August 2007 Archives

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.

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:

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:

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

• Flash: The Broadway (1970) to Macy's (vacant/2006)


• Flash: May Co. (1976) to Macy's (2007)


• Photo Gallery: Galleria at Tyler


• Official Web site: Galleria at Tyler

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

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.

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:

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:

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:

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:

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

• Flash: The Broadway (1970) to Macy's (vacant/2006)


• Flash: May Co. (1976) to Macy's (2007)


• Photo Gallery: Galleria at Tyler


• Official Web site: Galleria at Tyler

1969
Site Plan
(1969 / RPL)

1976
Interior
(1976 / GRCC)

1985
Interior (remodeled)
(1985 / GRCC)

1985
Advertisement
(Donahue
Schriber)

1990
Signage
(Donahue
Schriber)

1990
Main Entrance
(1990 / GRCC)

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

Last month, a report issued by the California Department of Finance indicated Inland Southern California will likely double to 8 million residents by 2050. Whether all 4 million new residents show up within the next 40 years or not, recent history indicates the region can still expect a large influx of new residents.

As we previously noted, the million-dollar question is whether Inland Southern California will follow current patterns and continue sprawling farther outward? Or, will local officials, developers and residents alike begin accepting the need to begin growing smarter?

2007
The good
San Bernardino


2007
The not so good
Menifee
Google


2007
The better
Downtown Riverside

Two recent news items may give an indication of where we're headed. One article gives us hope that change is coming, specifically that both local governments and developers are beginning to add density -- and diversity -- to their mix of projects. The other article, however, gives us cause for concern and points to the notion that it is -- and will be -- "business as usual" in the ever-sprawling Inland region.

First, the good. Banking giant Wells Fargo recently announced the consolidation of various offices scattered about the region into a single, 5-story office building in the Hospitality Lane area of San Bernardino. Although we would have preferred to see the consolidation take place within downtown San Bernardino -- or even downtown Riverside -- the Hospitality Lane area indeed is a very successful campus-style commercial development. As such, its densities are not quite that of a downtown area, but at least a single 5-story building beats five, 1-story tilt-ups taking up five times the land area.

Second, the not so good. A recent article highlighted developers looking ahead toward the next wave of housing growth -- specifically, where it'll likely take place. In our opinion, the article displayed several problems for the future of this region if current development patterns are not changed sooner rather than later.

In particular, two aspects concerned us the most. One, the fact that most developers tend to be eyeing residential projects (as opposed to a balance of housing and employment projects):

And second, that such development will likely be sprawling, single-family oriented development, simply gobbling up the next available tract of land:

We feel these two notions must begin to change, most notably at the local government levels. Simply put, local governments must begin decreasing sprawl-oriented development, especially in the residential arena, as well as increase zoning for future employment centers, else the region will predominantly consist of sprawled-out bedroom communities -- and long commutes:

Is being even more of a "commuter market" what we really should be planning -- much less aiming -- for?

Bottom line here is that it's a lot easier -- and cheaper -- to zone ahead for impending commercial/employment uses now rather than having to rezone/redevelop pockets of existing residential uses later (which some of the region's older cities may find, in some instances, is closer to reality than they realize).

Fortunately, there is some hope as Riverside County is working to tackle the jobs/housing imbalance where it counts -- in land-use matters. With its Riverside County Integrated Project (RCIP), Riverside is attempting to manage future growth by simultaneously planning for it at three interdisciplinary levels: environmental, residential/commercial and transportation.

The crux of the plan essentially trades pockets of density for increased open space. As such, the pockets of moderate density keeps development from sprawling as well as allowing for the potential for varied transportation options -- namely, transit (think Metrolink versus freeway). However, the RCIP applies to the unincorporated areas of Riverside County and not the already established cities, so it's not an all-inclusive solution. Moreover, will the county and developers reasonably follow the "blueprint for tomorrow" as outlined?

As previously stated in a recent post, we're not envisioning New York City densities, but limited pockets of greater intensity, particularly in the existing downtown areas of Riverside and San Bernardino and portions of Ontario. In essence, we're simply going to have to begin accepting more mid- and high-rise projects.

In other words, it's time to begin growing up, both figuratively and literally.

Related

• Riverside County Integrated Project (RCIP)

Previous

• RaincrossSquare.com - Time to grow up (July 2007)


• RaincrossSquare.com - Mixed-use projects picking up steam in Riverside (July 2007)


• RaincrossSquare.com - Site cleared for downtown Riverside office building (April 2007)


• RaincrossSquare.com - Census: Riverside County third in total residents added since 2000 (March 2007)


• RaincrossSquare.com - 4 million and counting (Dec. 2006)


• RaincrossSquare.com - Inland growth driving SoCal region (Dec. 2006)


• RaincrossSquare.com - 'A Sleeping Giant' - part deux (Feb. 2006)