Riverside, a relatively new technique was used in which the second level would be suspended from a truss system designed to rest a few feet below the existing roof level. As such, the ceilings in the existing mall stores had to be lowered to accommodate the newly-built second level above. The result was matching floor levels and a shorter overall structure. It was more expensive, but according to Donahue-Schriber, was less disruptive to both shoppers and merchants as fewer overall support columns were needed (the added weight was distributed across the new truss system).

Seventeen months after construction began, an expanded Tyler Mall officially opened on October 17, 1991 as the newly-christened Galleria at Tyler. Shoppers eagerly welcomed the doubling of mall shops (from 85 to 160), more parking and, of course, the long-awaited Nordstrom**.

Plans originally called for two more department stores (for a total of 6), one of which was to be Robinson's. However, the 1993 merger with May Co. -- resulting in Robinson's-May -- altered those plans. To date, neither the 5th nor 6th department stores have yet to be added. (In fact, the 2006 consolidation of Robinson's-May into Macy's resulted in Macy's relocating to the opposite end of the mall into the former Robinson's-May building.)

In 2001, Barnes & Noble replaced the original United Artists cinema located on Hughes Alley adjacent to the 91 Freeway. The theater, which originally opened with 2 theatres, was quickly doubled to 4 shortly after the mall opened. A 1978 proposal to double again to 8 screens failed to receive city approval. By the mid-1990s, the small theater was struggling to compete against the rise of mega-multiplexes. Various mall expansion plans floated in the late 1990s and early 2000s envisioned the UA 4 being replaced with a modern multiplex (including plans for a subterranean version).

2006/07 - Expansion


In July 2006, the Galleria at Tyler embarked on its third major expansion. The plans, which are taking place at out-parcels at opposing ends of the mall, include a multiplex theater, restaurants, additional retail and an expanded parking structure.

First to open in late 2006 were The Cheesecake Factory and PF Chang's restaurants, both on the south end of the mall. And by July 2007, work was well underway at the north end of the mall property for what is being dubbed "North Village," which will house an AMC 16 theater multiplex, Elephant Bar and Yard House restaurants, a Robbins Bros. store as well as additional shops. Architects for the project are MBH Architects of Alameda, CA. Completion is slated for late 2007.

Elsewhere in the mall, the tenant mix continues to be updated. Recent additions include specialty shops the likes of Metropark, LoveSac, Coach and Aldo. In November 2007, Swedish fashion retailer H&M is set to open a 20,000 sq. ft. store at the mall's north end.

Yet to be determined is the fate of the distinctive 3-story, former Broadway/Macy's department store located near the "North Village" expansion. The building's cantilevered style of architecture showcases department store flair and design from a now bygone era. Its unique design was used only one other time for a sister store*** that opened in 1972 in Citrus Heights (Sacramento), Calif. (Correction: A third version of this design was used for a Fresno, Calif., Weinstock's store that also opened in 1970.)

Speculation for the now vacant building ranges from signing another department store -- such as Macy's sister store Bloomingdale's -- to revamping the 164,000 sq. ft. interior into micro shops (which, at the very least, would preserve the building). Another possibility, of course, is a complete tear down for further mall expansion. Though we'd definitely hate to see a vacant anchor for an extended number of years, we'd also hate to lose such an iconic architectural landmark. Moreover, what would become of the time capsule buried in 1970 by The Broadway, which states it's to be reopened in 2070?

We suspect only time -- and future department store mergers -- will tell.

Related


2006
Macy's (south)

2006
Macy's (north)

2006
Nordstrom



2007
J.C. Penney

2006
Interior view


* 1988 / Greater Riverside Chamber of Commerce
** 1991 / Nordstrom, Inc.
*** Photo courtesy of Jim Van Schaak

Sources: Galleria at Tyler, General Growth Properties, Donahue-Schriber, City of Riverside, The Press-Enterprise, Riverside Public Library, Greater Riverside Chambers of Commerce


Then & Now - Galleria at Tyler

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Since its opening as the single-level Tyler Mall in 1970 and re-christening as the two-level Galleria at Tyler in 1991, Riverside's primary shopping center remains one of Inland Southern California's top retail destinations. Currently undergoing its third major expansion, the Galleria at Tyler has flourished as both the city and the Inland region have grown and prospered.

Below is Part 1 in a brief history of the Riverside mall, which is currently owned and managed by General Growth Properties, Inc.

1976-tyler-02c-162.jpg
QUICK FACTS - 1970
Opening: October 12
Cost: $45 million
Anchors: The Broadway,
JCPenney, May Co. (1973)
Stores: 85
Size: 880,000 sq. ft.
Land: 66 acres
Developers: Ernest W. Hahn,
Broadway-Hale, May Co.
Mall Architect: Jon Jerde of
Burke, Kober, Nicolais and Archuleta,
A.I.A., Los Angeles


Scale model for The Broadway
Architect: Charles Luckman Assoc.
(Courtesy of Jim Van Schaak)


Architect's rendering of JCPenney


@1976
Interior
1976 / GRCC


@1976
Exterior
1976 / GRCC


@1988
Tyler Mall
1988 / GRCC

1970 - Tyler Mall

Although the Tyler Mall did not open until October 1970, development of it began in 1965 as representatives from regional and national department stores began taking interest in two competing mall developments proposed for Riverside.

The first proposal, a 66-acre development by Beverly Hills-based Hunter Penn, was planned for the southeast corner of Magnolia Avenue and Tyler Street. The three-anchor, enclosed shopping center was preferred by two department stores, May Co. and Los Angeles-based The Broadway:

Broadway and May Co. executives say they plan to begin building department stores on the 66-acre Hunter Penn shopping center site at Magnolia and Tyler in Riverside in late 1966 or early 1967.
The Press-Enterprise - Sept. 9, 1965

The second proposal, which was approximately 2 miles northeast of the Tyler site, was a 113-acre development planned for the southeast corner of Magnolia Avenue and Monroe Street on land that comprises a portion of California Baptist University. Proposed by Riverside-based Marcus W. Meairs Co., "Magnolia Mall" was conceived as a four-anchor, enclosed shopping center and also gained the interest of two department stores, JCPenney (which had a stand-alone store downtown) and Los Angeles-based Buffum's:

...J.C. Penney Co. announced that a lease is likely to be signed soon to locate a $6 million store at the 113-acre Magnolia Mall...

On Sept. 4, Buffum's Department Stores revealed that Meairs has a letter committing Buffum's to a store at the Magnolia Mall center if certain other major stores also become tenants.
The Press-Enterprise - Nov. 13, 1965

Retail experts at the time agreed the city could not support both proposals, particularly with two similar-sized malls also proposed nearby in San Bernardino (Inland Center) and Montclair (Montclair Plaza). Likewise, those proposals included May Co. and Broadway stores, with the Montclair site also controlled by developer Hunter Penn.

In mid-1966, both The Broadway and May Co. bought out Hunter Penn's interest in the Montclair and Riverside sites with the Tyler property reportedly costing $2 million, or an average of $33,000 per acre.

Although Riverside originally approved zoning for both the Tyler and Magnolia malls, which actually led to a delay in construction, the Tyler site eventually became the preferred site. Its location on what was then sheep grazing land sat adjacent to the Tyler Street exit off the Riverside Freeway.

With the delays, initial site preparation and development of infrastructure did not begin until early 1968. And in February 1969, with Los Angeles-based developer Ernest W. Hahn now on board, plans were officially released:

Plans for immediate construction of a $45 million regional shopping center, officially named Tyler Mall, at Tyler and Magnolia in Riverside were formally made public...

...participants are Broadway-Hale Stores Inc., May Co., J.C. Penney Co., and Ernest W. Hahn...
The Press-Enterprise - Feb. 5, 1969

Major construction began in October 1969 with the mall officially opening one year later on October 12, 1970*, ushering a new era of shopping to Riverside. Already familiar with the mall concept via the 1956 opening of the outdoor Riverside Plaza -- one of the first mall-like developments within Southern California -- the city welcomed this new enclosed version with open arms -- and open pocket books.

With 68 original stores (soon to be 85), including two department store anchors (The Broadway, JCPenney, plus a third pad) and a 61,000 square foot, two-level F.W. Woolworth, the 800,000 square foot Tyler Mall was nearly twice as large as its older cross-town cousin. Several exterior buildings, including a twin theater (United Artists), free-standing bank (United California Bank), two restaurants (Howard Johnson's, Farrell's Ice Cream Parlour), two auto centers (JCPenney, Broadway) and a gas station rounded out the property.

After a three-year delay in finalizing a new interior prototype, the May Co. building opened in July 1973, anchoring the south end of the mall. Containing a restaurant and cocktail lounge, the $5.5 million store was among the first stores to introduce the company's new retailing concept.

With the exception of The Broadway and May Co. buildings, the mall's original exterior was rather conservative, uniform and perfunctory. Rough textured, beige brick dominated the overall look with walls hiding the exterior utility corridors. Four entrances, two on each side, graced the north and south ends of the mall near the department stores. At the center of the 1000-foot linear mall was a short corridor housing more stores and the main entrance**, which faced west toward Tyler Street (where Nordstrom stands today).

Of particular interest was the striking architecture of The Broadway building. Designed by Los Angeles-based architectural firm of Charles Luckman & Assoc., the building's cantilevered*** design remains unique even today. Also of note, was the store's interior. Designed by Jim Van Schaak, the interior was honored as "Department Store of the Year" in the national "Store Interior Design" competition. (In late 2006, the building was vacated by Macy's for the freeway-friendly Robinson's-May building. As of mid-2007, plans for reusing the building are pending.)

Unlike the exterior, the mall's original interior** had a bit of late 60's flair, albeit with a modernist touch. Colorful skylights, hanging light clusters, abstract, high-gloss flooring, bark-filled planters and wooden, semi-circular benches added a whimsical touch to the mall.

For much of the 1970s and 1980s the mall performed well, but many felt there was at least one missing element -- an upscale department store. Although Buffum's initially appeared interested in the market in the late 1960s and Bullock's considered a store in 1980, economic conditions -- and eventual mergers -- kept both from making firm commitments:

"...we're interested because of the population growth and eventually we'll get there."
Bullock's executive
The Press-Enterprise - Sept. 22, 1980

In 1987, following strong population growth in the region and a successful 1986 opening at a newly-expanded Montclair Plaza, Seattle-based Nordstrom began showing interest in Montclair's sibling mall in Riverside, which was also working to expand. However, shoppers in Riverside would have to wait a few more years as obstacles threatened to derail the proposed expansion.

Continue to: Part 2

Related


1969
Site Plan
(1969 / RPL)

1976
Interior
(1976 / GRCC)

1985
Interior (remodeled)
(1985 / GRCC)


1985
Advertisement
(Donahue
Schriber)

1990
Signage
(Donahue
Schriber)
grcc-1990-tylermall-02c-450.jpg
1990
Main Entrance
(1990 / GRCC)
grcc-1990-tylermall-01c-600.jpg
1990
Advertisement
(Donahue Schriber)


* 1970 / RPL
** Greater Riverside Chamber of Commerce
*** Courtesy of Jim Van Schaak

Sources: Galleria at Tyler, General Growth Properties, Donahue-Schriber, City of Riverside, Riverside Public Library, The Press-Enterprise, Los Angeles Times, "Colony for California" (Tom Patterson), Greater Riverside Chambers of Commerce


One of the things we find fascinating are how places and/or buildings change -- or don't change -- over time. Sometimes it's a simple paint job on an old house or building while at other times an entire building -- or entire block -- is completely redeveloped. Sometimes the transformation takes several years, while in other cases the landscape changes rather quickly.

Click the image below for two views of "E" Street in downtown San Bernardino, first from the 1940s and next from 2007.

Both views are looking north toward the intersection with 3rd Street (note: the 1940s postcard incorrectly states the view as being from 3rd Street as opposed to being toward 3rd Street).

On the immediate left is the Harris Co. department store, with its decorative elements, while just beyond it is the Andresen Building, which was the former home to Bank of America. As seen in the 2007 view, both structures remain standing today, though the Harris Co. building is currently closed.

On the right, the scene has changed dramatically. Civic Plaza -- which encompasses City Hall, Exhibit Hall and the Clarion Hotel -- has replaced the buildings on the immediate right, including the one-time branch of Citizens' National Bank (foreground) and the four-story, 1890 Katz Building (background).

With the redevelopment of Carousel Mall -- of which the Harris Co. building anchors its eastern end -- becoming much more probable, the immediate area is likely to change dramatically once again.

Flash: 'E' at Third: 1940s - 2007

Related


1930s
Harris Co.

1950s
3rd Street toward E Street
(where Carousel Mall
sits today)


1940s
E Street toward 3rd Street

2007
E Street toward 3rd Street



Sources: City of San Bernardino, San Bernardino Sun


LNR closer to redeveloping Carousel Mall

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Plans for redeveloping a struggling mall in downtown San Bernardino moved a step closer this week as Miami-based LNR Property Corporation submitted draft environmental documents for replacing the 35-year-old, Victor Gruen-designed mall with a mixture of residential and commercial uses.


Aerial view
Google


2006
The Carousel


2006
West wing


2006
Harris Co. (1927)

Tentatively called "Court Street West," plans are for up to 750 residential units, mostly condos, townhomes and lofts, plus approximately 120,000 square feet of commercial space set within an urban, park-like setting. Plans also call for reconnecting F and G streets back through the mall property.

However, still not included in the redevelopment are the former JCPenney and empty Harris Co. department store buildings, both of which were not part of LNR's purchase of the mall in Feb. 2006. Their status remains up in the air (though a buyer for the historic 1927 Harris' building is likely at some point).

Planned in the late 1960s as a redevelopment project between the city and federal government, Carousel Mall opened as Central City Mall in 1972. Built adjacent to the flagship department store of San Bernardino-based Harris Co., the two-level mall helped keep downtown alive following the 1966 opening of nearby Inland Center Mall. Future plans for the immediate area included commercial high-rises and a "central city park" (just across E Street adjacent to City Hall). The plan even envisioned an aerial tram of sorts shuttling patrons among the two competing malls, which were separated by a mere two miles.

Over the next 20 years, as San Bernardino struggled with growing unemployment, poverty and crime, Central City Mall began a steady downward slide. A 1991 renovation, which added a carousel and a new name, temporarily boosted retail traffic. However, the 1996 opening of the gigantic Ontario Mills Mall 10 miles to the west began to put strains on the now Carousel Mall.

In 2000, two years following the purchase -- and eventual merger -- of the Harris' chain into Fresno-based Gottschalks, the closing of the flagship Harris' store signaled the beginning of the end for the mall. Within three years, both Montgomery Ward (2002) and JCPenney (2003) would follow suit and close up shop in San Bernardino.

Today the Carousel Mall is a virtual ghost town of sorts. Although the city did manage to fill some of the empty tenant space with a few government agencies and even secured a Starwood Hotels & Resorts reservation center (with 400-plus jobs), the mall's remaining retailers continue to struggle.

Without a doubt, the large mall property in the heart of downtown offers the city a unique opportunity for a large-scale, mixed-use development. We look forward to watching this redevelopment, though we hope the historic Harris Co. building is indeed incorporated into any plans and does not give way to the bulldozer. Hopefully, both LNR and San Bernardino will be able to take advantage of the situation and help bring vibrancy back to a once-thriving downtown.

Photo Gallery: Carousel Mall

Related

Previous


Out & About - 01/21/2007

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Correction: The name of the Stalder Building was misspelled when originally posted

Sunday, January 21, 2007 - If one visits downtown Riverside, as we did today, they will notice the historic Fox Theatre is now fenced off, awaiting a $30 million renovation. As one of the centerpieces of the $780 million Riverside Renaissance Initiative -- which outlines 25 years worth of citywide projects in about 5 -- the Fox will receive a complete makeover, transforming it into 1,600 seat performing arts center.


2007
Fox Theatre
Mission Inn at Market


Fox Plaza
MetroPacific

Opened in 1929, the Riverside Fox was once a favorite place for Hollywood studios to screen movies prior to their release. Studio executives felt the area better represented American audiences more so than patrons in Hollywood. One such sneak preview was "Gone With the Wind" in 1939.

Across the street from the Fox Theatre is the Stalder Building, which is actually three buildings unified into one facade via a 1926 renovation. A portion of the building once housed the city's first permanent fire station (1890s).

Over the years, the configuration of the building has been significantly altered, resulting in as many as 8 storefronts along Mission Inn Avenue plus a few along Market Street. Recently, it has become a mix of mostly small antique shops, including the popular Mr. Beasley's.

Come March 1st, however, the stores will be fully vacated in preparation for Fox Plaza, a mixed-use development planned for the site that includes residential and commercial with underground parking.

Expected to break ground in 2007, Fox Plaza is a $200 million development that when fully built will add 500 residential units and 65,000 square feet of retail space along two blocks of Market Street from Mission Inn Avenue to Fifth Street. Also included in the 2-phase plan is a 130 room, full-service hotel.

Though it's difficult to see one of Riverside's oldest buildings come down, we're eagerly anticipating Fox Plaza, which no doubt will be a significant and unique addition to downtown. If Riverside truly hopes to have a more balanced and livlier downtown, particularly after 5 p.m., developments such as Fox Plaza and m sole that include residential units are indeed necessary.

Flash: Out & About slideshow

Photo Gallery: Stalder Building

Updates


2007
Fenced-off Fox

2007
Stalder (left) and
Loring buildings

2007
Sign of the times



2007
Final Sale

2007
View west toward
Market Street



Sources: City of Riverside, The Press-Enterprise, MetroPacific LLC


4 million and counting

|

New figures released last week by California Department of Finance indicate that both San Bernardino and Riverside counties each passed the 2 million mark in population in 2006, making the two counties the 4th and 5th most-populous counties respectively in California. It also signals Inland Southern California has reached the 4 million mark in overall population, which places the region between San Francisco-Oakland-Fremont and Phoenix-Mesa-Scottsdale in national population rankings.

Although growth rates in the state as a whole have slowed recently (only 1.25% last year), the interior sections of the state -- and in particular Inland Southern California -- are indeed bucking the trend.

Overall, Riverside County was the only county in the state to rank in the top 5 in 3 demographic criteria -- overall size (5), numeric growth (1), and percentage growth (2).

cor-2006f-doslagos-083a-600.jpg
2006
Corona

cuc-2006-vicgardens-006-600.jpg
2006
Rancho Cucamonga

riv-2006-hou-mclpkwy-005-600.jpg
2006
Riverside

cuc-2006f-vicgardens-038-600.jpg
2006
Victoria Gardens
Rancho Cucamonga

riv-2006-galleria-028-600.jpg
2006
Galleria at Tyler
Riverside

mur-2006-crossroads-002-600.jpg
2006
Murrieta

Percentage wise, Riverside's growth rate of 4.14% between July 2005-06 was second only to the 4.42% of tiny Yuba County (total pop. 71,938 -- less than the 2006 numeric gain in Riverside County alone). San Bernardino County's growth rate of 2.13% was good for 14th, joining Riverside as the only counties in excess of 1 million residents in the top 15 (of 58 counties) in growth rates.

Numerically speaking, Riverside led all counties in California with an additional 79k residents. San Bernardino was third with 41k additional residents. Together, the increase of 121k for the 2 counties -- a.k.a. Riverside-San Bernardino-Ontario MSA -- comprised 26% of the total numeric increase (462k) statewide.

Since 2000, Riverside County has added 446k new residents while San Bernardino County has added 294k -- a total of nearly 750k, or nearly 25% of California's total population growth (3.3m) since the 2000 Census. As such, the region is on track to add at least 1 million residents between 2000-2009 -- or about the population of metropolitan Buffalo, NY.

The large increase in population has resulted in a commercial boom as well. Long an area of strong industrial/warehousing growth, the region has seen a recent surge in both retail and office space as the markets scramble to catch up with the rooftops:

Growth has been a theme for industrial, office and retail construction in Riverside and San Bernardino counties this year, and more of the same is to be expected in 2007, according to a new review and forecast by Grubb & Ellis Co.

Vacancy rates should be at record lows in the Inland region, the report says, and more square footage is under construction than ever before...

...Esmael Adibi, chief economist for Chapman University, said the Inland commercial real estate market has been excellent. There wasn't as much office construction as there should have been over the past decade, he said, and therefore growth over the last couple of years has been building up toward demand.

The Press-Enterprise

Since 2004, two major retail developments have opened (Victoria Gardens, Dos Lagos), one has been rebuilt (Riverside Plaza), one is currently undergoing a major expansion (Galleria at Tyler) and at least 3 others (Montclair Plaza, Temecula Promenade and Inland Center) are planning expansions. Likewise, the area immediately surrounding the Ontario Mills continues to be a draw for new retail.

In particular, Dain Fedora of Grubb & Ellis', points out the pent-up demand for high-end retail in the city of Riverside:

Riverside, he said, is likely to become a nexus for new high-end retail, because it boasts 90,000 households with incomes of at least $79,000.

The Press-Enterprise

Thus, we give a hearty welcome to the newcomers -- residents, retail and employers alike (and those yet to arrive).

Related

Previous


Population Boom

County July 2000 July 2001 July 2002 July 2003 July 2004 July 2005 July 2006 Gain
Riverside 1.558* 1.621 1.685 1.766 1.845 1.924 2.004
+63k +64k +81k +79k +79k +80k +446k
4.04% 3.96% 4.80% 4.45% 4.30% 4.14%
San Bernardino 1.722* 1.771 1.815 1.869 1.923 1.974 2.016
+49k +44k +54k +54k +51k +42k +294k
2.83% 2.50% 2.98% 2.88% 2.63% 2.13%
Combined 3.280* 3.392 3.500 3.635 3.768 3.898 4.020
+112k +108k +135k +133k +130k +122k +740k
* millions
Source: California Department of Finance (Dec. 2006)

Out & About - 09/24/2006

|

Sunday, September 24, 2006 - A few photos and thoughts while browsing various new home developments in both Riverside and Corona.

The trip begins with the Alta Cresta development in southeastern Riverside. In most respects, Alta Cresta is the second major phase of the city's master-planned Orangecrest development, both of which actually began as a county projects prior to annexation into Riverside. New neighborhoods taking shape include those at Mission Ranch: Windsong, Hawksbury, Ardenwood and Turnbridge. Each tract offers large homes (2,600 - 4,304 sq. ft.) with many on large lots (10,000 sq. ft.). However, most also come with hefty price tags ($555,000 - $769,000).

Next up are new home developments in the La Sierra area of southwestern Riverside, namely those along the reconfigured Dufferin Avenue (now McAllister Parkway). Homes in the Bridgeport and Stone Harbor communities are also quite large, (3,200 - 5,100 sq. ft.) and likewise tend to also be on larger lots. The optional casita is a novel idea found at a Stone Harbor model. Prices range from $728,000 - $923,000. Similar homes are on the horizon at the Sierra Estates tract.

Finally, we end with two developments in southern Corona: Dos Lagos and The Retreat. Both are master-planned communities and both include championship golf courses (and championship golf course prices - upwards of $1,000,000 at The Retreat). In particular, we again found the optional "walk-up casita" at one of The Retreat models a nice touch and the elevation styles at Dos Lagos uniquely different.

Not to be overlooked, Dos Lagos also includes an outdoor lifestyle center -- The Promenade Shops at Dos Lagos -- which is set to open October 6th. It will be Corona's first large-scale, mall-like development. Tenants include Coach, Talbots, Coldwater Creek, White House | Black Market, Banana Republic, Z Gallerie and Wood Ranch BBQ among others.

Related


Out & About - 09/16/2006

|

Saturday, September 16, 2006 - A few photos and thoughts while strolling the Main Street Pedestrian Mall in downtown Riverside.

The weather was sunny and mild as folks browsed the quaint stores or grabbed a bite to eat. Paper covers the windows of the future Coffee Bean & Tea Leaf, which is scheduled to open shortly at the base of the California Tower. Valet parking was very busy at the Mission Inn hotel as both restaurant and hotel guests arrived and departed. The outdoor dining area for the hotel's Las Campanas restaurant was brimming with chatter as patrons ate lunch al fresco. No doubt the interior restaurants were much the same.

Walking past the long-shuttered Imperial Hardware building, one can't help but notice the semi-rusty, mid-century facade above that harkens back to a different era when downtown was the epicenter of shopping with such outlets as Sears and JCPenney. The building itself goes back to the early 1900s when it first opened as Franzen Hardware and later became Westbrook's (likely hidden behind the current metal facade is the 1930s art deco facade of Westbrook's). There's been talk recently of an office building proposed for the site.

Oh, and we noticed Starbucks' new downtown location, which is a couple blocks north of the pedestrian mall, is now open.


Mall happenings

|

Retail growth continues its torrid pace within Inland Southern California as both an existing mall and one currently under construction added to their ever-expanding tenant list.

The Galleria at Tyler, located at the 91 Freeway and Tyler Street in Riverside, has begun work on the first of two "lifestyle" components flanking the north and south ends of the 1.1 million square-foot mall. The "North Village," adjacent to the current Macy's (formerly The Broadway), will include outdoor plaza-style retail/restaurants topped by a 12-screen AMC theatre complex. Leases signed thus far include Elephant Bar restaurant and Orange County-based Robbins Bros. jewelers.

riv-2006-galleria-nord-002a-600.jpg
2006
Nordstrom - Galleria at Tyler

riv-2006-galleria-001-600.jpg
2006
Galleria at Tyler
near "North Village" project area

2006-pm-doslagos-01-300.jpg
Promenade Shops at Dos Lagos
Poag & McEwen

The "South Village," on the freeway side of the mall directly in front of the former Robinson's-May (and soon-to-be Macy's), will essentially become the new southern entrance for the mall. This second expansion will include a free-standing PF Chang's (already underway) among other shops and restaurants, including an expected Yard House upscale brewery/restaurant:

Yard House will open new locations in Glendale, Arizona, October 2006; Waikiki, Hawaii December 2006; Las Vegas, Nevada May 2007; and Riverside, California June 2007.

yardhouse.com

Both projects, including a parking garage expansion, are expected to be completed in Fall 2007.

Major tenants already established at the two-level, 170-shop Galleria include JCPennys, Macy's, Nordstrom, Barnes & Noble, Disney Store, Abercrombie & Fitch, Ann Taylor Loft, Guess, Anthropologie, Hollister, MetroPark, Victoria's Secret, Carlton Hair Int'l, Gymboree, Hot Topic, PacSun, Jimmy'Z, LoveSac, Sharper Image, and Thomas Kinkade Gallery. A fourth anchor spot is currently open following the Macy's/Robinson's-May merger.

Down the road in Corona, construction continues on that city's first major shopping plaza and is on track for an October 2006 grand opening. Located at the junction of I-15 and Weirick Road in southern Corona, The Promenade Shops at Dos Lagos will be a 360,000 square-foot, outdoor lifestyle center within a pedestrian-oriented plaza overlooking twin lakes.

Developed by Memphis-based Poag & McEwen, the "Craftsman-styled" center is already 88-percent leased, including Banana Republic, Coach, Coldwater Creek, Z Gallerie, Ann Taylor Loft, Anthropologie, Victoria's Secret, Eddie Bauer, White House Black Market and Wood Ranch BBQ & Grill. As of yet, there are no major anchor tenants, though this may change with future phases as the center expands to an expected 575,000 sq. ft.

The Promenade Shops are part of the 543-acre, master-planned Dos Lagos development, which includes residential, retail, offices, an 18-hole championship golf course and 135 acres of open space.

The Riverside and Corona developments come on the heels of the highly successful, October 2004 opening of the upscale Victoria Gardens in Rancho Cucamonga and during a time when Inland Southern California continues to post impressive growth in many demographic categories. Between 2000 and 2004, the region's population grew 18% (3.25M to 3.82M), total personal income rose 71% ($25B to $43B) and taxable retail sales increased 40% ($75B to $104B), easily outpacing the rest of Southern California. (Source: LAEDC, Feb. 2006).

Needless to say, the numbers haven't slowed much since 2004 as the region continues to march toward the 4 million mark in population.

Now, if only the region could get that elusive professional sports team and much-needed local TV station...

  • Galleria at Tyler
  • General Growth Properties, Inc. (Galleria owner)
  • The Promenade Shops at Dos Lagos
  • Poag & McEwen (Promenade Shops developer)
  • SE Corporation (Dos Lagos master developer)

  • Razed, Rebuilt, Revived

    |

    Update: Original opening date corrected from 1955 to 1956-57; renovation updated from mid-1980s to 1984

    2005-hp-riv-plaza-pcard-01-1c-300.jpg
    Riverside Plaza - late 1950s
    Riverside Plaza, LLC

    riv-2005-plaza-028-400.jpg
    2005
    Riverside Plaza

    Can a reborn shopping center inject new life into an older suburban neighborhood? Indeed it can as witnessed with the recently rebuilt Riverside Plaza.

    Opened in three stages in 1956-57 as an outdoor shopping plaza and enclosed during a 1984 renovation, Riverside's first mall-like center has now come full-circle with its rebirth as an outdoor plaza once again.

    As part of the rebuild, an assortment of new shops and eateries have planted roots with still more to come in a second phase currently under construction ("The Orchard Shops"). The only portion left from previous incarnations is the 1957 Harris-Gottschalks department store, itself receiving a complete makeover.

    Also new to the mix is the addition of a Borders Books & Music and a 16-screen Regal Cinemas, which combined with the main street-like atmosphere and new eateries -- including California Pizza Kitchen, Ooka Japanese Restaurant, Citrus City Grille -- makes the new Plaza much more of a dining and entertainment destination than before. Oh, and we can't forget about the relocated Trader Joe's, which in reality is only about 25 yards from where it previously stood.

    Likewise, adding extra life is the regularly-held events involving local schools and community organizations as well as "holiday flavoring" with a bit of fireworks during Fourth of July and a dash of snow during Christmastime.

    More importantly, however, is that with the revival has come a renewed sense of place and reinvigoration within the surrounding Magnolia Center neighborhood, as highlighted in a recent article in the Los Angeles Times: Plaza revival breathes new life into Magnolia Center.

    Slideshow: Rebirthing Riverside Plaza

    Previous


    Sources: City of Riverside, Riverside Plaza, The Press-Enterprise, Los Angeles Times

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