Re: – Sears Adaptive Re-Use Review
Project #: 23901
July 6, 2023
G:\Clients_Projects_Proposals\2023\23901_Sears_Adaptive_Re-Use_Study\23901_Sears_Riverside_Adaptive_Re-use_Ltr_07-06-23.docx Architectural Self-Storage Option:
Structural Issues:
1. Loading
a. Storage would require Live Load of 250psf by building code. This loading is 2.5 times the current allowable loading for the existing structure for a one story storage structure. If multiple levels are desired, utilizing the existing structurally would be prohibitive. b. The existing ground level building slab would need to be reinforced and upgraded significantly as the loading parameters will increase substantially. This may require the addition of an entirely new slab.
c. Additional supports in the basement would need to be added and foundations would need to be added and existing foundations would need to be upgraded.
2. Exterior walls
a. The existing exterior walls of the building would not be of much use for seismic loads imposed on structure by current code requirements and especially due to removal of the wall for creation of additional openings for storage access. b. For seismic requirements the existing exterior walls would need to be reinforced with new walls inside of existing exterior walls and associated vertical elements from these walls would need to be transferred down to the lowest foundation level with new foundations.
Please note that our review of this structure was confined to a general review of the building and review of the limited information regarding the architectural options presented above provided to our office and was not intended to be an in-depth study or analysis of the existing structures capacities/capabilities relative to the current building code and each of the architectural options presented. In addition, we were not requested to nor have we performed any calculations or analysis of the project. Please note that this existing building review was conducted with generally acceptable professional standards that exist at the present time in the industry. No warranty written or otherwise is expressed herein.
We thank you for considering us to be of service to you. Please let us know if you require any further assistance or clarifications.
Thanking you,
With Regards,
Innova Structural Design Group, Inc.
Manish Mehta, PE
Principal
Cc: 21903.D - Job file
AXIOM
FEASIBILITY OF RE-TENANTING REPORT
FEASIBILITY OF RE-TENANTING
THE FORMER SEARS BUILDING
AT 5261 ARLINGTON AVE, RIVERSIDE, CA
WITH RETAIL OR SELF STORAGE USES
BY TERRY BORTNICK,
PARTNER AT AXIOM RETAIL ADVISORS, INC
JANUARY 17, 2024
AXIOM
Retail Advisors
Feasibility of Re-T enanting the Former Sears Building at 5261 Arlington Ave, Riverside, CA with Retail or Self Storage Uses
By T erry Bortnick, Partner at Axiom Retail Advisors, Inc January 17, 2024
Executive Summary:
• The following analysis is to determine the feasibility of re-using the existing former Sears Building at 5261 Arlington Ave in Riverside, CA for retail and/or self-storage uses.
Introduction:
• Riverside Property Owner, LLC, a partnership between Foulger-Pratt and Seritage Growth Properties, is proposing to demolish the former Sears building that has stood since opening in 1964 at Arlington and Streeter Avenues in Riverside, CA. The partnership intends to develop a brand new and up to date mixed-use residential and retail project at the site. • The purpose of this paper is to show that re-using the existing building for a retail and/or self-storage facility are not viable options.
• The paper shall provide data and research from reliable sources that support this conclusion.
2. Problem Statement:
• The existing Sears building was a purpose-built, full-service Sears Department Store that opened in 1964. This building was state of the art at the time, featuring a full basement with loading bays, freight elevator, a huge boiler and chiller systems that conditioned the entire 187K SF Sears building and a separate 13K SF auto center. The Sears total square footage was approximately 200K SF including both buildings. Because of the age of the building and way it was constructed, re-using the building for retail purposes is simply not a viable alternative. Along the same lines, a self-storage facility is not a viable alternative either. • Seritage Growth Properties, a real estate investment trust (REIT), was formed to redevelop properties previously owned by Sears Holdings. It was created to unlock the real estate
value of certain Sears and Kmart stores. https://www.seritage.com/ Seritage has re- purposed many former Sears buildings that were in regional malls and in one-of-a-kind in- fill locations throughout the country. They are experts in the re-purposing of Sears stores, and after extensive due diligence from its architectur al, construction, legal and leasing teams, they have determined that this building is not suitable for a retrofit, and thus they brought in Foulger-Pratt as a partner to re-develop the site to its highest and best use, which is a mixed-use residential project. Foulger Pratt is a family owned, nationally recognized leader in residential development projects https://www.foulgerpratt.com/ . • There are two major reasons the existing building cannot be re-used for retail and/or self- storage: 1) A functionally obsolete building, and 2) limited demand from large retailers and self-storage operators due to the location of the property. We will use data and reports from reputable industry research firms that will show that the potential retail tenant pool for large, big-box retail is virtually non-existent for the site, and that there is no need for additional self-storage at the site.
4. Methodology:
• We have used many sources to provide data and research, including well-known reputable subscription based commercial real estate services including but not limited to CoStar, Regis/Sites USA, Placer.ai, Retail Lease Trac, and LoopNet, as well as articles published by leading industry publications and local news sources.
5. Findings Regarding Re-Using the Existing Building for Retail:
We used several methods for determining Big Box Retail demand for the existing Sears Building.
1) Retail Lease Trac: https://rltrac.com/ ; We used this retailer database to search for tenants that need 100,000 sq.ft to 200,000 square feet, in a multitude of retail categories. (Please see Exhibit A, Figure 1, 2 & 3). The database produced a list of 43 possible matches. (Exhibit A, Figure 4). As the notes show, the types of building and targeted locations sought after by these retailers do not match the Sears building.
Many of the tenants require their specific prototype to be built as opposed to re- using a vacant building (note, in extremely dense urban locations or certain high- income areas with very limited land, exceptions may be made, e.g. New York City, Downtown Chicago, Newport Beach, CA, etc.). Exhibit A, Figures 5, 6 & 7 show some examples of the specific site criteria for retail tenants. 2) Regis/Sites USA: https://sitesusa.com/ We used this demographic and mapping database to plot the locations of large, big box retail and entertainment tenants to show their current locations in relation to the Sears building. The maps show that many of these retailers are already located nearby in the top retail hubs in the Riverside area. (Please see Exhibit B, Figures 1,2,3,4 & 5) 3) Placer .ai. https://www.placer.ai/ . Placer.ai provides Location Intelligence that is obtained by integrating and analyzing a wide variety of geospatial datasets. We identified the three busiest retail hubs in the Riverside market: 1. Tyler & Magnolia, home to The Galleria at Tyler and a multitude of national retailers; 2. Central & Magnolia, home to Riverside Plaza; 3. Day St & US Hwy 60, home to the Moreno Valley Mall and a multitude of national retailers. We then plotted these 3 regional retail hubs and compared them to the intersection of Arlington & Streeter in Riverside, home to the former Sears Building. (Please See Exhibit C). As detailed in this report, Galeria at Tyler has approximately 9.4 million annual visits, Riverside Plaza has approximately 7.8 million annual visits, and the Moreno Valley Mall has approximately 4 million annual visits. The intersection of Arlington & Streeter has approximately 29 thousand annual visits. Major retailers want to be clustered around other retailers in areas that attract large numbers of visitors, and the Sears building location simply does not attract many visitors. 4) Local newspaper articles.
A. An article from The San Bernardino Sun published on February 7, 2022, details the closing of all former Sears and Kmart stores in the Inland Empire, and the fate of many of these old buildings. Many have remained vacant for years, primarily because of locations not conducive to retail and/or functionally obsolete buildings. (Please see Exhibit D, Figure 1) B. An article from the Inland Valley Daily Bulletin dated August 11, 2020, details the permanent closing of Nordstrom department stores in Riverside and Montclair (Please see Exhibit D, Figure 2). Also, the San Bernardino Sun published an article on May 15, 2020, about the Nordstrom store closing in Riverside. (Please see Exhibit D, Figure 3). In 2022, Nordstrom sold the Riverside building at 3601 Galleria at Tyler to Furniture City. According to CoStar, this building is much newer and is part of the enclosed regional mall (Please see Exhibit D, Figure 4).
6. Findings Regarding Re-Using the Existing Building for Self-Storage:
We also researched demand for additional self-storage facilities in Riverside and for the Sears building specifically.
1) Storage Café: https://www.storagecafe.com/ Storage Café is an extensive database of over 27,000 storage facilities across the United States. According to Storage Café, there are 12 existing large self-storage facilities within approximately 2 miles of the former Sears Building. (Please see Exhibit E, Figures 1 and 2)
2) Regis/Sites USA: We ran a demographic report for a 5-mile radius of the former Sears building to determine the current population, historical population growth from 2010-2020, historical population growth from 2020-2023, and projected population growth from 2023- 2028. The report shows that the annual population growth rate has been only 0.4% per year and is projected to grow approximately 0.6% per year in the next 5 years. (Please see Exhibit E, Figure 3). Additionally, this 5-mile radius demographic report also broke down the percentage of owner-occupied vs renter occupied housing units. Owner-occupied units are approximately 63.7% and renter-occupied units are approximately 36.3% (Please see Exhibit E, Figure 4).
3) Inside Self Storage (ISS): https://www.insideselfstorage.com/ ; An article from Inside Self Storage dated December 2, 2023 discusses the challenges for multi-story building self- storage conversion projects. (Please see Exhibit E, Figure 5). 4) Structural Engineer: The owner of the Sears Building, Riverside Property Owner, LLC, commissioned a structural engineer to survey the building, and the structural engineer determined that the original suspended deck from 1963 would have to be rebuilt. Seismic and live loads for storage facilities under today’s code are 2.5X stronger than they were in 1963.
6. Analysis and Conclusion :
• Re-T enanting of the existing building by Retail T enant(s):
Based upon the following factors, our conclusion is that the existing Sears building is not a viable candidate to be re-tenanted by retail tenants:
1. Since these buildings were built sixty years ago, nearly all major building systems need to be replaced since they’ve reached the end of their useful life.
2. Since these buildings were built sixty years ago, asbestos is common and needs to be removed.
3. Demising this building that was designed for a single owner-user into multiple smaller rental suites that provide the basic shells and floorplates for modern, creditworthy tenants is not possible. Creating individual storefronts would require cutting up the concrete tilt up façade, which we understand is structurally infeasible. This building also has nearly 50% of its total floor area in the form of a subterranean basement which is not a desirable space for the vast majority of retailer s to whom this property would be marketed.
4. The building was a purpose-built, full-service Sears Building that came online in 1963.
This building was state of the art at the time, featuring a full basement with loading bays, freight elevator, a huge boiler and chiller systems that conditioned the entire 187K SF Sears building and a separate 13K SF auto center. But now, the building is functionally obsolete and not conducive to the needs of prospective retail tenants, all of whom are smaller than Sears, for which the building was designed for. Shopping centers featuring multiple retailers are typically set up to accommodate individual metering of utilities serving the demised spaces, allowing each space to customize their HVAC, electrical, and plumbing systems to their individual needs. Restaurants, gyms and clothing retailers all have very different mechanical, plumbing, and electrical demands.
5. Credit worthy retail and/or entertainment tenants that require 100,000 to 200,000 square feet would not locate here because of one or several of the following factors:
A. They are already in the market,
B. They are not expanding into California,
C. They are seeking regional locations as opposed to “neighborhood” locations, D. They require their prototype building which can only be achieved by demolition of the existing building.
• Re-T enanting of the existing building for self-storage:
Based upon the following factors, our conclusion is that the existing Sears building is not a viable candidate to be re-tenanted by self-storage operators:
1. There are already sufficient self-storage facilities in the market.
2. The existing self-storage facilities in Riverside are all “horizontal” , in suburban locations like Riverside, ministorage users much prefer horizontal storage lockers and garages rather than large multistory warehouse type buildings. The horizontal storage allows users to drive right up to their garage and unload directly from a truck. “Vertical” stacked storage facilities are generally more urban where land is expensive and users are willing to unload, ride the freight elevator, and then wheel their items down a series of corridors to their locker. These facilities are typically located in dense urban areas such as New York City, Downtown Chicago, Hollywood or other areas with extremely high density.
3. This part of Riverside has had very little population growth or decline, and the area has a large majority (63.7%) of the housing units are owner-occupied as opposed to renters. Renters move much more frequently, and thus have a higher need for storage units.
7. About the Author
Terry Bortnick, co-founder of Axiom Retail Advisors, Inc., is a respected shopping center executive and thought leader, with over 35 years of experience in development, leasing, asset management and consulting in the shopping center industry https://axiomra.com/.
Terry has a long history in Riverside where he attended UC Riverside and graduated with a B.S. in Administrative Studies in 1985. Terry began his career in commercial real estate career in Riverside, CA in 1987 with the Hanes Company as an investment sales broker.
Terry was directly involved with the ground up development, leasing and management of a retail center at 5963 Arlington Avenue, just down the street from the Sears building. Over the years he has represented several million square feet of retail centers in the Inland Empire, and throughout California, the Pacific Northwest and Nevada. (Please see Exhibit F , Figures 1,2 and 3).
EXHIBITS
AXIOM
Retail Advisors
Exhibit A: Figure 1: Retail Lease Trac: Riverside - Large Tenant Categories Exhibit A: Figure 2: Retail Lease Trac: Riverside - Large Tenant Categories Exhibit A: Figure 3: Retail Lease Trac: Riverside - Large Tenant Categories Retailer Name Min. Sq. Ft. Max. Sq. Ft. Notes
Amazon 100,000 500,000 Warehouse Use
Andretti Indoor Karting & Games 100,000 120,000 Sears Building Not Suitable At Home 100,000 120,000 Seeking Regional Locations
Bass Pro Shops Outdoor World 85,000 100,000 Prototype Only BJ's Wholesale Club 85,000 125,000 Not In CA Market
Bloomingdale's 110,000 300,000 Need High End Demos
Camping World 85,000 119,000 Prototype Only
Costco Wholesale 50,000 100,000 Prototype Only
Crush Yard Pickleball Club & Restaurant 110,000 300,000 Need wide-open warehouse type floor plate D-Bat 115,000 150,000 Need wide-open warehouse type floor plate Dillard's 115,000 150,000 Not In CA Market
Flite Golf & Entertainment 115,000 150,000 Prototype Only Halloween Express 160,000 160,000 Temporary Tenant
Home Depot 115,000 150,000 Prototype Only
Hudson's Bay 139,000 163,000 Not In CA Market
Interior Define 150,000 150,000 Seeking Regional Locations Ipic Theaters 28,000 100,000 Prototype Only
JC Penney 150,000 200,000 Too Close-in Tyler Mall
Kmart 70,000 350,000 Obsolete
Krikorian Premiere Theatres 65,000 100,000 Prototype Only Curacao 5,000 100,000 San Bernardino and Chino stores serve the Inland Empire; Life Time 125,000 135,000 Need High End Demos
Living Spaces 130,000 135,000 Seeking Regional Locations Lowe's 130,000 135,000 Prototype Only
Macy's 100,000 130,000 Too Close-in Tyler Mall
Meijer 100,000 135,000 Not In CA Market
Next Level Hockey 10,000 150,000 Sears Building Not Suitable Nordstrom 50,000 150,000 Closed Riverside Store
Primark 84,000 104,000 Not In CA Market
Restaurant Depot 42,000 134,000 Location in Colton serves the I.E.
Round One Entertainment 93,000 168,000 Seeking Regional Locations Sam's Club 80,000 100,000 Prototype Only
Sears 60,000 130,000 Obsolete
Sector Sixty6 120,000 143,000 Need wide-open warehouse type floor plate Sports Basement 80,000 100,000 Seeking Regional Locations Target 90,000 150,000 Prototype Only
Theisen's Home Farm Auto 90,000 150,000 Not In CA Market TopGolf 90,000 150,000 Prototype Only
Wal-Mart 90,000 150,000 Prototype Only
Wayfair 100,000 130,000 Not In CA Market
Wegmans Food Market 160,000 160,000 Not In CA Market
Winco Foods 50,000 200,000 Prototype Only
Exhibit A: Figure 4: Retail Lease Trac: Riverside - Large Tenant Categories /0 /1 /2 /3 /4 /5 /6 /i255 /8 /9 /10 /i255 /11 /12 /9 /6 /2 /13 /9 /i255/14/15/9 /5 /1 /6 /3 /5 /1 /16 /17 /18 /19 /20 /21 /18 /i255 /23/24 /18 /25 /26 /19 /27 /25 /26 /11 /28 /3 /10 /1/29 /2 /i255 /12 /9/30/31/3 /29 /32 /16/i255 /17 /18 /19 /20 /21 /18 /i255/23/24/18 /25 /26 /19 /27 /25 /26 /i255 /17 /18 /33 /34 /18 /33 /27 /20 /35 /18 /36 /11 /0 /37 /38/16/i255 /17 /18/19 /20 /21 /18 /i255/23/24/18 /25 /26 /19 /27 /25 /26 /39 /39 /39 /i255 /40 /27 /41 /26/i255 /42 /33 /35 /43 /26 /44 /19 /19 /27 /45 /46 /27 /24 /i255/23/47/i255 /39 /48 /49 /50 /51 /52 /36 /35 /20 /26 /53 /i255 /54 /20 /27 /20 /26 /19
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Exhibit A: Figure 5: Costco Site Requirements
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Exhibit A: Figure 5: Costco Site Requirements
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/56 /1 /5 /57/i255 /58 /59 /59 /50 /60 /i255 /38 /49 /49 /61 /62 /37 /63 /63 /64 /3 /65 /57/i255 /58 /59 /59 /50 /60 /i255 /49 /62 /38 /61 /37 /49 /39 /66 /24 /3 /10 /1 /25 /2 /i255 /26 /9/13/14/3 /25 /27 /i255/67/1/68 /6 /4 /2 /1 /57/i255/29 /23 /23 /22 /55 /69 /70 /70 /29 /17/18/19/45 /19 /22 /17 /23 /34 /33 /17 /18 /71 /1 /2 /3 /4 /5 /1 /10 /i255/67/1/68 /6 /4 /2 /1 /57/i255/29 /23 /23 /22 /55 /69 /70 /70 /29 /17/18/19/45 /19 /22 /17 /23 /34 /33 /17 /18 /64 /10 /3 /25 /72 /73 /4 /6 /1 /74 /57/i255 /75 /17
/24 /76 /68 /5 /4 /72 /5 /27 /i255 /56 /10 /3 /74 /1 /74 /57/i255 /77 /19 /55 /26 /9/13/13/1 /25 /2 /6 /57/i255 /28 /17 /47 /47 /i255 /40 /41 /19 /19 /69 /i255 /62 /50 /50 /61 /38 /49 /50 /61 /49 /49 /59 /66 /34 /26 /9/13/14/3 /25 /27 /i255 /78 /25 /8 /9 /10/13/3/2 /4 /9 /25 /79/41/34 /i255 /80 /44 /41 /41 /42 /i255 /54 /53/18/18/17/32 /55 /11 /56 /4 /2 /5 /1 /15/i255 /43 /19 /44 /47 /i255 /81 /55 /23 /44 /23 /19 /i255/79/44/32 /44 /82 /19 /41 /37 /38 /39 /39 /i255 /40 /19 /41 /41 /42 /i255 /43 /45 /46 /23 /47 /44 /32 /23 /44 /i255 /48 /46 /i255 /49 /50 /49 /49 /51 /61 /38 /50 /37 /38 /52 /32 /53 /23 /19 /45 /i255 /54 /23 /44 /23 /19 /55
/56 /1 /5 /57/i255 /58 /66 /59 /62 /60 /i255 /66 /49 /59 /61 /37 /63 /38 /50 /83/13/3/4 /5 /57/i255/84 /44 /41 /41 /42 /85 /55 /53/18/18/17/32 /55/86/29/17/18/19/45 /19 /22 /17 /23 /34 /33 /17 /18 /67/1/68 /57/i255/29 /23 /23 /22 /55 /69 /70 /70 /29 /17/18/19/45 /19 /22 /17 /23 /34 /33 /17 /18 /87 /88 /89 /88 /i255 /26 /9/13/13/1/25 /2 /6 /57/i255 /46 /90 /30 /i255 /91 /46 /i255 /58 /75 /17 /41 /23 /29 /19 /41 /32 /i255 /29 /44 /47 /92 /60 /30 /i255 /31 /46 /30 /i255 /31 /21 /30 /i255 /90 /54 /i255 /58 /81 /93 /33 /47 /94 /45 /19 /55 /i255 /40 /44 /41 /i255 /54 /17 /94 /23 /29 /19 /44 /55 /23 /i255 /23 /53 /22 /60 /30 /i255/79/75/30 /i255/79/28/30 /i255 /75 /21 /30 /i255 /75 /81 /30 /i255 /75 /95 /i255 /58 /75 /17 /41 /23 /29 /19 /41 /32 /i255 /29 /44 /47 /92 /60 /30 /i255/96/43/30 /54 /21 /30 /i255 /52 /28 /30 /i255/97/46/30 /i255/97/31/30 /i255/97/77/34 /26 /9 /25 /2 /3 /72 /2 /i255 /78 /25 /8 /9 /10/13/3/2 /4 /9 /25 /90 /53/18/84/19 /41 /47 /42 /i255 /90 /17 /19 /32 /53 /82 /83/13/3/4 /5 /57/i255/98 /53/18/84/19 /41 /47 /42 /85 /33 /85 /98 /17 /19 /32 /53 /82/86/29/17/18/19/45 /19 /22 /17 /23 /34 /33 /17 /18 /36 /5 /2 /1 /10 /25 /3 /2 /1 /i255 /26 /9 /25 /2 /3 /72 /2 /16 /44 /41 /45 /99 /44 /41 /19 /i255 /54 /23 /17 /41 /19 /71 /1 /2 /3 /4 /5 /i255 /26 /3 /2 /1 /100 /9 /10 /27
/63 /i255 /17 /92 /i255 /37
Exhibit A: Figure 6: Home Depot Site Requirements
/0 /1 /2 /2 /3 /4 /5 /i255 /7 /1/8/9/3 /2 /i255 /10 /11 /i255 /12 /5 /10 /2 /3 /13 /14/i255 /16 /17 /16 /18 /19 /20 /3 /13 /21 /2 /3 /22 /i255 /12 /5 /10 /2 /3 /13 /i255 /21 /4 /i255 /23 /24 /i255/25/10/4 /5 /26 /13 /14/i255 /27 /28 /20 /3 /13 /21 /2 /3 /22 /i255 /12 /5 /10 /2 /3 /13 /i255 /21 /4 /i255 /24 /29 /i255/25/10/4 /5 /26 /13 /14/i255 /19 /30 /31 /3 /32 /13 /3 /i255 /20 /1 /2 /32 /5 /21 /10 /4 /14/i255 /27 /28 /i255 /33 /34 /i255 /16 /30 /i255 /35 /36 /37 /38 /39 /40 /41 /42 /32 /4 /22 /21 /4 /43 /14/i255 /44 /36 /39
/25/21/4 /45 /i255 /12 /46 /45 /i255 /47 /3 /3 /5 /14/i255 /27 /16 /28 /17 /30 /30 /30 /25/32/41 /45 /i255 /12 /46 /45 /i255 /47 /3 /3 /5 /14/i255 /27 /19 /28 /17 /30 /30 /30 /20 /3 /13 /21 /2 /3 /22 /i255 /47 /32 /48 /21 /49 /21 /5 /50 /i255 /51 /50 /42 /3 /13 /14/i255 /52 /34 /53 /54 /33 /34 /53 /54 /17 /i255 /55 /38 /36 /36 /i255 /56 /33 /37 /54 /57 /58 /54 /59 /17 /i255 /60 /58 /61 /36 /39 /33 /35 /62 /36 /i255 /63 /36 /54 /33 /36 /38 /17 /i255 /64 /36 /58 /59 /65 /66 /34 /38 /65 /34 /34 /57 /i255 /56 /33 /38 /58 /67 /17 /i255 /68 /34 /53 /36 /38 /i255 /63 /36 /54 /33 /36 /38 /17 /i255 /69 /36 /59 /58 /34 /54 /37 /62 /i255 /56 /33 /38 /58 /67 /17 /56 /67 /36 /70 /58 /37 /62 /33 /35 /i255 /56 /33 /38 /58 /67 /20 /3 /13 /21 /2 /3 /22 /i255 /0 /10 /71 /51 /3 /4 /32 /4 /5 /13 /14/i255 /64 /34 /i255 /70 /34 /54 /61 /62 /58 /70 /33 /58 /54 /59 /i255 /33 /36 /54 /37 /54 /33 /39 /72 /0 /10/8/8/3 /4 /5 /13 /14/i255 /27 /27 /i255 /73 /i255 /27 /74 /i255 /37 /70 /38 /36 /i255 /67 /37 /57 /i255 /67 /75 /38 /70 /65 /37 /39 /36 /72 /i255 /69 /36 /76 /75 /58 /38 /36 /57 /77 /i255 /28 /30 /30 /i255 /67 /37 /38 /78 /58 /54 /59 /i255 /39 /67 /37 /70 /36 /39 /i255 /61 /34 /38 /i255 /27 /19 /30 /17 /30 /30 /30 /i255 /39 /76 /75 /37 /38 /36 /i255 /61 /34 /34 /33 /i255 /39 /33 /34 /38 /36 /39 /72 /i255 /68 /38 /36 /61 /36 /38 /39 /i255 /33 /34 /i255 /34 /53 /54 /67 /38 /34 /67 /36 /38 /33 /35 /72 /i255 /68 /38 /36 /61 /36 /38 /39 /i255 /33 /34 /i255 /65 /37 /79 /36 /i255 /34 /75 /33 /39 /58 /57 /36 /i255 /59 /37 /38 /57 /36 /54 /i255 /37 /38 /36 /37 /72 /i255 /68 /38 /36 /61 /36 /38 /39 /i255 /27 /19 /30 /17 /30 /30 /30 /i255 /56 /55 /i255 /36 /80 /70 /62 /75 /39 /58 /79 /36 /62 /35 /72 /47 /32 /48 /21 /49 /21 /5 /50 /i255 /81 /3 /46 /1 /21 /2 /3/8/3/4 /5 /13 /25/21/49 /3 /i255 /81 /32 /4 /43 /3 /i255 /10 /11 /i255 /20 /3/8/10/43 /2 /32 /42 /26 /21 /48 /i255 /20 /32 /5 /32 /14/i255 /27 /30 /72 /30 /30 /i255/82/58/62 /36 /39 /25/21/4 /21 /8 /1/8/i255/83 /10 /42 /1 /49 /32 /5 /21 /10 /4 /14/i255 /28 /28 /17 /30 /30 /30 /51 /2 /32 /11 /11 /21 /48 /i255 /0 /10 /1 /4 /5 /14/i255 /27 /27 /17 /30 /30 /30 /0 /1 /13 /5 /10/8/3/2 /i255 /84 /32 /13 /3 /14/i255/82/36/57 /58 /37 /54 /i255 /65 /34 /75 /39 /36 /65 /34 /62 /57 /i255 /58 /54 /70 /34/85/36/72 /20 /3/8/10/43 /2 /32 /42 /26 /21 /48 /13
/86 /62 /37 /39 /78 /37 /17 /i255 /63 /37 /62 /58 /61 /34 /38 /54 /58 /37 /17 /i255 /87 /57 /37 /65 /34 /17 /i255 /87 /34 /53 /37 /17 /i255 /88 /37 /54 /39 /37 /39 /17 /i255/82/58/54 /54 /36 /39 /34 /33 /37 /17 /i255/82/34/54 /33 /37 /54 /37 /17 /i255 /64 /36 /66 /38 /37 /39 /78 /37 /17 /i255 /64 /36 /79 /37 /57 /37 /17 /i255 /64 /34 /38 /33 /65 /i255 /52 /37 /78 /34 /33 /37 /17 /i255/89/38/36 /59 /34 /54 /17 /i255 /56 /34 /75 /33 /65 /i255 /52 /37 /78 /34 /33 /37 /17 /90 /33 /37 /65 /17 /i255/91/37/39 /65 /58 /54 /59 /33 /34 /54 /17 /i255/91/58/39 /70 /34 /54 /39 /58 /54 /17 /i255/91/35/34/85/58/54 /59 /0 /10 /4 /5 /32 /48 /5 /92 /13 /i255 /81 /3 /42 /2 /3 /13 /3 /4 /5 /32 /5 /21 /10 /4 /i255 /93 /94 /4 /21 /5 /3 /22 /i255 /12 /5 /32 /5 /3 /13 /95 /16 /i255 /34 /61 /i255 /16
Exhibit A: Figure 6: Home Depot Site Requirements
/0 /1 /2 /3 /4 /5 /6 /i255 /8 /9 /10 /i255 /11 /0 /12 /13 /3 /2 /14 /15 /16 /17 /18 /19
/11 /20 /3 /10 /1/21 /2 /i255 /22 /9/23/24/3 /21 /25 /14/i255 /15 /16 /17 /18 /19 /11 /0 /13 /27/14/i255 /15 /16 /17/18 /19
/28 /29 /30 /29 /i255/31/32/33/34 /18 /35 /i255 /36 /33 /37 /19 /38 /i255 /39 /30 /30
/40 /18 /41 /41 /42 /43 /43 /19 /42 /44 /i255 /45 /46 /i255 /47 /48 /30 /30 /49 /50 /44 /32 /19 /38 /33 /i255 /37 /19 /18 /19 /38 /51
/52 /1 /5 /53/i255 /54 /55 /47 /28 /56 /i255 /39 /55 /57 /16 /29 /30 /30 /30 /20 /3 /10 /1 /21 /2 /i255 /22 /9/23/24/3 /21 /25 /i255/58/1/59 /6 /4 /2 /1 /53/i255/60 /19 /19 /61 /51 /62 /63 /63 /33 /64 /18 /19 /65 /44 /38 /19 /66 /1 /2 /3 /4 /5 /1 /10 /i255/58/1/59 /6 /4 /2 /1 /53/i255/60 /19 /19 /61 /51 /62 /63 /63 /33 /64 /18 /19 /65 /44 /38 /19 /67 /10 /3 /21 /68 /69 /4 /6 /1 /70 /53/i255 /71 /38 /51 /20 /72 /59 /5 /4 /68 /5 /25 /i255 /52 /10 /3 /70 /1 /70 /53/i255 /73 /42 /22 /9/23/24/3 /21 /25 /i255 /74 /21 /8 /9 /10/23/3/2 /4 /9 /21 /31/41/65 /i255 /75 /43 /32 /i255 /31 /18 /60 /18 /44
/11 /52 /4 /2 /5 /1 /14/i255 /15 /32 /41 /38 /76 /19 /42 /41 /i255 /42 /77 /i255/78/61/38 /41 /18 /19 /32 /42 /44 /51 /28 /29 /30 /28 /i255/31/32/33 /34 /18 /35 /i255 /36 /33 /37 /79 /32 /19 /38 /i255 /39 /30 /30
/40 /18 /41 /41 /42 /43 /43 /19 /42 /44 /i255 /45 /46 /i255 /47 /48 /30 /30 /49 /50 /44 /32 /19 /38 /33 /i255 /37 /19 /18 /19 /38 /51
/52 /1 /5 /53/i255 /54 /55 /47 /28 /56 /i255 /39 /55 /57 /16 /29 /30 /30 /30 /22 /1 /5 /5 /53/i255 /54 /80 /49 /55 /56 /i255 /55 /57 /49 /16 /28 /80 /30 /47 /81/23/3/4 /5 /53/i255/38 /43 /32/82/33/64 /18 /19 /65 /44 /38 /19 /27 /5 /2 /i255 /81/23/3/4 /5 /53/i255/38 /43 /32/82/33/64 /18 /19 /65 /76 /42 /83 /58/1/59 /53/i255/60 /19 /19 /61 /51 /62 /63 /63 /33 /64 /18 /19 /65 /44 /38 /19 /84 /85 /86 /85 /i255 /22 /9/23/23/1/21 /2 /6 /53/i255 /87 /43 /43 /i255 /37 /19 /18 /19 /38 /51 /65 /i255 /88 /41 /38 /77 /38 /41 /51 /i255 /89 /44 /33 /79 /51 /19 /41 /32 /18 /43 /63 /90 /43 /38 /91 /51 /61 /18 /76 /38 /65
/22 /9 /21 /2 /3 /68 /2 /i255 /74 /21 /8 /9 /10/23/3/2 /4 /9 /21 /37 /61 /42 /41 /19 /32 /44 /92 /i255/93/42/42 /33 /51
/66 /1 /2 /3 /4 /5 /i255 /22 /3 /2 /1 /94 /9 /10 /25
/22 /72 /10 /10 /1 /21 /2 /i255 /95 /72/23/59/1 /10 /i255 /9 /8 /i255 /86 /2 /9 /10 /1 /6 /53/i255 /49 /55 /81 /96 /24 /3 /21 /70 /4 /21 /94 /53/i255 /71 /38 /51
/97/4/21 /85 /i255 /86 /98 /85 /i255 /67 /1 /1 /2 /53/i255 /29 /48 /99 /30 /30 /30 /97/3/96 /85 /i255 /86 /98 /85 /i255 /67 /1 /1 /2 /53/i255 /28 /30 /99 /30 /30 /30 /0 /1 /6 /4 /10 /1 /70 /i255 /67 /3 /68 /4 /5 /4 /2 /25 /i255 /52 /25 /24 /1 /6 /53/i255 /90 /41 /38 /38 /i255 /37 /19 /18 /44 /33 /32 /44 /92 /22 /9/23/23/1 /21 /2 /6 /53/i255 /36 /38 /19 /18 /32 /43 /i255 /18 /44 /33 /i255 /90 /43 /38 /91 /i255 /61 /41 /42 /61 /38 /41 /19 /32 /38 /51 /i255 /29 /57 /i255 /77 /38 /38 /19 /i255 /76 /43 /38 /18 /41 /i255 /60 /38 /32 /92 /60 /19 /i255 /89 /44 /33 /79 /51 /19 /41 /32 /18 /43 /63 /90 /43 /38 /91 /51 /61 /18 /76 /38
/67 /3 /68 /4 /5 /4 /2 /25 /i255 /66 /1 /98 /72 /4 /10 /1/23/1/21 /2 /6 Exhibit A: Figure 7: D-Bat Site Requirements
Exhibit B: Figure 1: Discount Department Stores & Wholesale Retailer Map
Exhibit B: Figure 2: Home Improvement Retailer Map
Exhibit B: Figure 3: Department Stores Retailer Map
Exhibit B: Figure 4: Furniture Retailer Map
Exhibit B: Figure 5: Entertainment Retailer Map
Exhibit C: Placer.ai Data
Exhibit C: Placer.ai Data
By By BRIAN WHITEHEADBRIAN WHITEHEAD | | [email protected]@scng.com | The Sun | The Sun PUBLISHED: PUBLISHED: February 7, 2022 at 9:06 a.m.February 7, 2022 at 9:06 a.m. | UPDATED: | UPDATED: February 9, 2022 at 2:11 p.m.February 9, 2022 at 2:11 p.m.
Dick’s Sporting Goods construction is underway at the Promenade Temecula in Temecula onDick’s Sporting Goods construction is underway at the Promenade Temecula in Temecula on Tuesday, Feb. 1, 2022. Dick’s Sporting Goods is taking over the site of the old Sears building.Tuesday, Feb. 1, 2022. Dick’s Sporting Goods is taking over the site of the old Sears building. (Photo by Watchara Phomicinda, The Press-Enterprise/SCNG)(Photo by Watchara Phomicinda, The Press-Enterprise/SCNG)
LOCAL NEWSLOCAL NEWS
What happened to Sears and KmartWhat happened to Sears and Kmart buildings in the Inland Empire?buildings in the Inland Empire? Most of these vestiges of a bygone era sit vacant,Most of these vestiges of a bygone era sit vacant, waiting for the right developerwaiting for the right developer •• NewsNews
Exhibit D: Figure 1:1What Happened to Sears and Kmart Building The Inland Center in downtown San Bernardino opened in 1966 with three anchor stores: TheThe Inland Center in downtown San Bernardino opened in 1966 with three anchor stores: The May Co., The Broadway and Sears.May Co., The Broadway and Sears.
The May Co. closed in 1993, replaced two years later by Gottschalks, which itself closed inThe May Co. closed in 1993, replaced two years later by Gottschalks, which itself closed in 2009.2009.
The Broadway was acquired in 1996 by Macyʼs, who used it as a Macyʼs until relocating to theThe Broadway was acquired in 1996 by Macyʼs, who used it as a Macyʼs until relocating to the mallʼs newly-built fourth anchor location, previously occupied by Robinsons-May, in 2006.mallʼs newly-built fourth anchor location, previously occupied by Robinsons-May, in 2006.
Sears, the last original anchor store standing, Sears, the last original anchor store standing, closed in 2020closed in 2020..
Transformco, the company that in 2019 bought the remaining assets of Sears Holdings Inc.,Transformco, the company that in 2019 bought the remaining assets of Sears Holdings Inc., shuttered several Sears and Kmart locationsshuttered several Sears and Kmart locations in San Bernardino and Riverside counties in San Bernardino and Riverside counties following the purchase, with other Inland sites closing just before the coronavirus pandemic.following the purchase, with other Inland sites closing just before the coronavirus pandemic.
Judi Penman, longtime president of the San Bernardino Area Chamber of Commerce, was oneJudi Penman, longtime president of the San Bernardino Area Chamber of Commerce, was one of countless parents over the years to purchase affordable uniform clothing for her child atof countless parents over the years to purchase affordable uniform clothing for her child at Sears. Quality clothing, Craftsman tools and Kenmore appliances attracted customers fromSears. Quality clothing, Craftsman tools and Kenmore appliances attracted customers from around the region, Penman said.around the region, Penman said. “Sears provided good quality for a medium-class family,” she continued. “ And they had a good“Sears provided good quality for a medium-class family,” she continued. “ And they had a good reputation.”reputation.”
These large, mostly vacant Sears and Kmart buildings now represent a bygone era, before theThese large, mostly vacant Sears and Kmart buildings now represent a bygone era, before the online shopping boom, when customers patronized their local big-box department store ononline shopping boom, when customers patronized their local big-box department store on weekday evenings and weekends for clothes and jewelry, hardware, household appliances andweekday evenings and weekends for clothes and jewelry, hardware, household appliances and home goods.home goods.
“These big-box retailers, they were the Amazon back in the day,” said Edward Ornelas,“These big-box retailers, they were the Amazon back in the day,” said Edward Ornelas, president of the Inland Empire Regional Chamber of Commerce. “They were where everyonepresident of the Inland Empire Regional Chamber of Commerce. “They were where everyone went to do their shopping.”went to do their shopping.”
New York-based Seritage Growth Properties New York-based Seritage Growth Properties owns dozens of former Sears locationsowns dozens of former Sears locations nationwide, including a handful of the Inland sites. One by one, these properties are beingnationwide, including a handful of the Inland sites. One by one, these properties are being redeveloped for other retailers or modernized for a different use altogether.redeveloped for other retailers or modernized for a different use altogether.
Seritage owns the Sears site at the Inland Center, and at the moment, it is unclear what willSeritage owns the Sears site at the Inland Center, and at the moment, it is unclear what will become of the location.become of the location.
While certain Inland locations sit unused, waiting for the right developer, others have beenWhile certain Inland locations sit unused, waiting for the right developer, others have been transformed for a new age.transformed for a new age.
Riverside CountyRiverside County
Round 1 Entertainment, which offers bowling, arcades and other family fun, took over theRound 1 Entertainment, which offers bowling, arcades and other family fun, took over the first floor of Temeculaʼs former Sears building in early 2019, said Christine Damko, the cityʼsfirst floor of Temeculaʼs former Sears building in early 2019, said Christine Damko, the cityʼs economic development manager.economic development manager.
The second floor, Damko added, presently is under construction for sports mega retailerThe second floor, Damko added, presently is under construction for sports mega retailer Dickʼs Sporting Goods, which expects to open later this year.Dickʼs Sporting Goods, which expects to open later this year.
In San Bernardino County, Redlands has found a new use for its vacant Kmart building – aIn San Bernardino County, Redlands has found a new use for its vacant Kmart building – a future police station.future police station.
Late last year, Redlands leaders approved a $16.1 million purchase and sale agreement for theLate last year, Redlands leaders approved a $16.1 million purchase and sale agreement for the vacant building, which would become the cityʼs vacant building, which would become the cityʼs first permanent police headquartersfirst permanent police headquarters in nearly in nearly 15 years.15 years.
Below are other Sears and Kmart locations in the region that have closed since 2017 and what,Below are other Sears and Kmart locations in the region that have closed since 2017 and what, if anything, has become of them:if anything, has become of them:
HemetHemet
Sears, 2200 W . Florida Ave.Sears, 2200 W . Florida Ave.
Opened: 1998Opened: 1998
Closed: 2019Closed: 2019
Size: More than 86,000 square feetSize: More than 86,000 square feet Plans: No plans yet for the site.Plans: No plans yet for the site.
Jurupa ValleyJurupa Valley
Kmart, 7840 Limonite Ave.Kmart, 7840 Limonite Ave.
Opened: 1981Opened: 1981
Closed: 2019Closed: 2019
Size: More than 99,000 square feetSize: More than 99,000 square feet Plans: A Sprouts Farmers Market, Harbor Freight and Daveʼs Appliance Warehouse havePlans: A Sprouts Farmers Market, Harbor Freight and Daveʼs Appliance Warehouse have committed to lease, combined, about 50,000 square feet of the space and move in by yearʼscommitted to lease, combined, about 50,000 square feet of the space and move in by yearʼs end. Talks are underway with potential other tenants for the rest of the space.end. Talks are underway with potential other tenants for the rest of the space.
Opened: 1992Opened: 1992
Closed: 2020Closed: 2020
Size: Nearly 153,000 square feetSize: Nearly 153,000 square feet Plans: No plans yet for the site.Plans: No plans yet for the site.
RiversideRiverside
Sears, 5251 Arlington Ave.Sears, 5251 Arlington Ave.
Opened: 1964Opened: 1964
Closed: 2019Closed: 2019
Size: 90,000 square feetSize: 90,000 square feet
Plans: The city is currently reviewing a recently submitted application for a mixed-usePlans: The city is currently reviewing a recently submitted application for a mixed-use development project.development project.
Kmart, 7200 Arlington Ave.Kmart, 7200 Arlington Ave.
Opened: 1973Opened: 1973
Closed: 2017Closed: 2017
Size: 94,500 square feetSize: 94,500 square feet
Plans: Construction is ongoing to transform the property into a multi-tenant building,Plans: Construction is ongoing to transform the property into a multi-tenant building, including facade upgrades and parking lot modifications.including facade upgrades and parking lot modifications.
Kmart, 3001 Iowa Ave.Kmart, 3001 Iowa Ave.
Opened: 1970Opened: 1970
Closed: 2017Closed: 2017
Size: About 97,000 square feetSize: About 97,000 square feet Plans: A mixed-use development consisting of 299 multi-family residential units and 1,385Plans: A mixed-use development consisting of 299 multi-family residential units and 1,385 square feet of retail area on 13.2 acres.square feet of retail area on 13.2 acres.
Kmart, 375 E. Alessandro Blvd.Kmart, 375 E. Alessandro Blvd.
Opened: 1991Opened: 1991
Closed: 2018Closed: 2018
Size: More than 104,000 square feetSize: More than 104,000 square feet Plans: An application has been submitted to build 316 multi-family units on a 9.97-acre sitePlans: An application has been submitted to build 316 multi-family units on a 9.97-acre site including the vacant store.including the vacant store.
Moreno Valley
Sears, 22550 Town Circle
San Bernardino CountySan Bernardino County
Opened: 2009Opened: 2009
Closed: 2019Closed: 2019
Size: More than 111,000 square feetSize: More than 111,000 square feet Plans: First floor is occupied by Round 1 Entertainment. Second floor is currently inPlans: First floor is occupied by Round 1 Entertainment. Second floor is currently in construction for Dickʼs Sporting Goods, with an anticipated opening before the 2022 holidayconstruction for Dickʼs Sporting Goods, with an anticipated opening before the 2022 holiday shopping season.shopping season.
Kmart, 26471 Ynez RoadKmart, 26471 Ynez Road
Opened: 1992Opened: 1992
Closed: 2019Closed: 2019
Size: More than 86,000 square feetSize: More than 86,000 square feet Plans: At Home, a home decor superstore retailer, Plans: At Home, a home decor superstore retailer, has occupied the spacehas occupied the space since late 2021. since late 2021.
MontclairMontclair
Sears, 5080 N. Montclair PlaceSears, 5080 N. Montclair Place Opened: 1985Opened: 1985
Closed: 2020Closed: 2020
Size: About 172,000 square feetSize: About 172,000 square feet Plans: Building is pegged to be demolished once acquired by mall owner to build mixed-usePlans: Building is pegged to be demolished once acquired by mall owner to build mixed-use space as part of space as part of the Montclair Place District Specific Planthe Montclair Place District Specific Plan..
OntarioOntario
Kmart, 2530 S. Euclid Ave.Kmart, 2530 S. Euclid Ave.
Opened: Not availableOpened: Not available
Closed: 2018Closed: 2018
Size: Not availableSize: Not available
Plans: Not availablePlans: Not available
Kmart, 1670 E. Fourth St.Kmart, 1670 E. Fourth St.
Opened: Not availableOpened: Not available
Closed: 2018Closed: 2018
Size: Not availableSize: Not available
Plans: Not availablePlans: Not available
Temecula
Sears, 20710 Winchester Road
Sears, 8250 Day Creek Blvd.Sears, 8250 Day Creek Blvd.
Opened: 2004Opened: 2004
Closed: 2021Closed: 2021
Size: 180,000 square feetSize: 180,000 square feet
Plans: The building has been divided for two retailers. Floor & Decor, a flooring, tile andPlans: The building has been divided for two retailers. Floor & Decor, a flooring, tile and home improvement retailer, opened in October 2021. Construction on the other half of thehome improvement retailer, opened in October 2021. Construction on the other half of the space is ongoing for At Home, a home decor superstore retailer. An opening date has not yetspace is ongoing for At Home, a home decor superstore retailer. An opening date has not yet been set.been set.
RedlandsRedlands
Kmart, 1625 W . Redlands Blvd.Kmart, 1625 W . Redlands Blvd.
Opened: 1976Opened: 1976
Closed: 2019Closed: 2019
Size: More than 115,500 square feetSize: More than 115,500 square feet Plans: The city is in the middle of Plans: The city is in the middle of purchasing the 8.6-acre property for $16.1 millionpurchasing the 8.6-acre property for $16.1 million to turn to turn into a police station.into a police station.
San BernardinoSan Bernardino
Sears, 100 Inland Center DriveSears, 100 Inland Center Drive Opened: 1966Opened: 1966
Closed: 2020Closed: 2020
Size: More than 200,000 square feetSize: More than 200,000 square feet Plans: No plans yet for the site.Plans: No plans yet for the site.
Staff writers David Downey and Jennifer Iyer contributed to this report.Staff writers David Downey and Jennifer Iyer contributed to this report. [hearken id=”scng/8935″][hearken id=”scng/8935″]
Rancho Cucamonga
By By DAVID ALLENDAVID ALLEN | | [email protected]@scng.com | Inland Valley Daily Bulletin | Inland Valley Daily Bulletin PUBLISHED: PUBLISHED: August 11, 2020 at 4:42 p.m.August 11, 2020 at 4:42 p.m. | UPDATED: | UPDATED: August 11, 2020 at 5:33 p.m.August 11, 2020 at 5:33 p.m.
The ghostly Nordstrom name is still visible on the exterior of the Montclair Place store even with theThe ghostly Nordstrom name is still visible on the exterior of the Montclair Place store even with the lettering removed. The store, opened to great fanfare in 1985, expired in May while closed tolettering removed. The store, opened to great fanfare in 1985, expired in May while closed to shopping during the pandemic. (Photo by David Allen, Inland Valley Daily Bulletin/SCNG)shopping during the pandemic. (Photo by David Allen, Inland Valley Daily Bulletin/SCNG)
LOCAL NEWSLOCAL NEWS
Nordstrom shoppers saddened by lossNordstrom shoppers saddened by loss of Montclair, Riverside storesof Montclair, Riverside stores • • NewsNews
Exhibit D: Figure 2:: Nordstrom Shoppers Saddened by Loss of Montclair, Riverside Stores
Reader Leila Hainline phoned recently to express her disappointment with two matters. First,Reader Leila Hainline phoned recently to express her disappointment with two matters. First, that Nordstrom had closed its only two Inland Empire stores, in Montclair and Riverside. Second,that Nordstrom had closed its only two Inland Empire stores, in Montclair and Riverside. Second, that the news had not appeared in my column.that the news had not appeared in my column. “We have no other shops like that. And you haven’t written one word, ” Hainline chided. “We don’t“We have no other shops like that. And you haven’t written one word, ” Hainline chided. “We don’t have another elite-type store. Macy’s doesn’t qualify in our area. That’s my gripe. I’ve beenhave another elite-type store. Macy’s doesn’t qualify in our area. That’s my gripe. I’ve been waiting for you to write about it. ”waiting for you to write about it. ” I must not have felt elite enough.I must not have felt elite enough.
Nordstrom’s closing was in our newspaper back in MayNordstrom’s closing was in our newspaper back in May, of course. T o my knowledge the stores,, of course. T o my knowledge the stores, which were only doing curbside pickup due to the pandemic, never reopened. With no chance towhich were only doing curbside pickup due to the pandemic, never reopened. With no chance to visit a closeout sale, talk to customers and say goodbye, not to mention score some deals, therevisit a closeout sale, talk to customers and say goodbye, not to mention score some deals, there seemed to be nothing for me to add.seemed to be nothing for me to add.
Personally I had only shopped at the Montclair store once or twice. Nordstrom was a bit abovePersonally I had only shopped at the Montclair store once or twice. Nordstrom was a bit above my station in life. I mean, a man in a suit played a grand piano to provide background music formy station in life. I mean, a man in a suit played a grand piano to provide background music for shoppers. (That was Brian Shyer; I’ve since met him.)shoppers. (That was Brian Shyer; I’ve since met him.) I bought a shirt and tie on that visit, back when this newspaper had a dress code and I wasI bought a shirt and tie on that visit, back when this newspaper had a dress code and I was building a wardrobe from scratch. A cubicle mate razzed me about that excursion for months.building a wardrobe from scratch. A cubicle mate razzed me about that excursion for months. “Dave’s a Nordstrom shopper, ” she would tease me, as if I were there on a regular basis.“Dave’s a Nordstrom shopper, ” she would tease me, as if I were there on a regular basis.
I returned once, I think, and that’s the extent of my Nordstrom knowledge. But Hainline made aI returned once, I think, and that’s the extent of my Nordstrom knowledge. But Hainline made a good case for the significance of Nordstrom’s end. Its arrival was a big deal in both cities. Itsgood case for the significance of Nordstrom’s end. Its arrival was a big deal in both cities. Its demise ought to be as well.demise ought to be as well.
On social media I asked for comments from anyone who missed either the Montclair or RiversideOn social media I asked for comments from anyone who missed either the Montclair or Riverside store. Many of you did.store. Many of you did.
“Once a year I’d march into Nordstrom and pay full retail on something and it was always high“Once a year I’d march into Nordstrom and pay full retail on something and it was always high quality and seemed worth it, ” Ed Dunkle said.quality and seemed worth it, ” Ed Dunkle said. “The only decent place to buy shoes for men in the IE, also ties, cufflinks and high-end gear in“The only decent place to buy shoes for men in the IE, also ties, cufflinks and high-end gear in general, ” Jan T aylor said.general, ” Jan T aylor said. “They were the best, ” said Twitter user SoCal Football. “You buy a suit or shirt at Nordstrom, you“They were the best, ” said Twitter user SoCal Football. “You buy a suit or shirt at Nordstrom, you knew that thing was gonna fit right and last a long time. ”knew that thing was gonna fit right and last a long time. ” “I loved Nordstrom. The only store at which I enjoyed purchasing clothes, ” Rose Davidson said.“I loved Nordstrom. The only store at which I enjoyed purchasing clothes, ” Rose Davidson said.
The Nordstrom name is faintly visible on the exterior of the Galleria at T yler mall in Riverside. The store,The Nordstrom name is faintly visible on the exterior of the Galleria at T yler mall in Riverside. The store, opened in 1991, expired in May while closed to shopping during the pandemic. (Photo by David Allen,opened in 1991, expired in May while closed to shopping during the pandemic. (Photo by David Allen, Inland Valley Daily Bulletin/SCNG)Inland Valley Daily Bulletin/SCNG) The Riverside store was an anchor at the Galleria at T yler. I dropped by last week after anThe Riverside store was an anchor at the Galleria at T yler. I dropped by last week after an interview in the area.interview in the area.
The name is gone from the exterior but the ghost letters are lightly visible. Signs at the entranceThe name is gone from the exterior but the ghost letters are lightly visible. Signs at the entrance direct people to Brea and to Nordstrom Rack stores in Riverside, Ontario and Chino. (There’s alsodirect people to Brea and to Nordstrom Rack stores in Riverside, Ontario and Chino. (There’s also one in Upland.) Roll-up doors inside the entrances are closed, blocking any view inside. It’s theone in Upland.) Roll-up doors inside the entrances are closed, blocking any view inside. It’s the same in Montclair.same in Montclair.
“I worked at the Riverside Nordstrom for 10 years. Hard to believe it’s closed. It was a great job“I worked at the Riverside Nordstrom for 10 years. Hard to believe it’s closed. It was a great job and a great group of employees!” Kathryn Myers said.and a great group of employees!” Kathryn Myers said.
Christia Gibbons, a former editor of mine, said: “I once got a ‘Thank you’ note from the RiversideChristia Gibbons, a former editor of mine, said: “I once got a ‘Thank you’ note from the Riverside Nordy. Many happy hours spent there (much to hubby’s despair…)”Nordy. Many happy hours spent there (much to hubby’s despair…)” “I was actually a member of Nordstrom’s reward club. Won’t be using that anymore, ” said “I was actually a member of Nordstrom’s reward club. Won’t be using that anymore, ” said CassieCassie MacDuffMacDuff. (Nice to hear from my predecessor as P-E columnist.). (Nice to hear from my predecessor as P-E columnist.) The Riverside store opened in 1991. Council members weren’t happy about the abrupt closing,The Riverside store opened in 1991. Council members weren’t happy about the abrupt closing, formally asking Nordstrom corporate for a meeting to talk about it, formally asking Nordstrom corporate for a meeting to talk about it, and getting a hard noand getting a hard no. So. So much for customer service.much for customer service.
Montclair’s store arrived in 1985 when Montclair Plaza was expanded.Montclair’s store arrived in 1985 when Montclair Plaza was expanded. “I just remember it definitely took Montclair Plaza up a notch, ” Ethan Harp said. “We had The“I just remember it definitely took Montclair Plaza up a notch, ” Ethan Harp said. “We had The Broadway, J.C. Penney and May Co. as the anchor stores there while I was growing up. ”Broadway, J.C. Penney and May Co. as the anchor stores there while I was growing up. ” Hal Fredericksen was city planner when the store was built.Hal Fredericksen was city planner when the store was built. “It was a great source of pride for Montclair, for both the Montclair community and for we who“It was a great source of pride for Montclair, for both the Montclair community and for we who had a part in the mall expansion, ” Fredericksen recalled.had a part in the mall expansion, ” Fredericksen recalled.
The mall, The mall, now Montclair Placenow Montclair Place, has been , has been ailing in recent years while struggling to reinvent itselfailing in recent years while struggling to reinvent itself..
Just as Just as an AMC Theatre is under constructionan AMC Theatre is under construction, in 2020 the mall has lost two of its five anchors,, in 2020 the mall has lost two of its five anchors, Nordstrom and Nordstrom and SearsSears..
“Their closing is a huge loss to the mall in my opinion, ” said Cindy Moore.“Their closing is a huge loss to the mall in my opinion, ” said Cindy Moore. “Spent at least two days a week in Nordstrom and met friends for lunch one day a week, ” Marilee“Spent at least two days a week in Nordstrom and met friends for lunch one day a week, ” Marilee Weiss said. “T oo bad. Sign of the times. Horrible loss of jobs and local prestige. ”Weiss said. “T oo bad. Sign of the times. Horrible loss of jobs and local prestige. ” Many singled out the Nordstrom Cafe for praise.Many singled out the Nordstrom Cafe for praise. “T o me, the worst loss is the wonderful restaurant onsite, ” Mike Guerin said. “This hidden gem had“T o me, the worst loss is the wonderful restaurant onsite, ” Mike Guerin said. “This hidden gem had quality food and excellent servers. I will miss their smiles and the wonderful tomato basil soup. ”quality food and excellent servers. I will miss their smiles and the wonderful tomato basil soup. ” “Spent every Boxing Day with my Mom, her best friend Shirley and my sisters in the cafe talking“Spent every Boxing Day with my Mom, her best friend Shirley and my sisters in the cafe talking about our Christmas. Wonderful memories, ” Theresa Dufresne said.about our Christmas. Wonderful memories, ” Theresa Dufresne said.
As a girl, Carly Owens met her grandma there for lunch. Any meals there as an adult, she said,As a girl, Carly Owens met her grandma there for lunch. Any meals there as an adult, she said, came with “a side of nostalgia. ”came with “a side of nostalgia. ” Pomona resident Megan Gearhart hails from Seattle, where Nordstrom began as a shoe store.Pomona resident Megan Gearhart hails from Seattle, where Nordstrom began as a shoe store.
She liked the Montclair store and its cafe: “The coffee tasted like home. ”She liked the Montclair store and its cafe: “The coffee tasted like home. ” Laura Turnbull delighted in lunches at the Montclair cafe with her daughter, Alexis. “ChampagneLaura Turnbull delighted in lunches at the Montclair cafe with her daughter, Alexis. “Champagne cake dessert. California grill sandwich, ” Laura said.cake dessert. California grill sandwich, ” Laura said.
Alexis chimed in that when the California grill was dropped from the menu, she lost faith. “MaybeAlexis chimed in that when the California grill was dropped from the menu, she lost faith. “Maybe they would be open today if they still sold that sandwich, ” she declared.they would be open today if they still sold that sandwich, ” she declared.
Forget Riverside officials, maybe Nordstrom should meet with the Turnbulls.Forget Riverside officials, maybe Nordstrom should meet with the Turnbulls.
Some Nordstrom fans said the Inland Empire stores were always stepchildren in the chain, “smallSome Nordstrom fans said the Inland Empire stores were always stepchildren in the chain, “small and poorly stocked” compared to Brea and Costa Mesa (Leslie James), with drops in recent yearsand poorly stocked” compared to Brea and Costa Mesa (Leslie James), with drops in recent years in level of service (Nancy Zafuto) and selection (Karen Rosenthal).in level of service (Nancy Zafuto) and selection (Karen Rosenthal).
Still, though, it was Nordstrom, a step above Macy’s and several steps above T arget and Walmart.Still, though, it was Nordstrom, a step above Macy’s and several steps above T arget and Walmart. “The whole store was a class act, ” Jennifer Bierschbach said.“The whole store was a class act, ” Jennifer Bierschbach said.
And now, the Inland Empire has lost a little class. So long, Nordy.And now, the Inland Empire has lost a little class. So long, Nordy.
By By RYAN HAGENRYAN HAGEN | | [email protected]@scng.com | The Sun | The Sun PUBLISHED: PUBLISHED: May 15, 2020 at 4:24 p.m.May 15, 2020 at 4:24 p.m. | UPDATED: | UPDATED: May 15, 2020 at 4:26 p.m.May 15, 2020 at 4:26 p.m.
Nordstrom plans to close 16 full-line stores, including the store at The Galleria at Tyler, seen here.Nordstrom plans to close 16 full-line stores, including the store at The Galleria at Tyler, seen here. (File photo by Carrie Rosema, The Press-Enterprise/SCNG)(File photo by Carrie Rosema, The Press-Enterprise/SCNG)
LOCAL NEWSLOCAL NEWS
8,000 sign petition to keep8,000 sign petition to keep
Nordstrom in Riverside, but store stillNordstrom in Riverside, but store still closingclosing
•• NewsNews
Exhibit D: Figure 3:: 8,000 Petition to Keep Nordstrom in Riverside, but Store Still Closing
More than 8,400 people have signed a More than 8,400 people have signed a petitionpetition to keep Nordstrom in Riverside after the to keep Nordstrom in Riverside after the company announced the store at the Galleria at Tyler would be company announced the store at the Galleria at Tyler would be among 16 closuresamong 16 closures, but the, but the company doesnʼt intend to reverse its plan.company doesnʼt intend to reverse its plan.
Nordstrom also rejected the cityʼs efforts to entice it into staying, said Councilman Jim Perry,Nordstrom also rejected the cityʼs efforts to entice it into staying, said Councilman Jim Perry, who represents the area.who represents the area.
“They declined an opportunity to meet and discuss the potential to stay open,” Perry said“They declined an opportunity to meet and discuss the potential to stay open,” Perry said Friday, May 15, after a week of contacting various people at the company. “Itʼs disappointing,Friday, May 15, after a week of contacting various people at the company. “Itʼs disappointing, because if they had told us before they made their announcement, we might have been able tobecause if they had told us before they made their announcement, we might have been able to work something out.”work something out.”
The company didnʼt say when it planned to close the store.The company didnʼt say when it planned to close the store.
Perry, who was elected in 2013, said he could think of one company that changed its mindPerry, who was elected in 2013, said he could think of one company that changed its mind about leaving Riverside after making an announcement — Ralphʼs — and he had hoped theabout leaving Riverside after making an announcement — Ralphʼs — and he had hoped the same would happen in this case.same would happen in this case.
Nordstrom responded to questions in a written statement that said COVID-19 required “someNordstrom responded to questions in a written statement that said COVID-19 required “some changes and tough choices.”changes and tough choices.”
“Weʼre aware of the petition and are humbled that the community is so passionate about this“Weʼre aware of the petition and are humbled that the community is so passionate about this store – itʼs a testament to our terrific team of employees there who were so committed tostore – itʼs a testament to our terrific team of employees there who were so committed to serving our customers,” the statement says. “… The decision to close a store is never easy, andserving our customers,” the statement says. “… The decision to close a store is never easy, and itʼs not a decision we take lightly … We hope customers will give us a chance to continueitʼs not a decision we take lightly … We hope customers will give us a chance to continue serving them online and in nearby stores.”serving them online and in nearby stores.” The petition states that it was started by an employee of the local Nordstrom.The petition states that it was started by an employee of the local Nordstrom. “We love all of our customers and have formed deep bonds with all of you; we know shopping“We love all of our customers and have formed deep bonds with all of you; we know shopping online will never replace the years of service and friendship that we have shared,” the petitiononline will never replace the years of service and friendship that we have shared,” the petition states. “We have watched your children grow up, we have dressed you for vacations, weddingsstates. “We have watched your children grow up, we have dressed you for vacations, weddings and once in a lifetime milestones that could never be forgotten.”and once in a lifetime milestones that could never be forgotten.” The upscale store plans to permanently shutter 16 stores, including the Galleria at Tyler andThe upscale store plans to permanently shutter 16 stores, including the Galleria at Tyler and Montclair Place.Montclair Place.
The Riverside store opened in 1991.The Riverside store opened in 1991.
This NEW Scarf Quickly Becomes Celeb's Most Wanted Item 2024This NEW Scarf Quickly Becomes Celeb's Most Wanted Item 2024 It's so soft and warm...It's so soft and warm...
Exhibit D: Figure 4: 3601 Gallaria at Tyler: Costar Data
Exhibit E: Figure 1: Storage Facilities
Exhibit E: Figure 2: Storage Facilities
Exhibit E: Figure 3: Population Growth Rate
Exhibit E: Figure 4: Owner Vs. Renter
Conversions and RenovationsConstructionDevelopment
Diamond in the Rough or Rough Road Ahead? Factors
to Consider in Self-Storage Conversion Projects
The proliferation of empty o ce and retail buildings nationwide is often touted in the self-storage industry as a grand opportunity to explore conversion developments. The problem is nding existing structures that truly work. Here are key factors to consider before committing to a project.
Brandon Grebe
December 2, 2023
4 MinRead
You don’t have to look far today to nd articles in the “Wall Street Journal” and other publications hyping so-called “opportunities” for developers to transform empty o ce buildings into apartments, self-storage facilities and even vertical farming operations. On the heels of big-box retail stores, this is the latest rage in building conversions.
BLUE SKY SELF STORAGE IN GRANDVIEW, MISSOURI
Exhibit E: Figure 5: Self-Storage Conversion Projects
This development path isn’t new in self-storage circles, but it also isn’t as prevalent as it may sometimes seem. For example, in the past seven-plus years, our company has completed more than 70 developments and acquisitions in 36 cities across 17 states. Of those, 23 were new builds, but just three were conversions. In our industry portfolio, just 4% of properties were converted from a previous use.
Gulf Freeway Self Storage in Houston
I mention this because while conversions can be a successful endeavor for self-storage developers, it isn’t easy to nd deals that truly work. These projects can be di cult to pencil and come with their own set of nuances. If you’re contemplating a potential conversion, following are four key factors to consider.
First, understand that the basic considerations for any self-storage development still hold true in these projects. You need to conduct a high-level review of any property, including zoning research, to see if self-storage is an allowable use. In addition, you absolutely should perform an in-depth assessment of the trade area (generally a one-, three- or ve-mile radius) to determine if additional supply is warranted.
Structural Capacity
Among the structures you may consider for potential conversion are multi-story buildings. A unique factor in relation to self-storage is the load-point calculation required by city planners and engineers. Basically, to be used for self-storage, all the oors of a structure must be able to accommodate a heavier load.
When engineers design a building, they use a general load-point calculation to adequately size the beams and columns for the overall structure. In a standard o ce building, a 10-by-10 area may hold one employee, some o ce furniture and related work equipment. However, in a self-storage project, that same 10-by-10 area could be used to hold a much greater concentration of stored weight, which means the beams and columns have to be much larger.
You must understand the impact of this on project design and cost. Our company has converted one multi-story o ce building. The only reason it worked was because we bought the asset at the right price and were able to do an expansion that added additional net rentable square feet to the overall property.
Blue Sky Self Storage in Grandview, Missouri
Speed to Market
A potential advantage of a self-storage conversion is the time it takes to complete the project.
Depending on the situation, ground-up construction can take one to three years to get all the entitlements and approvals in place, plus another 12 to 18 months to build. In contrast, if you can nd an existing building to convert, the entire permitting and design process can take less than a year. This speed to market can be a huge advantage when looking to open a new facility before your competition does.
Municipal Approval
Another potential advantage of a conversion is gaining favor with the presiding jurisdiction.
Municipalities are often more open to allowing self-storage in an existing building than new construction. When approaching a city about a conversion, it’s smart to point out that by transforming a vacant building, you’ll be reversing the downward trend of lingering, blighted properties. Instead, you’ll be giving new life to the area and community through your investment. A new self-storage facility will also create jobs and economic activity that was void with a dormant structure.
Blue Sky Self Storage in Kansas City, Kansas
Project Cost
Finally, a self-storage conversion project can cost less than ground-up development. The major expenses incurred are the property acquisition and any work that needs to be done to make the structure fully functional for self-storage. When looking at potential sites, it’s best to nd one that’s priced well below its replacement cost and then thoroughly understand all the requirements for a full renovation.
Successfully completing a self-storage conversion is like nding a diamond in the rough.
These projects can be elusive, but when sourced and done correctly, they can make a valuable contribution to your portfolio!
Brandon Grebe is co-founder and partner of Uplift Development Group LLC, which formerly did business as GYS Development LLC. It’s a private real estate company that specializes in developing and owning self-storage facilities across the United States. Brandon provides executive management of the rm’s real estate and development services. His career has been focused on commercial real estate development and construction management. To reach him, call 970.556.9111; email
[email protected].
About the Author(s)
Brandon Grebe
Principal Partner, GYS Development LLC
Brandon Grebe is principal partner at GYS Development LLC, which specializes in self-storage acquisitions and development. It co-manages the Blue Sky Self Storage brand and is a division of Grow Your Storage LLC, a Texas-based…
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During his brokerage career, Paul has exclusively represented notable retailers, entertainment concepts and restaurants such as Barnes & Noble, Hobby Lobby, Hibbett Sports, Office Depot, Grocery Outlet, BevMo!, Famous Dave’s BBQ, Buffalo Wild Wings, Wendy’s and Del Taco. Paul leverages his unique corporate experience to assist fast-growing businesses in developing long-term strategies for sustainable growth. It is this expertise that enables Paul to serve not only in a brokerage capacity but as an outsourced real estate advisor reporting directly to key executives of the companies he serves.
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We know our clients inside and out. Our team members have held positions as leasing managers, real estate directors and operations executives with some of the top landlords and tenants in the country. We’ve also worked as third-party consultants and brokers for leading retail brands and owners of real estate in Southern California and the western US. This experience, both inside and out, enables us to provide unique insights and best in class service to all of our clients, whether they are giant corporations, family offices or start ups looking for the best representation available.
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Retail Advisors
RESEARCH & DATA APPLICATIONS
Pulse Ratings is a full-service credit rating & consulting firm acutely focused on evaluating the short and long-term financial health of retailers.
CoStar is a commercial property database with comprehensive data on office, retail, multi-family, hospitality and industrial properties. The data can be exported and implemented into our other research programs or compiled into reports and overviews.
Placer.ai utilizes location mapping and geofencing to capture foot traffic counts and dwell time at a specific location, be it a retail store, shopping center or workplace. The program is an improvement over traditional radius reports by discovering where visitors live and work. Data can be filtered by time, day of week, and customer segments.
Our STDB subscription gives the company access to Esri reports and data including Tapestry psychographic reports and business analytics.
Sitewise is a data visualization and analytics program that allows for multi-faceted mapping and reporting. GIS mapping allows us to generate radius, drive time and custom polygon analysis on maps and create data repor ts of demographics, mail carrier deliveries, employment information and retailer locations. Demographics are licensed from PopStats, an industry leader in demographic forecasting and accuracy. by
REGIS creates stunning maps and precise demographic reports. REGIS helps locate and validate great spots for commercial real estate.
Crexi is an online portal providing details of available properties, structured property listing and sales process, simplified deal management software, analytics, and reporting as well as helps in submitting deals and ensuring exposure, enabling buyers, brokers, and owners to sell and buy properties.
Retail Lease Trac provides access to thousands of currently expanding retailer's real estate contacts making marketing commercial space easier.
LoopNet is the Leading Site for Finding & Marketing Commercial Real Estate.
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AXIOM
Retail Advisors
PROUD PARTNER
Their unique structure integrates an alliance of retail real estate advisory offices into one dynamic and cohesive unit. Made up of an impressive roster of experienced industry professionals with proven local market expertise, X Team has the ability to offer retailers and developers, as well as owners and third parties, a compelling blend of superior insight with site-and region-specific service.
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Axiom Retail Advisors | 9870 Research Drive, Irvine, California 92618 | 949.521.7400 | axiomra.com AXIOM
Retail Advisors
Terry Bortnick
[email protected]
949.874-3655
Lea Clay Park
[email protected]
949.521.7437
Stephanie Skrbin
[email protected]
49.521.7436
Paul Bartlett
[email protected]
949.521.7435
Ter ry Bortnick's newest venture is Axiom Retail Advisors. Terry has extensive in-house corporate real estate tenures, as well as longstanding success in advisory and brokerage for landlords and tenants alike. Terry has represented some of largest and most notable retail landlords in the country, as well as regional, local and family owners of retail properties big and small. Well-known retailers he’s completed transactions with include Wal-Mart, Kroger, Albertsons, Food 4 Less, Stater Bros, Bed Bath & Beyond, Cost Plus World Markets, Save Mart Supermarkets, Sam’s Club, TJ Maxx, Ross Dress For Less, Smart N Final, Whole Foods Supermarket, 99 Ranch Markets, Ralphs Supermarket, 24 Hr Fitness, Grocery Outlet, Petsmart, Petco, 99 Cents Only, Dollar Tree, Planet Fitness, QFC Supermarket, Five Below, Fitness 19, Cardenas Supermarket, Superior Supermarket, Big Lots, Harbor Freight Tools, Big 5 Sporting Goods and literally thousands of restaurant, pads and small shop tenants.
Terry began his career in commercial real estate career in Riverside, CA in 1987 with the Hanes Company as an investment sales broker.
In 1991, he then became one of the original 3 employees at Pan Pacific Retail Properties, where he began as a leasing agent responsible for 3 small retail centers in the Southern California. Over his 14-year career with Pan Pacific, Terry rose through the ranks and oversaw leasing in Southern California, Northern California, Northern Nevada, New Mexico and the Pacific Northwest, ultimately rising to National Director of Anchor Leasing, where he was responsible for a portfolio of over 125 grocery-anchored and community centers encompassing over 25 Million Square Feet. Additionally, Terry was one of 4 key executives that took Pan Pacific through its IPO on the New York Stock Exchange in 1997 and was an integral part of the public-to-public acquisitions of two public REITs: Western Investment Retail Trust in 2000 and Centertrust in 2003.
While overseeing the shopping center portfolio in Southern California, Northern California, Northern Nevada and the Pacific Northwest, Terry opened and established Pan Pacific’s Northern California office in Sacramento in 1998. In 2000, Terry integrated the 55 California, Oregon and Washington shopping centers purchased by Pan Pacific as part of the acquisition of Western Investment Trust (WIRET). Terry increased occupancy in the WIRET portfolio from 87% occupied to 95% in the first year after the acquisition, and then brought the centers to 98-99% occupancy for the next 5 years. Terry and his team were responsible for all aspects of asset management and leasing including prospecting, cold calling, building relationships and closing transactions.
In 2003, Terry opened and established the Tustin, CA office, while spearheading the integration of Pan Pacific’s acquisition of Centertrust’s 32 shopping centers in Southern California, Northern California and the Pacific Northwest. Once again, Terry and his team successfully increased occupancy from 89% to 98% in the first year after the acquisition. During Terry’s tenure at Pan Pacific, the number of shopping centers in the company’s portfolio increased by over 4300%.
In 2005, Terry was then recruited to be the President of REZA Investment Group based in Irvine, CA, which at the time was one of the nation’s top retail investment brokerage advisors. During his tenure with REZA, REZA was ranked in the top 5 national brokers of regional malls, and Terry took part in over One Billion Dollars’ worth of sales transactions of shopping centers and retail properties.
Terry ultimately missed the excitement and challenge of value creation through leasing, and in 2008 he formed Argent Retail Advisors, a premier boutique brokerage company, which specialized in tenant representation and landlord representation of over 10 Million sq.ft of neighborhood, community and power centers throughout Orange County, Los Angeles County, the Inland Empire and San Diego County. Terry was a Costar Power Broker for 14 years straight from 2009 through 2023.
Terry graduated from UC Riverside with a B.S. in Administrative Studies and is a licensed real estate broker in the State of California.
In his spare time, Terry enjoys gardening, golf and spending family-time with his wife and grown children.
AXIOM
Retail Advisors
Terry Bortnick
Axiom Retail Advisors | 9870 Research Drive, Irvine, California 92618 | 949.521.7400 | axiomra.com Terry Bortnick
[email protected]
949.874.3655
Exhibit F: Figure 2: Terry Bortnick Bio
Anchored Centers Leased By Terry Bortnick in His Career
SOUTHERN CALIFORNIA
Center City Sq.ft Major Retailers
Aliso Viejo Town Center Aliso Viejo 1,000,000 Ralphs, TJ Maxx, Regal Cinemas, Staples, Petsmart, Barnes & Noble Anaheim Plaza Anaheim 491,708 El Super, Wal-Mart, Forever 21, Ross Dress for Less, Smart & Final, TJ Maxx Anaheim West Anaheim 100,000 Sav-Favor Supermarket
Ball & Euclid Center Anaheim 85,000 Northgate Supermarket Brookhurst Center Anaheim 185,247 Ralph’s Supermarket, Rite Aid Knott & Lincoln Center Anaheim 79,800 Stater Bros, 99 Cents Only Sycamore Plaza Anaheim 105,085 Stater Bros. Supermarket, Sav-on Drugs Euclid Plaza Anaheim 131,000 99 Ranch Market
Edgewood Center Azusa 142,000 Rite Aid, Family Dollar, Sketchers Baldwin Park Marketplace Baldwin Park 260,000 Wal-Mart Supercenter Marketplace Beaumont Beaumont 188,000 Ross, Bed Bath & Beyond, Aldi, Petco, Best Buy Lakewood Plaza Bellflower 113,511 Stater Bros. Supermarket, Staples Washington Square Bermuda Dunes 200,000 Ralphs, Home Goods, Walgreens Lincoln Square Buena Park 160,000 Grocery Outlet, Rite Aid, Big 5 Valley View & Ball Buena Park 90,000 Ralphs
Shoppes at Calimesa Calimesa 50,000 Walgreens, Fresh & Easy North County Plaza Carlsbad 160,925 Marshall’s, Dollar Tree, Tuesday Morning Carson Plaza Carson 81,000 Ralphs Supermarket
University Square Carson 80,000 DD's Discounts
Cathedral City Marketplace Cathedral City 150,000 Food 4 Less, Planet Fitness, dd's Discounts Date Palm Center Cathedral City 117,356 Sam’s Club
Los Cerritos Center Cerritos 1,300,000 Macy's, Nordstrom, Harkins Cinemas, Dick's Sporting Goods Daniel's Plaza Cerritos 50,000 Daniel's Furniture, Dollar Tree Chino Town Square Chino 525,751 Target, Ross Dress for Less, DD's Discounts, La Curacao Country Fair Shopping Center Chino 211,704 Albertson’s Supermarket, Rite Aid, Petsmart Superior Center Chino 150,000 Superior Supermarket
Rancho Del Sol Chino 300,000 Home Depot, JC Penney
Mountain Village Chino 91,000 Ralphs Supermarket
Gordon Ranch Marketplace Chino Hills 114,573 Ralph’s Supermarket Mission Village Chino Hills 30,000 CVS
Chula Vista Center Chula Vista 700,000 Macy's, JC Penney, Sears, Burlington CVS Center Compton 40,000 CVS
Gateway Center Compton 127,000 Food 4 Less, Davita, General Discount Corona Hills Marketplace Corona 270,000 Vons, Wal-Mart, Petsmart Corona Hills Plaza Corona 534,000 Costco, Home Depot, Ross Dress For Less, AJ Wright, UFC Gym Von's Center Costa Mesa 95,000 Von's Supermarket, CVS
Post Office Center Costa Mesa 35,000 US Postal Service
Grand Covina Plaza Covina 87,000 Albertsons, Walgreens
Cypress East Shopping Center Cypress 167,814 Stater Bros Supermarket, Kohl's Department Store Sam's Club Downey Downey 114,722 Sam’s Club
Encinitas Marketplace Encinitas 119,738 Albertson’s Supermarket Del Norte Plaza Escondido 231,157 Von’s Supermarket, Sav-on Drugs, LA Fitness North County Fair Escondido 1,300,000 Macy's, Nordstrom, Target, JC Penney, Sears Morningside Plaza Fontana 65,000 Ralphs
Palm Court Fontana 630,000 Target, Ross Dress for Less, TJ Maxx Sierra Crossroads Fontana 125,000 Stater Bros Supermarket, Walgreens Southridge Plaza Fontana 119,000 Rio Ranch Supermarket, Rite Aid Fullerton Town Center Fullerton 417,527 Costco, AMC Theatres, Toys ‘R’ Us, Office Depot Morningside Plaza Fullerton 91,211 Stater Bros Supermarket Harbor Grove Garden Grove 325,000 AA Supermarket, Burlington, Ross Gardena Gateway Center Gardena 65,987 99 Ranch Market, Marukai Stores Gardena Marketplace Gardena 110,000 Albertsons
Balboa Mission Center Granada Hills 120,000 Trader Joes, Pep Boys Bixby Hacienda Plaza Hacienda Heights 135,012 168 Supermarket Hawaiian Gardens Plaza Hawaiian Gardens 90,000 Zion Market Hawthorne Center Hawthorne 65,000 LA Fitness
Hesperia Town Center Hesperia 125,000 Stater Bros, Big Lots Hesperia Plaza Hesperia 85,000 99 Cents Only
Village at East Highlands Highland 69,700 Stater Bros
5 Points Plaza Huntington Beach 60,000 Dollar Tree
Marina Village Huntington Beach 149,107 Von’s Supermarket, Sav-on Drugs Pavilions Place Huntington Beach 309,410 Pavilions Supermarket, Target, Easy Life Furniture Huntington Park Center Huntington Park 180,000 Curacao, CVS, Harbor Freight Tools La Habra Town Center La Habra 800,000 Northgate Supermarket La Verne Towne Center La Verne 231,376 Von’s Supermarket, Target Laguna Hills Plaza Laguna Hills 108,000 Dick's Sporting Goods, Big Lots Moulton Plaza Laguna Hills 145,000 Big Lots, DMV
The Row Laguna Hills 75,000 Jerome's Furniture, Big Air Lake Elsinore Outlets Lake Elsinore 318,841 Gap Outlet, Nike Store, Fallas Paredes, VF Outlet, Bass Outlet Lake Forest Town Center Lake Forest 110,000 99 Cents Only Carson & Orange Center Long Beach 50,000 99 Cents Only
Exhibit F: Figure 3: Anchored Centers Leased by Terry Bortnick Wrigley Marketplace Long Beach 125,000 Albertsons, CVS
426 Alvarado Los Angeles 40,000 Ross, Dollar Tree
Home Depot Center (BaldwinHills)Los Angeles 125,000 Home Depot Kenneth Hahn Plaza Los Angeles 165,195 Food 4 Less Supermarket, Rite Aid, Factory 2 U Vermont-Slauson Shopping Ctr Los Angeles 169,744 Superior Supermarket, Sav-on Drugs, Kmart Mission Foothill Marketplace Mission Viejo 100,000 Vons Supermarket, CVS Olympiad Center Mission Viejo 125,000 Albertsons, Dollar Tree Oak Tree Village Mission Viejo 85,000 Mission Ranch Market, 24 Hr Fitness Foothill Park Plaza Monrovia 88,000 Pavilions Supermarket Montclair East Montclair 98,000 Ross, Sports Authority, David's Bridal Park Center Square Montclair 60,000 Best Buy
Sunnymead Town Center Moreno Valley 250,000 El Super, CVS, 99 Cents Only Moreno Valley Plaza Moreno Valley 341,000 Superior Supermarket, Big Lots, Office Depot, Harbor Freight, Family Dollar, Big 5 Towngate Plaza Moreno Valley 600,000 Ross, TJ Maxx, Burlington, Dollar Tree, BevMo, Planet Fitness, Regency Theaters, ULTA TS Marketplace Moreno Valley 112,000 Food 4 Less Supermarket Bear Valley Center Moreno Valley 98,000 Smart N Final, Dollar Tree Moreno Beach Plaza II Moreno Valley 90,000 LA Fitness, Pottery Barn Plaza Bonita National City 816,000 Macy's, Target, JC Penney Northridge Fashion Center Northridge 1,675,000 Macy's, Ross El Camino North Oceanside 493,531 Barnes & Noble, Michael’s Arts & Crafts, Petco, Ross Dress for Less, Stein Mart, Mervyn’s Fire Mountain Oceanside 92,378 Trader Joe’s Market, Aaron Bros., Lamps Plus Oceanside Town & Country Oceanside 88,414 Von’s Supermarket, Long’s Drugs Driftwood Shopping Center Ontario 95,421 Food 4 Less Supermarket, CVS Drugs Grove Plaza Ontario 122,605 Albertson's Supermarket, CVS Drugs Vineyard Plaza Ontario 90,000 Cardenas Supermarket, Rite Aid Vineyard Village Ontario 140,000 Greenhills Market, Sears Outlet, Pep Boys, Dunn-Edwards Paints Palm Springs Marketplace Palm Springs 105,000 Stater Bros Supermarket, Dollar Tree Palmdale Center Palmdale 81,050 Smart & Final, Dollar Tree, Big Lots Paramount East Paramount 60,000 Ross
Paramount West Paramount 100,000 Northgate Supermarket, Rite Aid Pico Gateway Pico Rivera 55,000 Rite Aid
Imperial Rose Center Placentia 95,000 Stater Bros, CVS
Placentia Square Placentia 27,930 Walgreen's Drugs
Rose-Linda Center Placentia 45,000 Walgreens, Big Lots
Village Center at Rose Placentia 116,000 Ralphs, Total Woman Central Park Plaza Rancho Cucamonga 125,000 Ralphs
Foothill Crossings Rancho Cucamonga 250,000 Floor & Décor, At Home, Total Wine, Super Metro Market Foothill Marketplace Rancho Cucamonga 535,312 Food 4 Less, Petsmart, Office Depot, Sport Chalet, Circuit City, Wal-Mart Living Spaces Furniture Terra Vista Town Center Rancho Cucamonga 1,300,000 Target, Hobby Lobby, Ross, Home Goods, LA Fitness, Old Navy, Michaels, Big 5, Globe Theaters Terra Vista Village Rancho Cucamonga 165,000 Ralphs, Fitness 19 Vineyards Marketplace Rancho Cucamonga 105,153 Albertson’s Supermarket, Sav-on Drugs Rancho Las Palmas Rancho Mirage 175,971 Von’s Supermarket, Long’s Drugs Monterrey Marketplace Rancho Mirage 250,000 Home Depot, Regency Theater, Jo-Ann Fabrics Citrus Village Redlands 162,000 Albertsons, Rite Aid, 24 Hr Fitness Pavillion at Redlands Redlands 251,000 Food 4 Less, Wal-Mart Redlands Mall Redlands 450,000 Gottshalks, CVS
Rialto Gateway Rialto 120,000 Ross, DD's, Auto Zone
Canyon Crossings Riverside 650,000 Super Walmart, LA Fitness, Staples, Howards, Party City Canyon Springs Plaza Riverside 250,000 Smart N Final, Target, Michaels, Pier 1 Galleria at Tyler (Pads) Riverside 1,000,000 Macy's, JC Penney, Furniture City, Barnes & Noble La Sierra Marketplace Riverside 100,000 Cardenas Supermarket Tava Center Riverside 100,000 LA Fitness, 99 Cents Only Westgate Plaza Riverside 99,000 Fitness 19, 99 Cents Only Plaza on the Penninsula Rolling Hills 350,000 Regency Theaters, Equinox, Pottery Barn Inland Center San Bernardino 1,000,000 Macy's, JC Penney, Sears, Forever 21 Pico Pavilion San Clemente 40,000 Pier 1 Imports
Plaza Pacifica San Clemente 500,000 Walmart, Lowes, Office Depot Loma Square San Diego 210,704 Henry’s Market, Sav-on Drugs, T.J. Maxx, Circuit City Von's Center San Diego 65,000 Von's Supermarket
San Dimas Marketplace San Dimas 271,020 Trader Joe’s Market, Target, Ross Dress for Less, Office Max, Petco Via Verde Plaza San Dimas 98,000 Von's
San Fernando Mission Center San Fernando 95,000 El Super, CVS Mt. San Jacinto Plaza San Jacinto 150,000 Wal-Mart Supercenter, Walgreens Santa Ana Town Center Santa Ana 105,000 Northgate Supermarket Canyon Square Plaza Santa Clarita 104,199 Albertson’s Supermarket & Drug Seal Beach Center Seal Beach 102,000 Pavilions Supermarket, CVS Crossroads at Firestone South Gate 45,000 ALDI Supermarket Tweedy Plaza South Gate 80,000 Northgate Supermarket, Rite Aid Knott-Katella Center Stanton 62,000 Smart & Final Extra Supermarket Palomar Village SC Temecula 148,145 Albertson’s Supermarket, Long’s Drugs Tower Plaza Temecula 125,000 88 Seafood Supermarket, Michaels, Big Lots The Oaks Thousand Oaks 1,200,000 Macys, Nordstrom, Dick's Sporting Goods, AMC Theaters Larwin Square Shopping Center Tustin 210,936 Von’s Supermarket, Rite Aid, Big 5 Sporting Goods, The Red Bee Tustin Heights Shopping Center Tustin 138,348 Ralph’s Supermarket,, Michael’s Arts & Crafts Colonies Crossroads Upland 1,100,000 Target, Kohl's, Albertson's Supermarket, Home Depot, Bed Bath & Beyond, LA Fitness, Petsmart, Dick's Sporting Goods, Office Depot, Best Buy, Nordstrom Rack Foothill Town Center Upland 85,000 Von's
Mountain Square Upland 273,167 Pavilions Supermarket, Home Depot, Staples Mountain Green Center Upland 200,000 Trader Joes, Kohls, CVS, Michaels Granary Square Valencia 143,333 Ralph’s Supermarket, Long’s Drugs The Mall of Victor Valley Victorville 700,000 Macy's, JC Penney, Dick's Sporting Goods, Cinemark Melrose Village Plaza Vista 136,922 Albertson’s Supermarket, Sav-on Drugs South Hills Plaza West Covina 121,000 Tokyo Central Supermarket, 24 Hr Fitness Stater Bros Center West Covina 65,000 Stater Bros
Westminster Center Westminster 92,000 Best Buy, JC Penney Home Store Wilmington Center Wilmington 60,000 Northgate Supermarket, CVS Yorba Canyon Center Yorba Linda 100,000 Albertsons Supermarket Total: 36,975,740
NORTHERN CALIFORNIA
Center City Sq.ft Major Retailers
Angels Camp Town Center Angels Camp 84,267 Save Mart Supermarket, Rite Aid Chico Crossroads Chico 267,735 FoodMaxx Supermarket, Bed Bath & Beyond, Ashley Home Furniture, Cost Plus, Barnes & Noble, Circuit City
Sky Park Plaza Chico 191,384 Raley’s Supermarket, Ross Dress for Less, Jo-Ann Fabrics & Crafts Dublin Retail Center Dublin 154,728 Orchard Supply, Marshall’s, Ross Dress for Less, Michael’s Arts & Crafts Bel Air Village SC Elk Grove 89,216 Bel Air Supermarket Laguna Park Village Elk Grove 34,015 Big 5 Sporting Goods Northridge Plaza Fair Oaks 98,625 Raley’s Supermarket
Commonwealth Square Folsom 141,310 Raley’s Supermarket
Brookvale Shopping Center Fremont 131,242 Albertson’s Supermarket, Long’s Drugs Victorian Walk Fresno 102,581 Save Mart Supermarket, Rite Aid Country Gables Shopping Center Granite Bay 140,184 Raley’s Supermarket Pine Creek Shopping Center Grass Valley 217,535 Raley’s Supermarket, JC Penney Creekside Center Hayward 80,911 99 Cents Only Stores, Big Lots Plaza 580 Shopping Center Livermore 297,102 Target, Mervyn’s, Ross Dress for Less, Big 5 Sporting Goods Canal Farms Los Banos 110,535 Save Mart Supermarket, Rite Aid Manteca Marketplace Manteca 171,953 Save Mart Supermarket, Rite Aid, Stadium 10 Cinemas Mission Ridge Plaza Manteca 196,298 Safeway Supermarket, Wal-Mart, Mervyn’s, Big 5 Sporting Goods Century Center Modesto 214,772 Raley’s Supermarket, Gottschalks Shops at Lincoln School Modesto 81,443 Save Mart Supermarket Rheem Valley Moraga 163,975 Longs Drugs, T. J. Maxx
Fairmont Shopping Center Pacifica 104,281 Albertson’s Supermarket, Rite Aid Eastridge Plaza Porterville 81,010 Save Mart Supermarket, County of Tulare Cobblestone Redding 122,091 Raley’s Supermarket
Cable Park Sacramento 160,811 Albertson’s Supermarket, Long’s Drugs Elverta Crossing Sacramento 119,998 FoodMaxx Supermarkets, Goodwill Industries Glenbrook Shopping Center Sacramento 69,230 Big Lots
Kmart Center Sacramento 132,630 K-Mart, Big Lots
Laguna Village Sacramento 120,893 United Artists Theatres, 24 Hour Fitness Southpointe Plaza Sacramento 193,043 Seafood City Supermarket, Big 5 Sporting Goods, Discount Variety Monterey Plaza San Jose 232,680 Wal-Mart, Albertson’s Supermarket, Walgreens Fashion Faire Place San Leandro 95,255 Ross Dress for Less, Pier 1 Imports, Sleep Train, Michael’s Arts & Crafts Heritage Park Shopping Center Suisun City 167,051 Raley’s Supermarket Heritage Place Tulare 119,412 Save Mart Supermarket, Rite Aid Blossom Valley Plaza Turlock 111,612 Raley’s Supermarket Ukiah Crossroads Ukiah 110,565 Raley’s Supermarket
Glen Cove Center Vallejo 66,000 Safeway Supermarket & Drug Park Place Vallejo 150,766 Raley’s Supermarket, 24 Hour Fitness Mineral King Visalia 115,336 Vons Supermarket, Longs Drugs Olympia Place Walnut Creek 143,059 Century Theatres, Cost Plus, Bombay, Bombay Kids Lakewood Shopping Center Windsor 107,769 Raley’s Supermarket, U.S. Post Office Lakewood Village Windsor 127,237 Safeway Supermarket, Long’s Drugs Yreka Junction Yreka 127,148 Raley’s Supermarket, JC Penney, Wal-Mart Total: 5,747,688
NEVADA/OTHER Sq.ft Major Retailers
Country Club Center Albuquerque 120,631 Raley’s Supermarket Eagle Station Carson City 174,258 Raley’s Supermarket, Mervyn’s Elko Junction Shopping Center Elko 170,812 Raley’s Supermarket, Builder’s Mart Green Valley Town & Country Henderson 130,773 Albertson’s/Sav-On Superstore Alamosa Plaza Las Vegas 77,650 Albertson’s Supermarket
Cheyenne Commons Las Vegas 362,758 Wal-Mart, 24 Hour Fitness, Marshall’s, Ross Dress for Less Decatur Meadows Las Vegas 111,245 Von’s Supermarket, Dollar Tree Cort Furniture Rental Rainbow Promenade Las Vegas 228,279 United Artists Theatres, Barnes & Noble, Linens 'N Things, Office Max, Cost Plus Renaissance West Las Vegas 168,600 Food 4 Less
Sahara Pavilion North Las Vegas 333,679 Von’s Supermarket, T.J. Maxx, Shepler’s, Borders Books, Gold’s Gym, Floors N More Sahara Pavilion South Las Vegas 160,842 Sports Authority, Office Max, Pier One Winterwood Pavilion Las Vegas 144,653 Von’s Supermarket & Drug, Aaron Rents Maysville Marketsquare Marysville 216,119 Kroger Supermarket, JC Penney Memphis Retail Center Memphis 91,542 Hancock Fabrics, Family Dollar Caughlin Ranch Reno 113,488 Scolari’s Supermarket
Mira Loma Center Reno 102,907 Scolari’s Supermarket, Long’s Drugs, Dollar Tree North Reno Reno 126,840 Sak ‘n Save
Jordan Landing Salt Lake City 1,900,000 Wal-Mart, Target, Sears, Sam's ClubKohl's, Lowe's Cinemark, Bed Bath & Beyond, Best Buy, TJ Maxx, 24 Hour Fitness,
West Town Winnemucca 65,424 Raley’s Supermarket
Total: 4,800,500
PACIFIC NORTHWEST Sq.ft Major Retailers
Albany Plaza Albany 140,889 Albertson’s Supermarket, Rite Aid, Big Lots, Dollar Tree Auburn North Auburn 171,032 Albertson’s Supermarket, Rite Aid, Office Depot, Craft Outlet Sunset Square Bellingham 386,657 Cost Cutter Supermarket, K-Mart, Jo-Ann Fabrics & Crafts, Rite Aid, Office Max Blaine International Center Blaine 127,572 Cost Cutter Supermarket, Rite Aid Canby Square Shopping Center Canby 115,701 Safeway Supermarket, Rite Aid Claremont Village Plaza Everett 88,770 QFC Supermarket & Drug Gresham Town Fair Gresham 265,765 Ross Dress for Less, GI Joe’s, PetsMart Craft Warehouse Oregon Trail Center Gresham 208,276 Wild Oats Supermarket, Office Depot, Big 5 Sporting Goods, Big Lots, Michael’s Arts & Crafts Powell Valley Junction Gresham 107,583 Food 4 Less Supermarket, Cascade Athletic Club Rockwood Plaza Gresham 92,872 Dollar Tree, Volunteers of America Hermiston Plaza Hermiston 150,396 Safeway Supermarket & Drug, Big Lots, Dollar Tree Sunset Esplanade Hillsboro 357,943 Safeway Supermarket, Target, Petco, Dollar Tree, Jo-Ann Fabrics & Crafts, Rite Aid, Staples Tanasbourne Village Hillsboro 212,201 Safeway Supermarket, Rite Aid, Hillsboro Library Hood River Shopping Center Hood River 108,554 Rosauer’s Supermarket, Hi School Pharmacy Canyon Ridge Plaza Kent 268,209 Target, Top Foods Supermarket, Ross Dress for Less Panther Lake Kent 113,327 Albertson’s Supermarket, Rite Aid Frontier Village Shopping Ctr Lake Stevens 195,937 Safeway Supermarket, Bartell Drugs, GI Joe’s Bear Creek Plaza Medford 183,850 Bi-Mart Drug, TJ Maxx, Big Lots, Dollar Tree Medford Center Medford 415,314 Tinseltown, Sears, Rite Aid, Safeway, Circuit City, 24 Hour Fitness, Ashley’s Furniture Gateway Shopping Center Mill Creek 96,671 Safeway Supermarket Milwaukie Marketplace Milwaukie 196,182 Albertson’s Supermarket, Rite Aid, Jo-Ann Fabrics & Crafts Southgate Shopping Center Milwaukie 50,862 Office Max
Olympia Square Olympia 168,209 Albertson’s Supermarket & Drug, Ross Dress for Less Olympia West Center Olympia 73,012 Barnes & Noble, Good Guys, Petco Oregon City Shopping Center Oregon City 246,855 Rite Aid, Fisherman’s Marine Supply, Michael’s Arts & Crafts, Coastal Farm and Home East Burnside Plaza Portland 38,363 QFC Supermarket & Drug Menlo Park Plaza Portland 112,755 Walgreens, Staples
Sunset Mall Portland 118,135 Safeway Supermarket & Drug Sandy Marketplace Sandy 101,438 Hi School Pharmacy, Dollar Tree Jefferson Square Seattle 146,829 Safeway, Bartell Drug
Silverdale Plaza Silverdale 170,332 Safeway Supermarket, Rite Aid, Staples Silverdale Shopping Center Silverdale 67,287 Ross Dress for Less Pacific Commons Spanaway 206,474 The Marketplace Supermarket, K-Mart Pioneer Plaza Springfield 100,321 Safeway Supermarket & Drug Tacoma Central Tacoma 322,435 Target, Top Food & Drug, Petsmart, Office Depot, TJ Maxx Troutdale Market Troutdale 90,137 Lamb’s Thriftway
Garrison Square Vancouver 69,790 Ace Hardware, Supermax 6,086,935
Total: 53,610,863