Mind the Gap

Topanga Plaza, the first enclosed and climate-controlled shopping mall in greater Los Angeles, opened along the western fringe of the suburban San Fernando Valley in 1964. The mall, while innovative in its design, was oriented towards a conservative middle-class clientle and included traditional middle-market anchors May Company, Montgomery Ward, and The Broadway. The mall's trade area subsequently increased in population and became more affluent, supporting the development of a second mall, The Promendae at Woodland Hills, in 1973. The Promenade catered to the fashion-forward customer with exclusive anchors Bullock's Wilshire, Robinson's, and Saks Fifth Avenue.

As the year 2000 approached, both malls were acquired by the Australia-based Westfield Group, a multi-national mall management and development company that also owned several other major malls in the Los Angeles region. Due to exansion, consolidation and reorganization among retail chains, The Promenade was anchored by two branches of Macy's and an AMC multiplex theatre, while Topanga Plaza was anchored by Montgomery Ward, Nordstrom, Robinsons-May, and Sears. Many upscale retailers began to locate at the larger Topanga Plaza as The Promenade found it increasingly difficult to attract new tenants.

In the last few years, Westfield has focused its energies on the former Topanga Plaza (now known as Westfield Topanga) with an ambitious program to nearly double the mall's size. In the last 2 years, the now-closed Montgomery Ward store was demolished and a massive expansion opened that included new Nordstrom and Target locations, many exclusive retailers and restaurants, and a new carousel and food court. Neiman Marcus is set to open a new store at Nordstrom's former location in 2008. The former Promenade at Woodland Hills (now known as Westfield Promenade) is far from a "dead mall" but its mix of entertainment, dining, and unique shopping seems remote from its successful sister mall up the road. The only way to travel the gap between the two is by automobile or by walking through two parking lots linked by a narrow and uninviting sidewalk.

The gap between the two malls is largely barren but is owned by the Westfield Group, which could realize great profit by developing that area. After hinting at plans to somehow connect the seperate centers, the Los Angeles Daily News reported today that Westfield has been conducting telephone surveys to learn what neighborhood residents would like to see at the site. Among the possibilities are a major hotel, a park and performance venue, and a conglomeration of high-end restaurants. Unfortunately, Gordon Murley of the South Valley Planning Commission is quoted as saying he would like the project to be "like The Grove" or "the La Cienega of the Valley" rather than a unique place that is tailored to the desires of the residents of the western San Fernando Valley the might draw people from "over the hill."

Any plan to fill the gap, like any other development program in Los Angeles, would have to address traffic concerns. However, as the Daily News notes, "about 3,000 condos and rental apartments have been approved" in the Warner Center area, providing a largely affluent "built-in" market that can reach these malls by foot. In addition, the western terminus of the Orange Line, a hugely successful bus rapid transit line, is in Warner Center adjacent to Westfield Promenade. While neighbors draw comparisons to Century City, another urban core built on a former studio lot, Warner Center is much less intense. Constant gridlock is not likely to ensue from development of the bypassed land between the two major malls, especially if a trolley, "people mover," or rapid bus system is created to shuttle shoppers throughout the area.

Development of the gap between Westfield Topanga and Westfield Promenade presents an amazing opportunity to the residents of the western San Fernando Valley. The malls of the Warner Center area should combine to provide a mixed-use, pedestrian friendly, and transit-oriented "downtown" that is compatible with its surroundings and serves the immediate area and visitors with minimal negative impact to the neighborhood. The Westfield Group has already shown itself to be a thoughtful developer, so I hope it will mind the gap in a constructive manner.

Rick Caruso's Los Angeles

July's edition of Los Angeles Magazine reminds us that it's Rick Caruso's world and we're all just shopping in it. Mr. Caruso, prolific real estate developer and political insider, is the subject of a lengthy profile by Ed Leibowitz that posits him as a twenty-first century Southern California power broker who may be the next Mayor of Los Angeles.

Mr. Caruso, a native Angeleno and graduate of the University of Southern California and Pepperdine Law School, launched into the real estate business through sweetheart land leases with Dollar Rent-A-Car, a company controlled by his father. He transitioned into shopping center development, constructing several neighborhood plazas in suburban communities such as Calabasas, Encino, and Westlake before embarking on The Grove at Farmers Market, an ambitious effort to create a regional retail destination in the middle of Los Angeles.

The Grove, which opened in early 2002, is an amazingly successful commercial venture and has become an icon for modern Los Angeles. In a city with few civic spaces, it's a place where everyone can stroll, shop, dine, and people-watch along a street closed to automobiles but traversed by a trolley reminiscent of the Red Cars that once defined the city. This outdoor shopping center, which ties into the historic Farmers Market at Third Street and Fairfax, expresses a nostalgia for a time that never existed but which Angelenos yearn for nonetheless.

"CarusoStyle," pioneered at The Grove and defined by attention to architectural detail, "place-making," and astitute retail leasing and mangement, will soon be deployed at the developer's new projects in Glendale, Arcadia, Playa Vista, Van Nuys, and elsewhere in the region. Mr. Caruso's leadership in the so-called "lifestyle center" segment has drawn the attention of his competitors, especially national titans General Growth Properties and the Westfield Group, as he will be building "CarusoStyle" projects next door to Glendale Galleria and Westfield Santa Anita, traditional indoor malls they respectively own. In both Glendale and Arcadia, the titans have fought Mr. Caruso's plans to no avail.

In Los Angeles, the political scene has long been tied to the business of real estate development, and Mr. Caruso embodies that relationship eloquently. At age 25, he became a Commissioner of the Department of Water and Power, a massive utility company owned by the City of Los Angeles. More recently, he was President of the City's Police Commission, assisting former Mayor James Hahn in the ouster of Police Chief Bernard Parks and his replacement by former New York City top cop William Bratton. While crime has decreased under Mr. Bratton's watch, the ouster of Mr. Parks strained Mr. Hahn's relations with the African-American community and may have cost him re-election.

In Mr. Leibowitz's article, Mr. Caruso admits to being "a great fan of public service" and would consider running for Mayor of Los Angeles. He's already proven his political chops by getting his shopping centers through the rigorous development approval process in several California cities and can rely on his experience on two City Commissions. However, he has at least one emeny in Bernard Parks, now a Councilman who won't forget the men who had him fired as Police Chief. The challenge for a Mayoral run by Mr. Caruso is best expressed by Mr. Parks's son and chief-of-staff's willingness to give Mr. Leibowtiz information on the (eventually dismissed) charges against family patriarch Hank Caruso in his days as a high-flying car dealer in the 1950's.

If there's any city in the nation that could elect a Mayor on the popularity, beauty, and cleanliness of his shopping centers, it's Los Angeles. Regardless of the trajectory of his political career, however, Rick Caruso has proven himself to be a master developer whose reputation will only grow over time. It's cynical but honest for us to admit that consumption is the only communal activity that brings people together in the twenty-first century. In light of that reality, Mr. Caruso's retail environments speak to what we think civic gathering places once were and should be.

"Coming Soon to a Neighborhood Near You"

Father's Day

Last year, my mom and sister encouraged me to come out to Tempe to join them in celebrating father's day. My dad didn't know I would be in town, so he was pleasantly surprised. Although my parents had been divorced for nearly two decades, all four of us acknowledged that we were still a family. We had a nice afternoon of swimming, eating traditional Louisiana red beans and rice, drinking beer, and getting caught up on the events in each other's lives.

After dinner, my dad drove me to Sky Harbor Airport so I could catch my flight back to Los Angeles. As I said goodbye, I didn't know that was the last time I would see him. While I wish that I could have seen him again in what would be the last eight months of his life, I find it very appropriate that my last time with him was during a surprise visit for father's day.

Life is full of complicated relationships, especially when it comes to family. No matter what has happened in the past, it's important to honor the people who have played a major role in our lives and to cherish the good times and happy memories. Sooner than we think, those people will be gone and there won't be another chance to make things right. Though I wouldn't realize it for quite some time, I learned that lesson last father's day.

Bob's Final Days

For as long as I can remember, "The Price is Right" has been one of my favorite television shows, largely due to the charisma of its host of 35 years, Bob Barker. Last October, Bob announced that he would retire and he taped his 6,586th and final show on June 6. It will air this Friday, once during the program's usual morning time slot and again during prime time.

Bob has been a broadcast television celebrity for 50 years, a feat that is unlikely to be replicated in an era where both the mainstream media and the definition of celebrity are far more segmented. The concept of a game show host who can be "all things to all people" may soon be an antiquated notion. It comes as no surprise that CBS is having a hard time finding a new host to replace Bob and that he has offered to come back as a "temporary" host in the fall if the issue isn't resolved. After all, who could fill his shoes?

In this post, I wanted to define Bob's essence and why it speaks to me and so many other people in this country. Alas, a few hours ago, an article was published at newsday.com that articulates my thoughts perfectly. Bob is the television version of comfort food, as we could always depend on him and the retro, never-changing set of "The Price is Right" to be there for us every weekday morning. I certainly did.

My earliest memories of the show come from my pre-school days. My father, who worked long hours and wasn't around much, quit his job and was home during the time he was looking for a new job. My sister and I spent many daytime hours with him watching game shows, including "The Price is Right." Once I was in school, I was often sick due to allergy and sinus problems, and I always made sure to watch Bob on the days I stayed home. Most recently, I have been lucky enough to have Fridays "off." In my last 2 years at USC, I didn't have classes or go to work on Fridays, and for almost 6 years I've worked 10 hours a day on the other 4 weekdays. Therefore I was able to watch the show every Friday and Bob provided a sense of continuity and stability in ever-changing times.

I've lived in Los Angeles for almost 10 years and wish that I had caught a taping at CBS Television City at Beverly and Fairfax and seen Bob in person. A couple years ago, my father came to town and hoped we could catch a taping. I obtained "tickets" but learned that admittance was not guaranteed. We would still have to camp out for several hours before the show in order for a shot at getting in the studio, and neither one of us wanted to endure the wait. I have no regrets, as I can cling to televised memories.

Congratulations Bob. Whether you come back on a "temporary" basis or not, you will be missed. The following video expresses the essence of Bob and "The Price is Right" at its best.



Links

After taping last show, Barker offers to fill in as 'Price' host: Fellow blogger and "The Price is Right" fan Steven Swain reports the news.

Oprah vs. Bob: In case you don't know who the REAL icon of daytime TV is.

Sentimental Guy

All of us support and appreciate music as a form of artistic expression that reflects the commonality of human experience. The songs we share remind us that we are not alone. Ben Folds is a brilliant musician and songwriter whose "voice" speaks to me like few others. I would like to share the lyrics to "Sentimental Guy" from his Songs for Silverman album, which I identify with after a tumultuous time in my life.

There's a moment in my mind

I scribbled and erased a thousand times

Like a letter never written or sent

These conversations with the dead

I used to be a sentimental guy

Now I'm haunted by the left unsaid

I never thought so much could change

Little things you said or did

Are part of me

Come out from time to time

Though probably no one I know now would notice

But I never thought so much could change

You drifted far away

Far away it seems

Time has stopped

The clock keeps going

People talking

And I'm watching

As flashes of their faces go black and white

And fade to yellow

In a box in an attic

And I never thought so much could change

Now I don't miss anyone

I don't miss anything

What a shame

'Cause I used to be a sentimental guy

Salute to Smitty's Big Town

Smitty's #1 in 1991 (courtesy Arizona Republic)

One of the most popular posts on this blog is "Remembering Smitty's," a history of the defunct Phoenix-based retailer that I worked for between June 1994 and August 1997, with additional stints in the summer and Christmas seasons of 1998. Smitty's was an early pioneer of the "superstore" concept, selling a full line of groceries along with an extensive assortment of general merchandise in large stores that included a pharmacy, restaurant, snack bar, candy shop, barber shop, bank, and optical store. The chain met its demise in 1999 when its stores were rebranded as Fred Meyer Marketplace and they now operate under the Fry's Marketplace banner.

The "Remembering Smitty's" post has attracted 20 comments since July 2005, mostly from former employees of the company. I enjoy reading their memories and speculate that many long-time residents of the Valley of the Sun also hold fond recollections of the store that billed itself as "putting it all together for you." It may seem strange that people could be nostalgic about a retailer, but the fast growth of greater Phoenix has led to an ephemeral existence in which change is constant. Since it is a place with few civic and cultural institutions, a sense of history and common culture can only be derived from the commercial landscape of shopping centers, movie theatres, and grocery stores. Now that national retailers like Wal-Mart, Costco, and Home Depot dominate the scene, people recall the uniqueness of a place like Smitty's.

Yesterday's Arizona Republic included an article that remembered the first Smitty's, located at the southeast corner of Buckeye Road and 16th Street in central Phoenix. Smaller than the "supercenters" that would follow, Smitty's "Big Town" #1 was a supermarket that did not sell much general merchandise, though it did include a restaurant. Opening in 1961, the store weathered drastic changes in the neighborhood, as the ongoing expansion of nearby Sky Harbor International Airpot led to the condemnation of hundreds of homes, eroding its customer base. The "Big Town" finally closed its doors a few years before the Smitty's name vanished from the Valley of the Sun.

As reported by the Republic, the site of the original Smitty's will soon be transformed into "Yourland" by developers known for projects that have "attracted Valley hipsters." "Yourland" will include a restaurant, a coffee shop, a building supply store, art and music venues, and an "urban farm." The Smitty's building will be retained, which is surprising considering that most redevelopment requires a "blank slate." The developers hope to incorporate photos of Smitty's #1 as well as the memories of the employees who worked there and the Phoenicians who shopped there. "Big Town" nostalgia should be directed to desk@marthaandmary.net.

Smitty's will always be special to me, as I got my first "real job" bagging groceries there at age 15, moving my way up to other positions over the next few years as I learned the value of good customer service and hard work. I am glad to see that other people have not forgotten Smitty's and its proud history of being Arizona's homegrown "superstore."

Wal-Mart Rankles Tempe

Pictured, L to R: Tempe Mayor Hugh Hallman, an outpost of the world's largest retailer

The activities of Wal-Mart and the happenings in my hometown of Tempe, Arizona have been two common topics on this blog. I suppose it was only a matter of time before those topics converged.

In recent years, Wal-Mart has been subject to a barrage of criticsm, ranging from its labor practices to its reliance on products made in China. Most importantly, communities across the nation have organized against Wal-Mart's expansion plans, arguing that its massive Supercenter stores (with an average size near 200,000 square feet) will have negative impacts on their surroundings. Among the concerns commonly cited are increased traffic, environmental degradation, compatibility with surrounding land uses, and the viability of local businesses.

As we focus on the greater Phoenix area, Wal-Mart has not often met oppostion. Supercenters are now as common as cacti and backyard swimming pools. However, Wal-Mart has been adept at targeting the fast-growing fringes of this Sun Belt metropolis, obtaining approval to build stores before neighbors (and potential opponents) move in.

Unlike many Phoenix suburbs, Tempe has been substantially "built-out" for some time. Wal-Mart opened a store in the southern portion of Tempe at the northeastern corner of Elliott Road and Priest Drive in the early 1990's (subsequently expanded to a Supercenter) but has yet to establish a presence in the remainder of the community.

In the central portion of Tempe, just across the street from the City's library and historical museum, department store chain Mervyn's has long operated an 86,000 square foot store at the northwestern corner of Southern Avenue and Rural Road. While negotiating with Mervyn's to renew its lease, the building's owner, Diversified Partners, sold the property to Wal-Mart. In late April of this year, Wal-Mart announced that Mervyn's would close in May 2008 and that a Supercenter would open in the building a few months later.

Although Diversified Partners, specializing in new shopping centers on the edges of suburban growth, has a history with Wal-Mart, the move came as a surprise. Mervyn's, after nearly three decades of operating at the site, announced that it would seek a new location. Area residents identified the Wal-Mart Supercenter as a "high impact" use that would further clog traffic at the intersection and reduce property values. Officials from the City of Tempe acknowledged that Wal-Mart had been looking for a site in the area for the past year but that they did not have prior knowledge of the plan and had little power to stop it, as the zoning allowed for retail use and additional floor space was not proposed.

The Mervyn's building is less than half the size of a typical Supercenter. However, Wal-Mart has begun to acknowledge the increased "barriers to entry" in established neighborhoods (i.e. opposition) and is demonstrating a willingness to buy existing buildings in order to serve those areas, even if on a smaller scale. In fact, this trend is not new to greater Phoenix. In 2006, Wal-Mart acquired a similarly sized Burlington Coat Factory store at Cactus Road and Tatum Boulevard near the affluent community of Paradise Valley. The reaction in that neighborhood was similar but the store is scheduled to open soon.

In mid-May, Tempe Mayor Hugh Hallman, influenced by numerous calls to his office and (perhaps) his re-election campaign, sent an "unofficial" letter to Wal-Mart asking that the company reconsider. The letter, on City letterhead but not identifying Mr. Hallman as the Mayor, acknowledged that there is little his government could do to stop the store from opening but offered to help find alternative sites. In a "built-out" community like Tempe, such sites are nearly impossible to find, so the plea is likely to fall on deaf ears in Arkansas.

This story of real estate, retailing, and politics in an Arizona town demonstrates that Wal-Mart remains desperate to break into new markets, especially those that can't (or won't) accomodate a 200,000 square foot "big box." While Wal-Mart has begun to taper its expansion, expect continued corporate "ingenuity" related to finding smaller store locations that don't require governmental review or public input. A Supercenter is likely to rise at the Mervyn's site, offering benefits in the form of new jobs, a variety of goods at low prices, and competition to supermarkets in the vicinity -- and costs in the form of added traffic, a significant change in community character, and a loss of sales at locally-owned busineses.