Target Expanding into Glendale and Westminster

Although a year has passed since May Department Stores was acquired by its main competitor, Federated Department Stores, the effects of that retail mega-merger are only now being felt in Southern California. Over the last several months, the absorption of May's regional Robinsons-May chain by Macy's, a division of Federated, has left empty anchor spaces at malls across the sprawling region.

The fate of most of these empty anchor spaces, which total millions of square feet, remains unknown. Earlier this year, two of Southern California's largest mall owners, Macerich and Westfield, jumped at the opportunity to buy the spaces back in order to turn them into more profitable uses. However, neither company has formally announced plans for their real estate.

Amidst the uncertainty, anxious shoppers at Glendale Galleria (owned by General Growth) and Westminster Mall (owned by Simon) got some good news this week. The empty anchor spaces at both malls will soon be occupied by the darling of the discount store sector, Target. Target acquired the two stores, along with two others in New Mexico and Pennsylvania, directly from Federated for an undisclosed sum.

Glendale Galleria, located in the eastern San Fernando Valley, has long been one of the region's most successful malls, with a diverse mix of retailers. As a replacement for Robinsons-May, Target will prove an excellent addition to existing anchors JCPenney, Macy's, Mervyn's, and Nordstrom. In addition, Target should help the mall remain relevant once Rick Caruso's eagerly awaited Americana at Brand opens across the street.

Westminster Mall, located in northwestern Orange County, is a stable mall that provides a "middle market" alternative to the opulent South Coast Plaza. Target will replace a shuttered Macy's, which relocated to the larger Robinsons-May space at the mall despite the fact that its building was constructed in 2002. A fitting complement to existing anchors JCPenney, Macy's, and Sears, Target will ensure Westminster's continued success.

It's important to note that Target is already an anchor at many Southern California malls. It replaced Montgomery Ward at L.A.'s Eagle Rock Plaza and San Diego's Mission Valley Center (both owned by Westfield) and at the Macerich-owned Lakewood Center. A new Target recently opened at the Irvine Spectrum Center and another is under construction at the Westfield-owned Topanga Plaza. Despite the fact that Target is a discount store, its "chic" reputation as a fashion-forward retailer has made it a natural compliment to co-anchors like Nordstrom and Neiman Marcus.

As Target's star continues to rise in the Southern California retail scene, expect the "upscale discounter" to pop up at more area malls in the next few years.

Above Southern California

While I appreciate photography as an art form, I'm more interested in its ability to document the world around us. Aerial photography, in particular, is extremely useful in understanding the built environment of our cities.

A few months ago, I was presented a rare opportunity to take a helicopter ride over the Santa Clarita Valley and take photos. I really enjoyed the experience and found it valuable in my professional endeavors, as one of my current tasks at work is to help develop a new General Plan for that community. More on that experience can be found here.

More recently, I took several photos out of a plane window on my return trip from New York City. Thanks to sunny weather and a relative lack of smog, I was able to document the urban environment of Los Angeles from an aerial perspective. I'd like to share some of those photos here, along with commentary:

N.B. Clicking on the photos will bring you to their Flick page. On that page, click "All Sizes" to see them at high resolution.

As we begin our initial descent into LAX, we're looking south at new subdivisions in the city of Beaumont, about 80 miles east of Downtown Los Angeles. This could be considered the edge of Southern California's "urban sprawl." Interstate 10 is located near the bottom of the photo.

Here we're over the Moreno Valley, looking south at the March Air Base and the city of Perris. Here, agricultural uses are slowly giving way to new development. Interstate 215 crosses the photo from upper left to lower right.

Moving west, we're now over the city of Chino Hills. Fortunately, most of the rugged landscape you see is protected as part of Chino Hills State Park. State Route 71 crosses diagonally in the lower left part of the photo. Near the top of the photo is the notoriously congested State Route 91, the only freeway linking the employment centers of Orange County with the bedroom communities of Riverside County.

We've made it into the Los Angeles Basin. We're over the city of Santa Fe Springs, looking south towards the "Gateway Cities" along the border between Los Angeles and Orange Counties. As you can see, Santa Fe Springs is one of a handful of Southern California cities that is predominately industrial. Employment centers are dispersed throughout our region, reinforcing its decentralized pattern.

We're looking down Interstate 605, appropriately named the San Gabriel River Freeway, as it parallels the "river" to its right. The San Gabriel River provides a border between the cities of Norwalk (at left) and Downey (at right). The Interstate 605/Interstate 5 interchange is at the lower left, and the Interstate 605/Interstate 105 interchange is at the upper left.

As we descend further, we get an interesting view of the Los Angeles River where it meets the Rio Hondo in the city of South Gate. Interstate 710 is at right, crossing the L.A. River as it approaches its junction with Interstate 105.

Here we are finally over Los Angeles proper, looking at Watts. The cluster of similar-looking buildings at lower left is the Jordan Downs housing project.

Massive freeway interchanges are some of the largest structures in Los Angeles. We're looking at the junction of Interstate 110 and Interstate 105, a stack of concrete and asphalt that towers over the surrounding neighborhoods of South L.A.

We're getting close to LAX, above the unincorporated community of West Athens-Westmont in South L.A. I used to patrol these very streets as a Zoning Enforcement Officer. Vermont Avenue is the major thoroughfare at left (with a tree-lined median), and Normandie Avenue is the major thoroughfare at right. Both are cross-town arterties, running 25 miles from Griffith Park in the north all the way to Harbor City in the south.

Right before landing, we fly over the unincorporated community of Lennox and train our eyes on another big interchange, this one between Interstate 405 and Interstate 105. In the distance are the communities of the South Bay, located along the Pacific Ocean.

Want to see more?

Commercial Poetry in Motion

It's still not too late to "Save the 76 Ball"

A Welcome Addition to the Blogosphere

Despite the valiant and noteworthy efforts of Andrew at Here in Van Nuys, Michael at Franklin Avenue, Joe at Martini Republic, LA City Nerd, and the fine folks at Curbed LA, a need exists in the blogosphere for deeper exploration into the issues of urban planning and development that shape our wonderful but unwiedly metropolis. While I have used P.U. as a place to discuss those topics, just as often I find myself writing about Wal-Mart, shopping malls, events in Phoenix, or not writing anything at all for extended periods of time.

It is with great joy, then, that I share the arrival of Clueless and Slightly Slack, an excellent new blog by Peter McFerrin of Mar Vista. I have become familiar with Pete through his prolific and insightful comments at other local blogs and am glad to see that he has set up shop to share his thoughts with the rest of us. Through his compelling writing and beautiful photographs, I've observed that he has a keen understanding of our city and a plethora of ideas for our urban future that are both visionary and pragmatic. I encourage all Angelenos to give him a read and comment on his ideas.

I shoud also mention that Pete is working towards a PhD at my old stomping grounds, the School of Policy, Planning, and Development at the University of Southern California. While Pete has graciously acknowledged that I am an "actual working planner" in his blogroll, validating my belief that I am earning my PhD "on the streets," I believe that he will be a powerful force in the "actual" realm of planning just as much as he currently is in its "theoretical" realm. In fact, he gives those in "the ivory tower" a good name by eschewing the ideological (and often partisan) debate over land use and economics in the City of Angels.

Check out Clueless and Slightly Slack now because Pete will probably be influencing policy in Los Angeles (and across the nation) in the near future. His understanding of the realities of economics, land use, and local politics, combined his idealistic adherence to good planning practice, give him a voice that is sorely needed in our city. Join me in welcoming Pete and encouraging him to keep his blog going for a long time.

We Took Manhattan

Many moons ago, I shared that Chizi and I were taking a trip to Manhattan, a place we both love. While our voyage is now history (we were there in late May), I've finally gotten around to posting my photographs at Flickr. I'd like to share some of them here, along with a bit of commentary. (Click photos to enlarge)

This was the view from our room at the Flatotel on 52nd Street between 7th Avenue and Avenue of the Americas. The accomodations were far nicer than those at the (decidely downscale) Manhattan Broadway Hotel, where I stayed last year, but as you might expect we didn't spend much time at the hotel. As you can see, the weather was quite nice, with mostly sunny skies.

The recently opened Apple Store on Fifth Avenue beckons customers underground with its distinctive glass cube and simple signage. Apple's successful foray into retail in New York City (and nationwide) underscores Steve Jobs' brilliance in making the company a "lifestlye brand" that remains relevant in a Microsoft-dominated computer world.

Yes, this is still Manhattan; Central Park provides a welcome respite from the island's urban environment. Since everything in Manhattan is done on a large scale, Central Park is no "pocket park," it's 843 acres of lawns, trees, lakes, and pathways. Urban planners fondly look back at the foresight of New York's civic leaders in creating the park, as well as its brilliant design by Frederick Law Olmstead and Calvert Vaux, for helping give rise to the practice of professional planning in America.

In Columbus Circle, the classic elegance of civic art (a statue dedicated to the explorer himself) contrasts with the modern elegance of corporate development (the Time Warner Center).

Even in the cluttered urban landscape of Midtown Manhattan, some buildings manage to stand out. The new Hearst Tower rises from the base of a historic 1928 building (largely preserved) with a bold design that speaks to the unflappable optimism of the American spirit, an ambition to reach for the skies that remains even after the tragic events of 9/11.

The events of 9/11 are easy to remember at "Ground Zero," the vacant site that was once home to two of the tallest buildings in the world. Though redevelopment of the site is imminent, Americans will never be able to forget what once stood here and how the death and destruction of that day taught us what we must stand for.

The Statue of Liberty, as seen from the Staten Island Ferry, was a visage both impressive and humbling. No doubt some of my ancestors (and yours) saw "Lady Liberty" after a long and arduous journey, reminding them that they had given up their homelands, their families, and in many cases even their birth names to come to the United States and pursue greater opporunities. At a time when immigration is a contentious issue, the stoic gaze of the Statue reminds us of who we are.

The Empire State Building is no less impressive that it was upon completion in 1931, remaining the world's tallest skyscraper for over 40 years. We traveled to the observation deck, where a clear sky gave way to many impressive views of America's largest metropolis, such as this one:

This is a view looking south towards Lower Manhattan. 23 more photographs from the observation deck of the Empire State Building can be seen here.

Despite my penchant for superlatives, I cannot find words adequate to describe Times Square. With its vitality, its diversity, and its bravado, it not only projects the best of New York City, but also the best of American urbanity, and perhaps the best of urbanity to be found anywhere in the world.

Theatre is the singular driving passion in Chizi's life; while it will never be a passion for me, the best I can hope to do is become familiar with it and learn to appreciate it. This photograph was taken on our final night in Manhattan on 45th Street, just steps from Times Square. I had just seen my first musical theatre production, "Avenue Q," which I really enjoyed. Not only was I impressed by the relentless energy of the performance, I found the story of "post-college crisis" communicated mostly by Seasme Street-esque puppets both relevant and hilarious. I have no doubt that I will return to the "Great White Way" with Chizi for more shows in the future.

This last photograph was taken by Chizi with my camera, as she had the window seat on the first leg of our return flight. This is Manhattan in all its glory, an impropable and overwhelming island city with a preeminent place in the history of our modern world.

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When Angelenos travel to New York City, invariably a discussion will occur regarding the merits of the capitol of the East Coast over their town, the capital of the West Coast. While I admit that I was entranced by Manhattan upon my first visit last year and have entertained thoughts of trying to "make it" in the Big Apple, Southern California is still more intriguing to me. As I nursed a gin and tonic at a bar overlooking Times Square, I subjected Chizi to a ramble about how New York City represents our nation's past, while Los Angeles represents our nation's future; my thoughts are impossible to recount here, nor do they probably make sense to anyone (even me), but there is just something about our metropolis that contains me. Perhaps it's the weather.

I thoroughly enjoyed our vacation (as did Chizi), but I lament the fact that it wasn't long enough. However, it was great to share the city with a beloved companion this time around. While my second foray into Manhattan allowed me to see many things I didn't have time to see last year, I'm still not through with exploring it. In addition, I have yet to visit Brooklyn, Queens, or even Harlem. You better believe we will back to take Manhattan again.

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Want to see more photographs? Check these out on Flickr:

Manhattan 2006

Staten Island Ferry (a subset of the above)

Above Manhattan (views fom the Empire State Building)

Fabulous Fourth

Despite the fact that I've lived in Southern California for nearly a decade, I haven't had the pleasure of visiting the historic Rose Bowl in Pasadena until last Tuesday, July 4. To celebrate our nation's birthday, I joined Chizi and T-Money at "Americafest 2006" and enjoyed a fine evening that I would like to share with you here:

If you would like to see more, please check out my "Fabulous Fourth" photoset at Flickr.

CRA Approves University Gateway

In May I wrote a post about the controversial University Gateway project at Figueroa Street and Jefferson Boulevard. The proposed development, adjacent to the University of Southern California campus, would replace an automobile dealership with an eight story mixed-use complex containing 421 student apartments, 83,000 square feet of retail, and 770 parking spaces.

My post, which supported University Gateway, garnered the attention of Curbed LA when it featured the "Stop University Gateway" Web Site as well as a reporter from the Los Angeles Times, though my viewpoint never saw ink. Yesteday, "Downtown Central City East Blogger" Dan Garza linked to my post when he reported that the City's Community Redevelopment Agency (CRA) approved the project in a contentious public hearing. You can read about the CRA's decision at Mr. Garza's blog or at the Los Angeles Times.

I think the CRA made the right decision, and I hope that the University Gateway project spurs further redevelopment along the Figueroa Corridor, linking Downtown to USC. The project must now be considered by the City's Planning Commission and the City Council, and I encourage those bodies to support the CRA's decision.

While I believe University Gateway should proceed, future projects along the Figueroa Corridor must include homes and services for local residents not affiliated with the university. The destiny of North University Park should not be dictated by the desires of USC, but rather by an inclusive and comprehensive vision that allows the community to become a diverse, vibrant, and compelling urban place for all Angelenos.

Another British Invasion

Tesco, the largest supermarket chain in Great Britain, is set to start to a food fight in Southern California and greater Phoenix with the launch of its "Fresh & Easy" concept.

Having established itself as the undisputed king of retailing in England and an international powerhouse that gives Wal-Mart a run for its money in many foreign markets, Tesco is ready to invade the United States. The company has dedicated millions of dollars and years of market research to perfect its plan to open more than 100 stores here in 2007, serving consumers with a "niche" format that lies between convenience stores and supermarkets.

While the company has remained tight-lipped regarding its West Coast expansion, rumor has it that the company has established a corporate beachhead in El Segundo (near LAX) and is looking for distribution centers in San Bernardino and Phoenix, each of which will be larger than a million square feet and able to serve hundreds of stores. In addition, Tesco is actively seeking out buildings in the range of 14,000 square feet with an immediate trade population of 15,000 people and parking spaces for at least 70 cars.

Based on the company's successful "Tesco Express" stores in Europe and Asia, the "Fresh & Easy" stores will be about one-third the size of the average supermarket in the United States. These units should be a welcome respite from the largess of American retail outlets; a typical Wal-Mart "Supercenter" is over 200,000 square feet, and even its "Neighborhood Market" stores are more than twice as large as Tesco's concept. "Fresh & Easy" will serve as a convenient alternative to time-strapped families who are looking to get groceries without wasting a lot of time.

Although Tesco's U.S. format has been compared to the wildly successful Trader Joe's chain, which also originated in Southern California, "Fresh & Easy" will focus on perishable goods like produce and meat that aren't available at Trader Joe's and convenience stores like 7-11 and Circle K. The British are offering Americans a new kind of grocery store, and they're betting that the concept will resonate with consumers and begin to make a profit within 2 short years.

Southern California is a good market for Tesco, as it is one of the few regions Wal-Mart hasn't penetrated and contains millions of shoppers who seem to value all things "fresh" and "easy." While it will be hard for the company to find appropriate locations for 14,000 square foot stores with ample parking in Los Angeles' urban core, it should have an easier time establishing itself in the suburbs (i.e. the San Fernando Valley, Orange County, and the Inland Empire) and San Diego. Its main competitors are Ralphs (a division of Kroger), Vons (a division of Safeway), and Albertsons, all of which have moved "upscale" while ignoring the casual customer who comes in for a loaf of bread or a batch of bananas.

The Phoenix market is a different animal, but it may also warm up to Tesco. Wal-Mart is a major operator there, with a growing cadre of Supercenters and Neighborhood Markets. However, central Arizona is a largely wealthy place with customers who will value being able to pick up "meal replacements" without being seen at downscale places like Wal-Mart or Circle K. Furthermore, there are plenty of sites on the suburban fringes that could accomodate a "Fresh & Easy" unit without exorbitant land acquisition costs. Its main competitors are Fry's (a division of Kroger), Safeway, and homegrown Bashas', all of which are building bigger stores to compete with Wal-Mart while ignoring the appeal of convenience. If Tesco can succeed in both Southern California and central Arizona, there is little doubt it can succeed everywhere.

2007 may prove to be a watershed year in American retailing history, as Tesco moves into Wal-Mart's home turf. However, there is no guarantee that "Fresh & Easy" will prove successful and transform American retailing. A year from now, all eyes will be on the ambitious Brits, invading our West Coast with the hope that it can sell us food better than anyone else in the world.

Wilshire Subway One Step Closer to Reality

Last Thursday, the Board of the Los Angeles County Metropolitan Transportation Authority (Metro) voted to spend $9.8 million to study the feasibility of 21 projects aimed at improving mobility in our congested metropolis. The move was prompted by Governor Schwarzenegger's proposed $20 billion bond issue for infrastructure improvements; if California voters approve that ballot measure in November, Metro can expect to reap $1 billion in funding for transit projects.

Fortunately, one of the 21 projects to be studied is the 14-mile extension of the existing Red Line west along Wilshire Boulevard from Western Avenue to Santa Monica. The subway line, expected to cost over $300 million per mile, has been pushed by Mayor Antonio Villaraigosa as a means to relieve congestion in the traffic-choked Westside and maintain the reputation of Los Angeles as a "world class" city. After decades of debate over the relevance of public transit in car-crazy Southern California, transportation planners and political leaders are now almost unanimous in their support for a subway along the Wilshire corridor.

While certain civic leaders and the Los Angeles Times have advocated that Metro focus on a short extension to Fairfax Avenue before moving the subway further west, the Metro Board was wise to study a "first phase" that would run to Century City. While an extension from Western to Fairfax would be a welcome addition, finally fulfilling the promises made by the taxpayer-approved Proposition A in 1980, a Red Line expansion to the activity hubs of Beverly Hills' "Golden Triangle" and Century City would make the line far more useful.

Thursday's vote was a major victory for Mayor Villaraigosa and other subway proponents, as the long-desired project had been considered impossible for almost two decades. As recently as a year ago, powerful U.S. Representative Henry Waxman opposed the subway (obstensively) due to concerns over methane gas and was responsible for a ban on Federal funding for any tunneling under Wilshire in the Miracle Mile district. After commissioning a study that showed the Red Line extension could be built safely, the Mayor convinced Rep. Waxman to work to remove the Federal roadblock, finally making the subway extension a possibility again.

The Red Line extension is far from a "done deal," however. While the subway would be impossible without Federal funding, local sales tax money is no longer available. In response to the follies that wracked Metro as it built the first leg of the Red Line from Downtown to the San Fernando Valley (including an infamous sinkhole on Hollywood Boulevard), County Supervisor Zev Yaroslavsky won voter approval for Proposition C in 1998, prohibiting the use of local funds for subway construction. While Supervisor Yaroslavsky, who represents the Westside, now thinks the Wilshire subway is a good idea, he is still adamant that sales tax money shouldn't be used to build it.

While Mayor Villaraigosa is confident that the Red Line can be built with a mix of Federal funds and a large share of Governor Schwarzenegger's bond measure, Metro is considering many other transportation projects that will compete for those precious funds. The other 20 studies authorized by Thursday's vote will evaluate dedicated bus lanes along Wilshire from Beverly Hills to Fairfax Avenue, construction of the "Downtown Connector," another subway route that will connect the existing Blue Line to the proposed Gold Line extension by way of Little Tokyo, and the boring of two tunnels under South Pasadena to complete the "missing link" in Interstate 710. Most, if not all of the projects on Metro's "wish list" will prove to be financially feasible and politically prudent; it is unclear if the Red Line extension will end up being a priority.

I admit that I am an unabased supporter of the Wilshire subway and have used P.U. to advocate its construction. I encourage you to read my previous posts on the subject:

Dreaming of a Subway to the Sea (8/24/2005)

Wilshire Subway on Track (10/26/2005)

Red Line Extension Clears Hurdle (10/30/2005)

Wilshire Subway: Bold Vision or Pipe Dream? (2/17/2006)

Milestones

June 20 marked the first anniversary of Paradox Unbound. While the frequency of postings to this (at times) humble online journal has declined considerably over the course of its brief history, becoming a member of the blogosphere has enriched my life in many unexpected ways and I will continue to share myself with the world.

June 29 marked the fiftieth anniversary of the Federal-Aid Highway Act of 1956, which created the Interstate Highway System. Truly a watershed moment in recent American history, the creation of the Interstate network cemented the dominance of automobiles in the nation's transportation network and propelled suburban expansion in cities from coast to coast.

Today, July 1, marks the first anniversary of Antonio Villaraigosa's term as Mayor of Los Angeles. At his inauguration, Mr. Villaraigosa asked Angelenos to "dream with me," and he has come to dominate the local political scene with his charm and exuberance. However, he has proven to be a controversial and polarizing figure for many people, as demonstrated by the controversy over his plans to remake the independent Los Angeles Unified School District in his own image. Expect my views on the Mayor's first year soon.

Tuesday, July 4, marks the two hundred and thirtieth anniversay of the signing of the Declaration of Independence. Happy birthday to the United States of America!

I Thought So...

Back in February, I took the "What American City Are You?" quiz over at Blogthings. It turned our that I was New York, which made me wonder if I had settled on the wrong coast after all.

Alas, Blogthings has another quiz, "Where Does Your Inner Californian Belong?" Here are my results:

You Belong in Los Angeles

Whether you'll admit it or not, a huge part of you likes being in the spotlight. And you may just have enough star quality to make it big in LA! Even if you don't become famous, you still belong in a place where you can get a year round tan.

Yes, I'll admit that I like being in the spotlight. However, unlike the millions who have come to Los Angeles to seek fame on the silver screen, I came to seek fame in the realm of urban planning. Of course, zoning studies and public hearings are not as glamorous as blockbuster movies and the Academy Awards.