[Mike K.]

Discuss new retail digs, rumors and retail goings-on in this thread :)

[brandonpdx]

It looks like someone finally leased the space on 11th & Burnside and they're currently working on it. Does anyone know what is going in there?

[Okstate]

This new thread made me wonder if the Eddie Bauer store is still slated to open in the Metropolitan? I think that's correct anyway.

[pdxman]

^^^Yes, Eddie Bauer is going in the metropolitan. Glad to hear that spot on burnside is being filled. I'm thinking maybe it will be one the new retail locations for that high-end outdoor, uber-earth friendly NAU store. I read in the oregonian a few days ago that they were scoping a spot on burnside to put a store. Who knows tho...

[downtownpdx]

I read another article in The Oregonian a few days ago about a wool-clothing company relocating its headquarters to Portland, and they would also be opening retail space along West Burnside. Forgot the name of the company, but it wasn't Nau...something else.

[PacificNW]

It is a company headquartered out of New Zealand.

New Zealand clothing company moving U.S. offices to Portland
09:53 AM PDT on Thursday, September 13, 2007
Associated Press
PORTLAND, Ore. -- New Zealand outdoor clothing company Icebreaker is moving its U.S. headquarters to Portland.


Troy Ballard, president of Icebreaker's U.S. business, said Wednesday that the company is growing, and it wanted access to the city's local talent and the outdoor and lifestyle sensibility that matches its brand.


"Portland is a pretty compelling community to base an active athletic company," he said.


Icebreaker put a design team in Portland about six months ago but has kept its U.S. operations in Ketchum, Idaho, where it opened three years ago. The 20 Idaho staff members will be given the opportunity to relocate.


The company does not release sales figures but said the move is intended to accommodate continued growth.


Icebreaker manufactures luxury performance products from underlayers to coats primarily using New Zealand merino wool.


Their homepage: http://www.icebreaker.com/site/home.html?id=dwMSy6Mg:68.116.59.117

[brandonpdx]

Nau is going in on 23rd & Johnson where the thrift store used to be.

[IHEARTPDX]

Nau is going in on 23rd & Johnson where the thrift store used to be.

Are you sure about that? A dance/exercise studio just opened up in that space a few weeks ago.

[downtownpdx]

I read the same thing, although I've seen the dance studio there, too. I thought there were plans to renovate that building? Music Millenium was also at 23rd and Johnson...maybe that's the spot Nau is looking at.

[brandonpdx]

Are you sure about that? A dance/exercise studio just opened up in that space a few weeks ago.

yea, I talked to some people from Nau and they said they're going in across the street from Music Millenium, on the same side of the street where the thrift store was.

[bvpcvm]

something called "AS Interiors" (?) is moving in to the bottom floor of the galleria, on the 10th/morrison corner. anyone have any idea what that is?

[downtownpdx]

I think it's called AM Living, and the signs I've seen on the windows make it sound like an interior/home design shop with antique-type of stuff. It seems like it will be a nice store, and definitely a welcome retail presence along that stretch of the MAX and streetcar lines. It'll be right next to the new Brooks Bros. store along Morrison St.

[SpongeG]

we saw that store - it looked cool

was there the day that the new Broosk Brothers Store opened up - never went in but looked nice

what used to be in that building?

reminds me of the bay dept store in Vancouver (BC)

cool use of the building though

[PacificNW]

⬆ Facts:

- The Galleria was the first department store in the Northwest to take up an entire block.
- The third floor sky-bridge connects with the adjacent parking garage.
- The local supervising architect was A. E. Doyle.
- The building has been listed in the National Register of Historic Places since February 20, 1991.
- The structure sits on top of a full-block site.
- Initially opened as the Olds, Wortman and King Department Store.
- Naito Properties acquired the completely vacant structure in 1972.
- The upper floors were converted from retail space to offices during the mid-1980s.
- In 1978, the Galleria won the "First Honor Award" from the Downtown Development Award.
- In 1976, the Galleria won "Award of Merit" award from the AIA, Portland Chapter.
- About $7,000,000 was spent on improvements in 2003.

[dkealoha]

There is a coffee shop opening on the corner of the Casey. I don't remember the name.

Also, there is a sign up in that corner commercial unit next to Baja Fresh on burnside and 11th. Ice Breakers? It looked to be some kind of clothing store. Does anyone know?

[pdxman]

^^^Yes, its that new outdoor clothing company from New Zealand. They specialize in wool clothing.

[SpongeG]

⬆ Facts:

- The Galleria was the first department store in the Northwest to take up an entire block.
- The third floor sky-bridge connects with the adjacent parking garage.
- The local supervising architect was A. E. Doyle.
- The building has been listed in the National Register of Historic Places since February 20, 1991.
- The structure sits on top of a full-block site.
- Initially opened as the Olds, Wortman and King Department Store.
- Naito Properties acquired the completely vacant structure in 1972.
- The upper floors were converted from retail space to offices during the mid-1980s.
- In 1978, the Galleria won the "First Honor Award" from the Downtown Development Award.
- In 1976, the Galleria won "Award of Merit" award from the AIA, Portland Chapter.
- About $7,000,000 was spent on improvements in 2003.

ah cool thanks

we thought it looked like it must have been a department store at some point

[bvpcvm]

Also, there is a sign up in that corner commercial unit next to Baja Fresh on burnside and 11th. Ice Breakers? It looked to be some kind of clothing store. Does anyone know?


why in the world did it take seven years to lease this space??

[PacificNW]

⬆ Has the Brewery Blocks development been around for 7 years? Gad! How time flies...

[MarkDaMan]

Icebreaker relocation heats up apparel scene
Portland Business Journal - by Robin J. Moody Business Journal staff writer
Cathy Cheney | Portland Business Journal

Icebreaker is warming to Portland.

After locating an expanded global design center here in January 2007, leaders at the New Zealand-based purveyor of merino wool sports apparel will move the company's U.S. headquarters to Portland from Idaho.

"It's not easy to build a high-talent team in a town with only one flight in a day," said Icebreaker CEO Jeremy Moon of his decision to relocate U.S. headquarters from Ketchum, Idaho.

The move to Icebreaker's new headquarters office in the Pearl District will be final in mid-2008, when about 12 employees from Idaho will join the 20-plus person work force in Portland.

The $100 million company is looking to buy a permanent headquarters building that could ultimately house 80 workers. It employs 200 workers worldwide, including about 50 in the United States.

Icebreaker is also opening its first U.S. store, at 1109 W. Burnside, on Dec. 4. The 2,600-square-foot Touch Lab will showcase the company's full line of high-end garments, spun from soft wool of merino sheep, raised in the Southern Alps of New Zealand. Products include leggings, T-shirts, sweaters and base layers; retail prices range from $50 to $200.

The company operates six other retail stores globally, including in England and New Zealand, but most of its sales come from the 2,000 outdoor stores worldwide where Icebreaker garments are sold.

Kortni Henke, the soft goods buyer for the Mountain Shop in Northeast Portland, told the Business Journal in January the she had started carrying the Icebreaker line two years ago, and has increased orders over time.

"It's done really well for us," said Henke. "We were nervous about how well it could be received at first, though, because of how expensive it is."

Icebreaker entered the U.S. market three years ago, and sales here comprise about 15 percent of the company's revenue. Moon predicts U.S. sales will grow to 35 percent of revenue in another three years. Icebreaker's U.S. President Troy Ballard left the company in September, and the company is looking for a new stateside boss.

A local designer with experience at Nike Inc., Sandy Larowe, is heading up the Portland design center and serves as Icebreaker's vice president of product design. Designers in the Portland office will collaborate with another smaller design office in Wellington, New Zealand, where Icebreakers is headquartered.

Moon leads a design collaborative in New Zealand, Better by Design, that helps businesses use design as a central competitive strategy. Integrating design into all facets on the business is one of Moon's key business philosophies, and he hopes Icebreaker's expanded design department will speed innovation.

"It's not that hard to run the finances and logistics," Moon said. "What's hard is strengthening design and innovation."

Moon, 38, founded Icebreaker in 1994. The company originally sold just underwear, but branched into apparel about two years after it was founded.

The company has a strong sustainability streak. It pays New Zealand merino wool farmers premium prices for a guaranteed supply of the soft wool in exchange for the farmers' agreeing to strict environmental and animal-welfare standards. Icebreaker is the largest purchaser of New Zealand merino wool, and recently inked a $50 million, four-year contract with wool producers there.

Most activewear is make from petrol-based fabrics, which are generally nonbiodegradable and over time take on odors that can't be washed away.

Icebreaker also operates offices in Melbourne, Australia; Vancouver, British Columbia; and Hamburg, Germany.

rmoody@bizjournals.com | 503-219-3438
http://portland.bizjournals.com/portland/stories/2007/11/19/story5.html?t=printable

[MarkDaMan]

Rents are rising, space is dwindling -- some areas are 'on fire'
Retail revival
Portland Business Journal - by Wendy Culverwell Business Journal staff writer

With national retailers such as Kohl's, Crate & Barrel and Ikea pressing into the Portland market, retail occupancy rates are rising and rents are going along for the ride.

The one-two combination of low vacancy rates and rising rents is attracting investors and helping previously overlooked neighborhoods recruit new retailers.

Marcus & Millichap Real Estate Investment Services projects Portland retail rents will rise 3.6 percent to an average of $19.70 per square foot. The overall vacancy rate for Metro Portland is just under 4.5 percent, with the lowest rates posted in downtown Portland (2.16 percent) and the highest in Gresham (6.8 percent).

Brokers say retailers coming off longer-term leases of five to 10 years can expect a much larger jump if they want to stay in the same place -- as much as 20 percent.

It's all about supply, which hasn't kept up with demand despite the collective addition of more than 1 million square feet of new retail space at Clackamas Town Center and Ikea-anchored Cascade Station, according to brokers who specialize in retail space.

"We still have a limited supply," said Dean Wier, a broker specializing in retail space at Norris & Stevens Inc., a Portland commercial real estate firm.

Wier attributes the rise in demand to expanding national retailers and a push from new franchise owners to bring new concepts to the market.

Wier is counseling clients to expect rent increases of 3 to 5 percent. Portland continues to attract retailers because of its low cost of living relative to other cities, and the West Coast in particular.

"We're still a bargain," he said.

CB Richard Ellis reported net absorption of more than 450,000 square feet of retail space in the Portland area at the end of the third quarter. That translates to about 1 percent of the total 44.5 million square feet of retail space.

An estimated 1.5 million square feet is in construction, more than a third of it near Portland International Airport, where the 280,000-square-foot Ikea is anchoring the new Cascade Station. Clackamas Town Center recently completed its own remodel, which included 250,000 square feet of new space.

Pressing demand benefits marginal districts, said Craig Sweitzer, principal for Urban Works Real Estate, which represents retail space in the Pearl District and the South Waterfront as well as in and around downtown Portland.

High occupancy rates are good for property owners and compel some retailers to move into secondary districts, he said, citing inner Southeast Portland. New buildings and retail space are being built outside the traditional hot belt running between Southeast 30th and 39th streets.

"Inner Belmont and Morrison are on fire," Sweitzer said.

Like Wier, Sweitzer is counseling tenants to expect rent increases when their existing leases expire. For long-term tenants, the hikes can be significant. A retailer coming off a five-year lease can expect a 5 to 10 percent bump in rents. For one coming off a 10-year lease, that could double to 20 percent.

"The market has so matured," he said.

In the Pearl District, where retail space leased for $19 or so a square foot just 10 years ago, landlords can easily command rents in the $30 and over range. Other urban neighborhoods have followed the same path, with rents rising from the low teens to the mid $20s.

Investors have noticed the solid performance, said Michael Kapnick, senior investment associate with Marcus & Millichap's Portland office. The firm specializes in investment sales.

"Retail remains the darling of real estate investors," he said.

Investors are willing to take low returns to acquire well-situated retail real estate, Kapnick said. In Portland, a well-leased building in a solid location would sell with a capitalization rate of about 6.5 percent, referring to the rate of return on the investment. Trophy properties might command a lower rate while properties needing work might go for 7 percent.

Kapnick said a mix of buyers drives demand. So-called 1031 buyers -- investors looking to avoid capital gains taxes by reinvesting real estate profits -- continue to dominate the field.

And though there is considerable turmoil in the capital markets, Kapnick said it hasn't had a negative impact on sales, yet.

"We've seen life insurance companies and even local banks step up and fill the void that a lot of the conduit lenders left," he said. "I haven't seen deals failing because of an inability to get financing."

wculverwell@bizjournals.com | 503-219-3415

http://portland.bizjournals.com/portland/stories/2007/12/03/story3.html?t=printable

[downtownpdx]

The Casey's corner street-level space is now Caffe Umbria -- just went by today and it looks pretty cool inside. It didn't come across as an overly trendy, "see-and-be-seen" spot that can dominate the Pearl District, but just a cute, cozy cafe.

Also, walked by the corner of Park and Alder and noticed the space that used to hold Broadway Bagels is undergoing renovations. This downtown corner has been empty for quite a while, and it'll be nice to see what the redevelopment brings. Unfortunately, looked like the two neighboring storefronts, a bead shop and a sub sandwich shop, closed and are having their walls torn out to join the new space. I just think it's too bad b/c I'd rather see like 5 or 6 retailers lining a block, rather than just 2 or 3 -- gives the area more vibrancy and diversity. Not groundbreaking news :), but just thought I'd post this because I walk by this area almost every day, and wondered what was holding back the retail on a pretty well-traveled block. Should be nice when it's done.

[SpongeG]

i guess the Ruehl store has opened now in Washington Square? it was set to open in December

they got one before Seattle did!

[pdxman]

ugh washington square...

[Dougall5505]

NW 14th and Overton
http://www.portlandonline.com/shared/cfm/image.cfm?id=177677
Proposal:The applicant is requesting Design Review approval for a warehouse renovation, which will include a new façade along the NW 14th and Overton Street frontages. The current use of the structure is a recycling plant, the proposed new use will be retail commercial. No alteration is proposed to the footprint or height of the building. A mezzanine will be added to the interior for mechanical and circulation needs. Concurrent with the proposal will be new sidewalk treatment along the perimeter of the site to meet PDOT River District Right of Way standards. The applicant proposes a new glass base to cornice storefront walls, new metal roofing, corner- oriented retail entrance, and full seismic upgrade. The color proposed for all window frames and storefront frames is silver anodized finish. All glass is proposed to be clear low e-glass. Structural bays at each end of each façade will be polished face concrete masonry units.


http://farm3.static.flickr.com/2181/2114274452_d193813140_o.png

http://farm3.static.flickr.com/2227/2114274404_c0365fa847_o.png http://farm3.static.flickr.com/2358/2113496565_4cca76484c_o.png

[PacificNW]

⤉ I like it so far....

[MarkDaMan]

New numbers prove that Portland lacks retail space
Portland Business Journal - by Wendy Culverwell Business Journal staff writer

It would take nearly two additional Washington Square malls to bring the Portland area up to the national average for shopping center space.

Local civic and business leaders, not to mention commercial real estate brokers, have long observed that Portland has fewer shopping outlets than comparable cities.

Now, Cushman & Wakefield Inc. has the numbers to back it up.

Based on the current population of the greater Portland area, including Vancouver, Portland needs 2.4 million additional square feet of shopping space just to catch up with the national average.

The brokerage house found that metro Portland has about 9.8 feet per square feet of retail space per resident, 1.1 square feet below the average of 10.9 square feet.

The deficit certainly helps explain the spate of major retail developments popping up across the region.

CenterCal Properties has plans for a 650,000-square-foot shopping center at Oregon City, while the aging mall in Vancouver is getting a facelift. A team of Portland developers has acquired Evergreen Field and will transform the old airstrip into a major retail center.

Clackamas Town Center recently completed a 250,000-square-foot expansion while the Ikea-anchored Cascade Station center is nearing completion at Portland International Airport, and Washington Square added 100,000 square feet of new space less than two years ago.

At 1.3 million square feet, Washington Square represents a little more than half the theoretical missing space.

Factor in the number of people expected to move to the area by 2012 and the shortage gets worse: Forecasters estimate 145,000 new residents in the metro area by 2012. They'll support an additional 1.5 million square feet of retail space.

Matt Johnson, a research associate at Cushman & Wakefield, said the figures represent neighborhood and community shopping centers, where the vast majority of spending takes place. It doesn't necessarily include mom-and-pop type locations.

"We're definitely underserved," said Lisa Fisher, a director in the Cushman & Wakefield office who works with retail customers.

Fisher and partner Anne Hecht agree the shortage is especially obvious with national retailers who have begun to notice to Portland's above-average population of 25- to 34-year-old creative class residents with high-spending lifestyles to maintain.

"There are some new national retailers that are considering Portland," Hecht said.

Strike Holdings LLC, a New York-based entertainment concept built around upscale bowling, is a client in search of the right location to set up shop in Portland.

The company needs 30,000 to 40,000 square feet for its luxury bowling centers.

"If they were to try to come here to land today, it would be hard for them to find everything to fit their criteria," Hecht said.

Instead, Strike is looking to new development and won't arrive for at least two to three years, she said.

"Its the old story that they can't find a large enough floor plate," she said.

wculverwell@bizjournals.com | 503-219-3415
http://portland.bizjournals.com/portland/stories/2008/02/25/story11.html?t=printable

[MarkDaMan]

I don't know who or what this is, but maybe someone here does and is interested?

Retail news

* Luxury retailer Kate Spade will open its debut Northwest store in Pioneer Place on May 14. The 1,447-square-foot store will be on the street level of the downtown Portland shopping center's Atrium Pavilion. It will feature all Kate Spade lines.
http://portland.bizjournals.com/portland/stories/2008/02/25/story12.html

[downtownpdx]

The upscale local clothing shop Mercantile just re-opened on the corner of Park and Alder downtown, after moving from the future Park Ave. West tower block. According to portlandalliance.com, it's 7,000 sq. feet and designed by Ankrom-Moison. This corner is way improved from the Broadway Bagels days, at least visually...pretty swanky looking now.

With the Cornelius (Alder Park) Hotel redevelopment across the street soon, along with all the other nearby construction, the 'Midtown Park Blocks' is getting some much-needed TLC. I love the narrow, European-feel of these streets.

[RED_PDXer]

New numbers prove that Portland lacks retail space

It would take nearly two additional Washington Square malls to bring the Portland area up to the national average for shopping center space...

Strike Holdings LLC, a New York-based entertainment concept built around upscale bowling, is a client in search of the right location to set up shop in Portland.

The company needs 30,000 to 40,000 square feet for its luxury bowling centers.

"If they were to try to come here to land today, it would be hard for them to find everything to fit their criteria," Hecht said.

Instead, Strike is looking to new development and won't arrive for at least two to three years, she said.

"Its the old story that they can't find a large enough floor plate," she said.

wculverwell@bizjournals.com | 503-219-3415
http://portland.bizjournals.com/portland/stories/2008/02/25/story11.html?t=printable

God.. we don't two more Washington Squares. We need one less. I strategically avoid the shopping centers we DO have. They say we have a "shortage". What a joke.

It's places like "Strike" that make me avoid such locations. They have their "criteria" that they push for regardless of the local market. Why don't they try looking at what makes Portland tick and who these people living here are instead of just looking for demographics and $$ and pushing their floorplates on us. Sorry for the rant. I hate only the vast majority of corporate retailers.

[zilfondel]

Ironically, we have that new huge bowling arena that just opened up on Belmont. I think they have what, 24 lanes or something?

Too bad I loathe bowling. Oh wait, no it's not! :P


==================

Why don't they try looking at what makes Portland tick and who these people living here are instead of just looking for demographics and $$ and pushing their floorplates on us. Sorry for the rant. I hate only the vast majority of corporate retailers.

Funny that I didn't hear this argument when plans for the new Neiman Marcus and H&M were rolled out...
Hell, the Rudy's barbershops, which I really like, is a Seattle import. :yuck: (just kidding)

[pdxman]

Neiman Marcus?? Wha? I haven't heard about that.

[zilfondel]

^ Just a rumor I heard from other people on this board. I guess its not happening after all?

Oh well, me and my failing memory!

I just think its funny when people promote one chain over another. Sort of like.. IKEA! (hey I love it - and despise other big-box)

I suppose its all part of what kind of quality we want here, although I would be 100% banning any store from having a footprint greater than 40,000 sq feet per level.

[sopdx]

There's a big difference in retail located in the city and in the suburbs. As downtown starts to pick up. I suspect we'll start to see more upscale retail moving in. Although there are currently no plans that have been made public about Neiman Marcus coming in. I'm sure we are on their radar and will be here within 5 years. Not sure if that's good or bad, I know I certainly can't afford shopping there.

[SpongeG]

I don't know who or what this is, but maybe someone here does and is interested?

Retail news

* Luxury retailer Kate Spade will open its debut Northwest store in Pioneer Place on May 14. The 1,447-square-foot store will be on the street level of the downtown Portland shopping center's Atrium Pavilion. It will feature all Kate Spade lines.
http://portland.bizjournals.com/portland/stories/2008/02/25/story12.html

kate spade is related to david spade

anyway she started out designing hand bags and now designs loads of things from hand bags, baby stuff, dishware, shoes, jewlery, perfume etc etc - all higher end yet quirky - cult following

her mens stuff is called Jack Spade

love her and her stuff

http://images.evalu8.org/images/kate-spade.jpg

[designpdx]

From kgw.com:

Columbia Sportswear re-opening downtown store

12:01 PM PDT on Thursday, April 10, 2008

By TERESA BLACKMAN, kgw.com Staff

Columbia Sportswear’s downtown flagship store is re-opening after a three-month closure for major remodeling.

“We are excited to offer Portland shoppers and area visitors a newly redesigned retail location that better reflects the evolution of the Columbia Sportswear brand, provides access to more of our products than anywhere else and offers an unrivaled outdoor shopping experience,” said Kerry Barnes, vice president of retail.

In addition, Mountain Hardwear Inc., is opening its first retail store on April 11th.

“The store will allow consumers to see the full extent of our product in an environment that represents our brand from entrance to check out,” said Mike Wallenfels, president of Mountain Hardwear and Montrail.

Since 2007, downtown Portland has experienced a significant investment by both local and national retailers, totaling nearly $193 million. This investment is also supported by the new $208 million transit mall and light rail project.

“Downtown Portland keeps getting better and better thanks to smart planning by our elected officials and ongoing efforts to recruit and retain local and national retailers,” said Sandra McDonough, President and CEO of the Portland Business Alliance. “It is our goal that this trend will continue as more retailers and restaurateurs look to downtown Portland as the market they need to be in.”

Columbia Sportswear will mark its grand re-opening with weekend festivities including a $500 shopping sprees and an appearance by NASCAR star Geoff Bodine.

Also as part of its grand reopening, Columbia Sportswear plans to donate 10 percent of all sales made between April 11 and 30 to Start Making A Reader Today also known as “SMART.”



From mountainhardware.com:

Press - Mountain Hardwear Opens First Flagship Store in Portland, Oregon

Breaking News from Mountain Hardwear

Mountain Hardwear Opens First Flagship Store in Portland, Oregon

Press Release

New retail location will showcase the Mountain Hardwear brand, the broad product range, innovation and local partnerships

RICHMOND, Calif. (April 10, 2008) – Mountain Hardwear Inc., a leading mountaineering, outdoor equipment and clothing company, today announced the opening of the company’s first retail store. Located in downtown Portland, Oregon, the 3,000-square-foot store showcases the largest selection of Mountain Hardwear apparel and equipment and Montrail footwear in the world.

“The store will allow consumers to see the full extent of our product in an environment that represents our brand from entrance to check out. In addition to being a dedicated mountaineering brand, we are also an active supporter of the environment, getting youth active, and mountain culture. Through promoting these values in the store, we believe that we can elevate our overall brand in this influential mountaineering market,” said Mike Wallenfels, president of Mountain Hardwear and Montrail.

As part of the opening celebration, Mountain Hardwear will donate 10 percent of sales for the entire month of April to Multnomah County’s Friends of Outdoor School, which supports week-long outdoor education camps for all sixth grader students in one of Oregon’s largest counties. In addition, Mountain Hardwear solo adventurer and big wall climber, Mike Libecki, and Montrail endurance runner, Matt Hart, will be in attendance to meet customers and host in-store presentations.

The store design, by Portland-based 2 Hemispheres, incorporates the building’s original wood floors and brick walls juxtaposing them with industrial style details and fixtures to enhance the Mountain Hardwear brand image. Included in the store is a resource center for customers including a comfortable meeting area and a computer kiosk with links to outdoor clubs and non-profit organizations. “Our vision for the Mountain Hardwear store is one where it becomes a meeting place for the local outdoor community as they prepare for their next adventure,” Wallenfels continued.

[MarkDaMan]

hmmm, just skimmed the article, but does it say where it is going to be located?

[PacificNW]

I think around the corner from Columbia Sportswear.....700 block of Taylor.

[pdxman]

:previous: Correct. The official address is 722 SW Taylor.

Check this site out for renderings of the store: http://blog.mountainhardwear.com/2008/04/mountain_hardwear_portland_sto.html

It's amazing to see what a hotbed portland is for outdoor stores. REI, Nau, Columbia, The North Face, Icebreaker, Mountain Hardwear, Patagonia plus the many other local outdoor specialist retailers. I know I'm missing another one...

[Downtown_Gal]

Does anyone know what store will be going into Pioneer Place now that the Sharper Image is gone?

[pdxman]

I believe its Juicy Couture. http://www.juicycouture.com/ Another high end boutique of sorts.

[dkealoha]

I believe its Juicy Couture. http://www.juicycouture.com/ Another high end boutique of sorts.

I think Juicy Couture is going into a different space that is all blocked off with a big sign.

[Downtown_Gal]

Juicy is already open in another spot. As is the new Bestey Johnson store.

[downtownpdx]

I would hope an H&M maybe :) ... but that space is way too small. I'd rather H&M open somewhere outside the mall, anyway, like on 4th betw. Morrison and Alder (formerly Famous Footwear).

[2oh1]

Any updates on Cascade Station? I read that a Target is coming - but when? I'll be glad to have them on a MAX line. Aside from Ikea and Best Buy, what else has opened or is on the way?

[CouvScott]

Any updates on Cascade Station? I read that a Target is coming - but when? I'll be glad to have them on a MAX line. Aside from Ikea and Best Buy, what else has opened or is on the way?

I just passed by that site today and the Target site is in the excavation stage.

[2oh1]

Anyone else catch the story on the news yesterday about the owners of Pioneer Square mall (and Clackamas) preparing to possibly file for bankruptcy?

http://www.oregonlive.com/newsflash/index.ssf?/base/business-1/122728137618700.xml&storylist=orlocal

[Downtown_Gal]

I heard they had to pay by December 1st but haven't heard anything else... anyone else?

[edirp]

Printed from PlainVanillaShell.com - Built to Suit the Retail Real Estate Industry

General Growth Properties gets loan reprieve

By ALAN ZIBEL (AP Real Estate Writer)

December 1, 2008


WASHINGTON - Troubled shopping mall owner General Growth Properties Inc. is getting a two-week extension on $900 million in debt that had been scheduled to come due last week as the company works to stave off bankruptcy and negotiate longer-term extensions with lenders.

The mortgages cover two malls, Fashion Show and Palazzo, located in Las Vegas, the company said late Sunday. Shares fell 12 cents, or 8.7 percent, to $1.26 in morning trading.

Chicago-based General Growth Properties, the nation's second-largest shopping mall owner, has been hit hard by the deteriorating U.S. economy and problems at struggling U.S. retailers. Analysts are unsure whether new managers, installed in late October, will be able to solve the company's problems.

The company last month hired law firm Sidley Austin as an adviser as it struggles to refinance its staggering debt. The company said in a Securities and Exchange Commission filing last month that it faces nearly $3.1 billion in maturing debt next year, and warned that inability to refinance that debt "raises substantial doubts as to our ability to continue as a going concern."

Deutsche Bank analysts Lou Taylor and Vin Chao predicted Monday that the company will likely receive a longer-term loan extension, rather than default, allowing General Growth to sell off assets or obtain new corporate-level financing.

"Given the financial markets, it's impossible to determine when this will occur and at what price," they wrote.

General Growth has a stake in more than 200 shopping malls in 44 states. It is trying to sell its Las Vegas locations.

Shares of General Growth have lost 91 percent of their value since the end of September, amid concerns about the real estate investment trust's ability to sell debt, and turmoil in General Growth's executive ranks.

Last month, the company reported disappointing third-quarter results and cut its year-end forecast, weeks after the mall owner's board removed its chief executive, president and chief financial officer. Their ouster came after the company disclosed that former CEO John Bucksbaum's family trust provided $90 million in personal loans to cover margin debt for the former chief financial officer and president.

General Growth's struggles come amid growing concern about the debt tied to commercial properties. About $20 billion will be due next year, covering everything from office and condo complexes to hotels and malls.

The retail outlook is particularly bad. Circuit City Stores Inc. and Linens 'n Things have sought bankruptcy protection. Home Depot Inc., Sears, Ann Taylor and Foot Locker are closing stores.

California, New York, Texas and Florida - states with a high concentration of commercial mortgages in the securities market, according to Fitch Ratings - are particularly vulnerable. Texas and Florida are already seeing increased delinquencies and defaults, as are Michigan, Tennessee and Georgia.

---

AP Business Writer Stephen Bernard contributed to this report.

[IHEARTPDX]

Wasn't there talk of some entity buying those pioneer place and building a tower in its place?
I would love to have all that retail at street level spread out across downtown...yes i know it's impossible at the moment but i would love to see that any way...some of the massive parking structures downtown could be replaced with towers and proper retail at its base...and if the city would tax surface parking lots so that it's more profitable to build on them than to leave them as parking lots we could see an adequate amount of retail, office, and housing space in the downtown core replace the mall. On that note...i wouldn't mind seeing Lloyd center go bye bye as well...the city could convert that space to greenspace with a new museum possibly.

[nobody]

Pie in the sky but I would love to see those things as well.

[65MAX]

Lloyd Center isn't going anywhere anytime soon, and I don't think the mall is bad. I'm not sure why you would want to replace perfectly good retail space with another park anyway. What they CAN do though is have storefront retail along the entire Multnomah Ave (south) side so that the mall has a better relationship to Holladay Park and the neighborhood in general. It doesn't have to be so fortress-ey.

Regarding Pioneer Place, the rotunda block (with the theaters on top) was designed to support a tower above it at some point in the future, if they wanted to add on later. There's no need to tear it down. Again, I'm not sure why you would want to tear out perfectly good retail space.

[PacificNW]

Yup, it is the rotunda/theater block that was designed so that a tower could be incorporated at a later date. I, too, question the need to tear down these malls. I have always thought both Lloyd and Pioneer Place could redesign their street level stores so that they had sidewalk entrances.

[IHEARTPDX]

I just don't like malls...I think part of the vibrancy of city life is having retail at street level, not concentrated in a mall. There are also tons of restrictions on what type of store you could open in a mall, so it pretty much excludes smaller, new businesses. If all of those retailers in the mall were at street level and spread out within a 10 block area, there would be opportunity for myriad small, local businesses to open in and around those bigger stores, more people on the street, more opportunities for restaurants to open up near these retailers and a chance at having a more vibrant CBD.

[llamaorama]

You know multi-level urban malls in downtown settings can fail easily. They are vulnerable to high vacancies on the upper levels when shoppers don't bother going to those levels. With enough competition from street-level shops people won't even set foot in the door anymore. Without external visibility the rents will drop

I think focusing public effort on improving the street experience takes priority, let the retail free market sort itself out.

[65MAX]

Malls are not all bad. They provide the variety and critical mass of retail that a lot of people want when they go shopping. As long as they are accessible by mass transit and integrate well into their surrounding neighborhoods, I see nothing wrong with them.

I think Pioneer Place is a vital part of downtown's retail environment. Remember, a lot of the stores there open right onto the sidewalks, they're not walled off from the rest of downtown.

[bvpcvm]

Remember, a lot of the stores there open right onto the sidewalks, they're not walled off from the rest of downtown.

they do? i can't think of a single one.

i have to agree with IHEARTPDX, we'd be better off with retail on the street. the one advantage of the mall is the chance to escape the rain on occasion.

[zilfondel]

I think that Pioneer Place Mall is a special example... and very carefully designed. However, they should have allowed the stores to open onto the sidewalk and not wall it off like they did. However, the design would not work if the blocks were larger, like the Salem Center Mall in Salem, which completely killed off all street activity.

Has anyone ever checked out those old courtyard mall historic buildings downtown? Some of them pack in some very interesting little shops that NOBODY even knows exist! Kind of sad, really... they used to be very popular back at the beginning of Portland's history. However, there are maybe 1/5 the number of people downtown than there used to be, so...

We just don't have the activity and density to support it all, I believe. We need a lot more people downtown!

[zilfondel]

Lloyd Center, on the other hand, needs a lot of help. It just kills off that whole section of the city.. with that terrible streetwall parking garage.

I bet the architects thought they were being clever, too, by having a colonnade along the street. But man oh man, does it ever make it difficult to find the entrance (!!!!) and kill off any opportunity for street activity.

Needs a billion-dollar overhaul, thats, for sure. And I think its gonna be a few years before thats remotely possible...

[65MAX]

they do? i can't think of a single one.


Well, off the top of my head....

Tiffany
Macaroni Grill
Saks (the women's store)
the other Saks (the men's store)
Louis Vuitton
Coach
J Jill
the entire food court

I believe there are a couple more PP stores that open directly onto the sidewalk, but just those few are pretty damn good. There is no way you can convince me that Pioneer Place is "walled off" from the rest of downtown.

It might help to think of it as one very large department store. It just has a wider selection of brands than Macy's or Nordstrom.

[Okstate]

^ Even with that (unimpressive) list... Wa. Square STILL has more storefront entrances. I would hardly consider Tiffany, Mac Grill, or Saks to be in the same league as the actual stores in the "mall". What restaurant in the food court has direct access? All i can think of is the entrance where you descend an escalator...which is even less "in your face" from the street than that of the other stores.

[bvpcvm]

^ no kidding, the food court doesn't open up onto the street! as okstate said, tiffany/macaroni grill and saks, while technically part of the whole development, aren't located in the mall to begin with. others? i'm drawing a blank on coach, but j. jill - yes, it has an entrance, but you enter into the back of the store. the store faces the mall. you can tell that they were stuck with an entrance and couldn't close it off entirely, but definitely wanted to. no, pioneer place is definitely walled off from the city.

[downtownpdx]

I agree it would be ideal to open up some of the storefronts of Pioneer Place -- it feels especially walled-off in the rotunda block on the east side.

But the idea of a mall is ok with me just because I think it serves the purpose of critical mass. Grouping dozens of retailers together on a couple blocks draws people to the center of downtown, who walk the streets and bring vitality to the surrounding area.

I have a hard time imagining, (as much as I would like to see this), all the shops of Pioneer Place spread out across downtown. Much of the existing streetside retail probably exists simply because of the draw of Pioneer Place. It acts like kind of an anchor, and then the spill-over activity makes the nearby streets more attractive. ...I wonder who'll move into the former Shoe Pavilion space? It's a weird spot, huge and mostly underground.

[PacificNW]

↑ Maybe one of the national "theme" cafe's like the "Rainforest Cafe".....Food isn't great but it does bring in the crowds and it doesn't need storefront windows for people and their kids to find it.......

[65MAX]

^ Even with that (unimpressive) list... Wa. Square STILL has more storefront entrances. I would hardly consider Tiffany, Mac Grill, or Saks to be in the same league as the actual stores in the "mall". What restaurant in the food court has direct access? All i can think of is the entrance where you descend an escalator...which is even less "in your face" from the street than that of the other stores.

Wasn't trying to impress anyone. BVPCVM couldn't think of a single store that opened onto the sidewalk. I was just listing the ones that do. And yes, Tiffany and MacGrill, while part of Pioneer Place, aren't directly connected to the mall, but both Saks most definitely are. Also, the sidewalk entrance to the food court at Fifth and Taylor is used by thousands of people every day (including myself). I'm not sure about "in your face", but it's absolutely well-designed and heavily used.

[Okstate]

I hope its OK if I consider that list unimpressive no matter your intention upon posting the info.

[downtownpdx]

↑ Maybe one of the national "theme" cafe's like the "Rainforest Cafe".....Food isn't great but it does bring in the crowds and it doesn't need storefront windows for people and their kids to find it.......

Right -- or a Cheesecake Factory or something? If it's gonna be a chain it might as well draw the crowds. I don't think Shoe Pavilion really hit the mark in that category.

I like Nordstrom Rack's new(ish) digs but I miss the old location a bit, just b/c now that corner lacks the intensity it once had. The Rack pulls in a ton of people, and there was also an adjacent high-end shoe store ... then they just tore out the wall, and made it into one huge space that now sits empty. I know something will move in before too long, but I really like a bunch of smaller retail spaces over the huge ones that take up so much street frontage when they're vacant.

The new Mercantile shop at Alder and Park, as attractive as it is, did the same thing -- tore out a couple retail spots to make room for a big one. Just diminishes the character and variety of downtown's streetscape a bit, I think, but I realize many retailers need larger spaces to be viable.

BTW what the hell is keeping H&M from moving in, (despite the crap economy?) :) There are several perfectly good spots waiting for them...

[bvpcvm]

rainforest cafe... i sincerely hope you're kidding. same goes for cheesecake factory. the faux-stucco and robotic service are the last thing i want to see downtown.

on the other hand - i guess this is an instance of "my fascist retail chain is cooler than yours" - i'd love to see H&M in town. after several visits to H&M in SFO i've found myself regularly checking their facebook page for an announcement of a store here. it can't be long - there are already 3 in seattle...

[downtownpdx]

^^^ I agree, I wouldn't be too excited about either of those in Portland... just saying if it's gonna be a chain it oughta be something that draws foot traffic. But I honestly don't wanna see a Las-Vegasization of downtown.

Not to beat a dead horse, but seriously why THREE H&M's in Seattle and not one here??? I know of the Southcenter and downtown stores, but not the third. I have a feeling they would do ok here. :rolleyes:

[pdxman]

I too am looking forward to the day when H&M opens in portland-whenever that may be...That corner spot, which downtownpdx mentioned, would be great as well as the space next to it thats wedged between ross and the corner. To me that space would be perfect with its 2 story layout and potential for a broadway-esque sign out front.

[65MAX]

I hope its OK if I consider that list unimpressive no matter your intention upon posting the info.

Perfectly OK, Ok(state). 'Nuff said.

[PacificNW]

Geez,....the Rainforest Cafe is great for the kids to see and visit even though their food is crap. Cheesecake factory is good for the "home cooking portions" and attracts people visiting from out of town. Again, their food isn't anything special. I realize these type of places don't appeal to "the finer, acquired tastes" of those living in the city but, I feel, the city can offer something for everyone to make it a healthy, thriving, and attractive place to visit for all tastes and lifestyles. These types of places, like H & M, etc. bring people to downtown. If you guys don't want national chains downtown maybe Nordstrom, Saks and Macy's shouldn't be there either...and then think what kind of downtown Portland would be. IMO, there are many "local" options for the choosing which offer uniqueness to the downtown. BTW, the other H & M in Seattle is at University Village.

[2oh1]

PacificNW: I couldn't agree more.

I don't go to Macaroni Grill, but I'm glad it's there and doing well. If a Cheesecake Factory opened downtown, I would be happy to have it around. The more we can bring people TO downtown, the more money those people will bring with them. If we only cater to those of us who live downtown, we discourage future businesses we'd prefer by limiting the amount of money flowing in. People who eat at Cheesecake Factory are likely to be shoppers.

I really hope that when H&M comes to Portland, they choose a space downtown rather than in a mall. Love them or hate them, they're a destination for shoppers. I'd rather see them bring shoppers into downtown than help pull Portlanders out to the burbs.

The old Famous Footwear spot would be perfect for an H&M.

[Okstate]

I woulnd't mind having a Flemings Steakhouse while we're on the subject of chains.

Off topic- When does a "chain" become unpopular by Oregon standards. I mean if Stumptown started branching out exclusively to Oregon, Idaho, and Washington, would all the (locals) stop their patronage immediately? Or if the corporate office is homebased out of Oregon then "chains" aren't bad anymore???

[PacificNW]

↑ Good question... I think a mix of national and local is a good thing.

[rsbear]

Off topic- When does a "chain" become unpopular by Oregon standards. I mean if Stumptown started branching out exclusively to Oregon, Idaho, and Washington, would all the (locals) stop their patronage immediately? Or if the corporate office is homebased out of Oregon then "chains" aren't bad anymore???

No one on this forum can possibly answer this question because no one here can speak for all Oregonian's as to their "standards". But you'll likely get a number of individual responses by folks reporting their standards.

[Okstate]

^ You're telling me there is no medium by which all Oregonians tune into to better gauge one another?:shrug: How disappointing. There is always a very simple, unscientific monitor ingrained into my head that tells me what will or will not fly in Oklahoma...call it my Okie-gauge. Then again, the Oregonian set comes with a lot more pieces than my Okie folk.

For example-

Would Okies like the idea of a Bass Pro Shop being enticed by TIF for urban renewal in OKC?

Okie-Gauge intuition says: Sounds great, lets get this project going yesterday

[zilfondel]

I woulnd't mind having a Flemings Steakhouse while we're on the subject of chains.

Off topic- When does a "chain" become unpopular by Oregon standards. I mean if Stumptown started branching out exclusively to Oregon, Idaho, and Washington, would all the (locals) stop their patronage immediately? Or if the corporate office is homebased out of Oregon then "chains" aren't bad anymore???

There are a couple different views on chains in Portland and why some Portlanders don't like them. Here's a few reasons you may find people using:

1) supporting local businesses, keeps money in the local economy, rather than the profits going to anonymous shareholders out of state and out of country

2) local businesses, rather than corporatized chains, tend to be more independent and unique. Authenticity is highly valued in Portland, particularly when it comes to business owners trying to cater a product to the people here, rather than a generalized national consumer identity

3) local businesses are usually more responsive to the community, and are viewed as fitting in better to the local environment. Particularly relevant are issues of social responsibility and environmental awareness.

4) local businesses are usually viewed as offering a higher quality product, food, service, etc - as they have to compete with larger companies

5) perhaps most importantly, is the identity issue. Many, many Portlanders view themselves as different than the rest of the country, and thus identify with companies that aren't just a clone of every other company out there.


Just thought I'd throw those out there as I realized not everyone are aware of them.

One interesting story is a Seattle coffee equipment mfgr sold out to Starbucks; Stumptown (a local company) stopped using their coffee brewing equipment as they were viewed as 'selling out to the enemy.' LINK (http://blogtown.portlandmercury.com/2008/03/stumptown_to_abandon_clover_co.php)

[zilfondel]

I should probably add that there is a huge DIY community and mentality in the city... it gets kind of ridiculous sometimes. We have one of the highest % of self-employed workforce in the entire nation.

Yah for consulting work.. :P

[PacificNW]

↑ Then with that reasoning Macy's, Nordstrom, Saks, the Gap, Regal Cinema's, etc. should close up shop downtown Portland. I have worked in the private sector and for corporate chains. One area(s) our smaller, non corporate, retail competitors couldn't come close to match, (in my career field) was a employer paid comprehensive health care plan, 401k, pension, holiday, vacation, paid family leave, illness recovery pay. The latest in technology and paid advanced training....just to name a few general differences. That is why I sold my private enterprise many, many years ago.

What I do like about Portland (and I have lived in many larger American cities in comparison) is that PDX has a healthy mix of national and local business. Many of the larger American cities don't have either anymore.

I take it that people who shop in downtown Portland (who are against the national chain presence) would not step foot in a national chain???? I don't believe that for one moment.

[Okstate]

I know there is no way of measuring this but it would be incredibly interesting to do a survey on all Portlanders to weather they are 1. local loyalist 2. criss-crossers or 3. Chains are successful for a reason...people. Obviously the local loyalist people would be faaaaaar outnumbered but when compared to other cities in America, that's where it would be interesting.

Thursday tantrum FYI: Oregon is the 4th or 5th lowest per capita state in the U.S. to have fast food restaurants. Colorado was number one with the least per capita.

[zilfondel]

OK: Aah, you're in Eugene! I understand now.

There really isn't much of ANYTHING going on there, huh? At least there's the High St Cafe, and some good breakfast spots along 13th ave next to the UO bookstore. The Caspian? Is it still there? They had great french toast, with nuts, if I recall.

But yeah, glad I moved to PDX. :P

[zilfondel]

↑ Then with that reasoning Macy's, Nordstrom, Saks, the Gap, Regal Cinema's, etc. should close up shop downtown Portland. I have worked in the private sector and for corporate chains. One area(s) our smaller, non corporate, retail competitors couldn't come close to match, (in my career field) was a employer paid comprehensive health care plan, 401k, pension, holiday, vacation, paid family leave, illness recovery pay. The latest in technology and paid advanced training....just to name a few general differences. That is why I sold my private enterprise many, many years ago.

What I do like about Portland (and I have lived in many larger American cities in comparison) is that PDX has a healthy mix of national and local business. Many of the larger American cities don't have either anymore.

I take it that people who shop in downtown Portland (who are against the national chain presence) would not step foot in a national chain???? I don't believe that for one moment.

Thats not what I meant. I live in SE; many of the people I know in my neighborhood never even go downtown. Maybe once a month, apparently (I go all the time). There are a ton of stores, bars, and such that offer alternatives (ie, Hawthorne). People actually shop there. This is a city, after all, where 1/5 of the population considers themselves a skateboarder. :koko:

This doesn't really exist on the west side of pdx, nor any of the burbs. Its primarily a SE/NE/NoPo phenom - and not just with hipsters.


Disclaimer: These are just anecdotal observations, and do not necessarily reflect my own opinions. I'm just trying to distill down what I have observed and picked up from what seems to be the general sentiments in Portland. And I am not a hipster. :haha:

[Okstate]

Zilf: Caspian is still around. I've only been to the Mcmenamins bordering the river (Willamette of course) & East 19th St. Cafe which is steps away from my front door. My family is moving to PDX Jan. 1st. I'm actually writing this from my new digs currently. Oh & Studio One has the best breakfast IMO.

As for retail: I am all about doing it smart rather than being concerned with who it is that locates there. Most adult individuals should be intelligent enough to know which side of the game they are on as far as where they eat, shop, live & play...that's their prerogative Our only role should be to make it more enticing to cross over into the side of supporting smart growth development, which I think most of us are advocates on here. People are yearning for smart development they are just not presented with enough options (although in Portland there are a few). Why do you think so many people visit Europe at some point in their lives? The historical aspect? Give me a break, most people could care less for history & want to be in a culture that has embraced a street-level vibe incomparable to what's back at home, wherever that may be. Give me a good balance between local & chains developing by smart growth methods & i'd be a happy guy. http://en.wikipedia.org/wiki/Smart_growth

[RED_PDXer]

Ughh.. this argument is old and tiresome.. shop where you want. end of story.

I'll shop at local stores where possible, you shop wherever you damn well please. If you enjoy the mundane, go to the Gap, Stanford's, and Safeway..

[PacificNW]

↑ Cheap shot.....I didn't realize you were a "moderator" who could "end of story" and then "add" your own view: "If you enjoy the mundane, go to the Gap, Stanford's, and Safeway.."

[IHEARTPDX]

I have a hard time imagining, (as much as I would like to see this), all the shops of Pioneer Place spread out across downtown. Much of the existing streetside retail probably exists simply because of the draw of Pioneer Place. It acts like kind of an anchor, and then the spill-over activity makes the nearby streets more attractive. ...I wonder who'll move into the former Shoe Pavilion space? It's a weird spot, huge and mostly underground.

I could see pioneer place thriving with half or even a third of the space it has (and without the underground aspect as well). That area of downtown streetlife is not as vibrant as it could be, there have been storefronts adjacent to PP that have been vacant for years...and as i have said before i think malls, especially if they are too big and cavernous, act as blackholes rather than magnets. All the potential streetlife is sanitized and housed indoors. I have never read a study or seen any evidence of a mall improving streetlife or adding to the social fabric that makes up a city's "energy" or "feel".

[65MAX]

I have never read a study or seen any evidence of a mall improving streetlife or adding to the social fabric that makes up a city's "energy" or "feel".

Anyone who has lived here since pre-Pioneer Place knows that this particular mall was a huge shot in the arm to downtown retail. It helped solidify downtown as the region's premiere shopping destination. Plus, a lot of the stores in the mall would only be downtown in a mall setting because they need the critical mass to be successful. They typically would not open a stand-alone store.

[Okstate]

^ I'll second that. I can't attest to the "energy" or "feel" but what city doesn't have a mall while simultaneously having an abundance of retail? I really am asking b/c I don't know.

[zilfondel]

Ugh, all I meant was to help inform anyone who didn't know some of those sentiments in Portland. I wasn't trying to push any ideologies or anything...

Keep Portland Weird and all that, but lets not hate, ok?

[MarkDaMan]

Historic Galleria Building in downtown Portland gets a facelift
General contractor Lease Crutcher Lewis, which is performing construction, will move in once project wraps up
Daily Journal of Commerce
POSTED: 04:00 AM PST Tuesday, December 16, 2008
BY TYLER GRAF

The Galleria Building began life as the city’s preeminent retail building. In recent years it has maintained its integrity and historical significance by continuing to attract high-end retailers, such as Brooks Brothers.

But the Galleria’s owners at the Bill Naito Co. are subtly shifting the building’s focus toward office tenants, with the second and third floors being converted to offices. This means one thing: The building needs some sprucing up to meet those new needs.

Contractor Lease Crutcher Lewis has begun interior renovation work, and will soon begin shell and core construction, inside the Galleria Building in order to modernize the 100-year-old building and boost its energy efficiency.

The Bill Naito Co. is aiming for a Leadership in Energy and Environmental Design gold designation for the interior work and hopes the remainder of the building will be LEED certified as well.

Not only is Lease Crutcher Lewis working as the general contractor on the building, it will also be its first new office tenant. The firm will occupy 10,000 square feet of new office space that it’s renovating on the building’s third story.

“What we like about the building is that it continues to be close to our design partners,” said Janice Thompson of Lease Crutcher Lewis.

The company currently resides inside the Pittock Block, a mere stone’s throw across a parking lot to the Galleria. According to Thompson, once the company made its decision to move, a couple of stipulations surfaced. First, it would have to stay close to the Central Business District. Check. Second, it would have to occupy a historical building. Another check.

Lease Crutcher Lewis’ space in the Pittock Block, on Washington Street between Southwest Ninth and 10th avenues, wasn’t cutting it due to space constraints. In the last two years, Lease Crutcher Lewis has grown by 50 percent.

“We’ve grown tremendously over the last several years,” Thompson said. “We can no longer fit inside the Pittock Block.”

In the Galleria Building, however, there is plenty of space – it just needs a facelift.

The current renovation marks the first significant scrapping of antiquated technology and scuttling of resources within the Galleria since the building was last renovated in 1975. In 2003, however, tenant improvements were made to the building, to make room for the Western Culinary Institute.

The new office space will feature an open office floor plan, offering a wider variety of amenities than Lease Crutcher Lewis currently has. The space will have conference rooms, a break room, a plan room and production space.

The centerpiece of the project, said architect Craig Rice of SERA Architects, is a more efficient mechanical system, in addition to low-VOC materials. The office will also abut the building’s central atrium, with an exposed ceiling that maximizes sightlines to its high windows, optimizing the exposure to natural daylight.

Seismic work for the building will take a year to design, due to the city’s peer review process for engineering projects. Overall, Rice expects the project to take about two years to complete.

With these changes come expectations of a broadened tenant base.

Over the years, the Galleria Building has struggled to retain tenants, despite its plum location. When Brooks Brothers and AM Living signed ground-floor leases last year, however, the Bill Naito Co. considered it a good omen.

Now the trick will be to change the Galleria’s interior – primarily by centralizing its mechanical systems, which are presently in far-flung corners of the building – so the building can attract a mix of tenant types, Rice said.

“During the retail years, three of the four corners (of the building) were used as mechanical space and one was used as a bathroom,” Rice said. “Those corner spaces have obviously become much more valuable during the office years, so all the corners are being added back to office space and we’re performing bathroom upgrades.”

Additionally, SERA plans to add bike storage and shower rooms, both to make the building more appealing to office tenants and to achieve LEED gold certification.

http://www.djcoregon.com/articleDetail.htm/2008/12/16/Historic-Galleria-Building-in-downtown-Portland-gets-a-facelift-General-contractor-Lease-Crutcher-Le

[Downtown_Gal]

From Pioneer Place:

For Immediate Release

TRUE RELIGION SET TO OPEN THIS SPRING AT PIONEER PLACE

PORTLAND, Ore., (December 16, 2008) Pioneer Place, Oregon’s premier fashion and luxury shopping center, is pleased to announce the spring 2009 opening of True Religion. The 1,662 square foot store is slated to open in March 2009 on the street level of the Rotunda Pavilion.

“This is the third first-to-market retailer announcement this year at Pioneer Place. True Religion will be joining Kate Spade, Juicy Couture and Betsey Johnson in choosing Pioneer Place as their exclusive Oregon location,” said Robert Buchanan, Senior General Manager at Pioneer Place. “Our goal is to provide our customers with the finest shopping experience in Oregon and to achieve this goal, we must continue to bring new retailers our customers want to the center.”

About True Religion
Jeffrey Lubell founded True Religion in 2002 with the intention of redefining premium denim. His vision was to make quality, American-made, authentic, timeless, great fitting, 1970’s inspired jeans wear, with a trendsetting appeal for today’s consumer. Today, True Religion Brand Jeans is known not only for denim, but also for its knit and woven sportswear, such as t-shirts, western shirts, sweatshirts and sweatpants that all have that vintage feel. True Religion’s commitment to perfect fit, timeless style and that hippie bohemian chic flare have solidified True Religion’s brand position as a leader in premium denim and casual sportswear globally. While continuing to expand True Religion’s line of jeans and sportswear, the company most recently branched out into numerous licensed products such as Footwear, Headwear, Handbags, Swimwear and Fragrance.

[Okstate]

^ nice update. We actually beat Seattle to something

[MarkDaMan]

Friday, February 13, 2009 | Modified: Monday, February 16, 2009, 12:01am
Portland leaders strive to make downtown a retail destination
Portland Business Journal - by Erik Siemers Business Journal staff writer

Using places like Chicago’s Magnificent Mile and Boston’s Newbury Street as examples, city officials are hoping to transform downtown Portland into a signature retail destination.

While downtown advocates say such efforts have been ongoing for years, a new report released this month from a city-hired consultant adds a new level of detail to the plan — and a few big ideas.

For starters, Portland-based Leland Consulting Group Inc. has identified two primary downtown corridors as the “signature retail” streets: Southwest Broadway, from Washington to Taylor, and Southwest Morrison Street from Third to 10th avenues.

At the nexus of those streets is the federally owned Pioneer Courthouse, at 555 S.W. Yamhill St., which the consultants suggested the city buy. Leland Consulting called buying the courthouse a “big idea” that would add continuity to the retail corridor by adding cultural uses such as retail, restaurants, and other attractions to the landmark building, which was built in 1869.

Whether the big ideas will fly remains an open question, but city leaders and downtown stakeholders agree on the concept of a more thriving and marketable downtown shopping district.

“The report recognizes how crucial it is to the regional economy to have a healthy downtown,” said Scott Andrews, president of commercial real estate firm Melvin Mark Property Management Co. and chairman of the city’s Downtown Vision Task Force. “You don’t have healthy neighborhoods or a healthy region if the downtown isn’t doing well.”

Mayor Sam Adams convened the Downtown Vision Task Force last fall to address concerns over the vibrancy of downtown Portland. The consultant’s report is a continuation of that effort.

Kimberly Schneider, Adams’ economic development director, said that while visiting other cities Adams became interested in the notion of downtowns with retail streets that are tourist destinations.

Leland was hired by Adams and the Portland Development Commission in December to study the best practices of five retail districts: Newbury Street in Boston, the Magnificent Mile in Chicago, the Seattle retail core, Old Pasadena in Pasadena, Calif., and Robson Street in Vancouver, British Columbia.

From that study, it offered a series of recommendations for Portland. It includes short-term goals such as revitalizing vacant storefronts with things like public art projects, advocating for increased safety measures and improve lighting.

It also offers bigger recommendations:

l The city must retain and attract locally based retailers, emphasizing Portland’s unique flavor and enhancing the city’s brand.

l The city should seek urban versions of affordable big box stores such as Target and H&M to complement downtown’s ample higher-end offerings like Brooks Brothers and Nordstrom.

l With banks occupying several key retail corners downtown, the city should seek to add “retail liner space” to bank spaces as a means of adding retail continuity throughout the district.

l Conceive a distinctive brand for the downtown shopping district and design physical gateways into signature retail streets at locations such as Broadway and Washington, Broadway and Taylor, Morrison and 10th and Morrison and Naito Parkway.

The idea of remaking downtown retail has been kicked around for at least a decade, said Vanessa Sturgeon, a member of the task force and president of TMT Development Co. Inc., which owns downtown high-rises The Fox Tower, 1000 Broadway and others.

She said property owners — a critical stakeholder for such a plan to become successful — are involved in the discussions.

Sandra McDonough, CEO of the Portland Business Alliance, said the Leland report is the latest chapter in an ongoing process.

“They all say we have a phenomenal downtown, one of the best downtowns in the country,” she said. “But that’s not something you can rest your laurels on. We had to get very strategic about how we attract and retain great retail in our downtown core.”

The so-called “big idea” of buying Pioneer Courthouse is the kind of thinking the city needs in such a big project, several officials said. But that doesn’t mean it’s a project likely to come to fruition.

“It’s not practical in that the federal government just spent a fortune upgrading it seismically and setting it up for the courthouses that are there,” Andrews said.

Dave Feehan, president of the Washington, D.C.-based International Downtown Association, said cities across the country have successfully turned downtowns into entertainment centers and brought housing back into the urban core.

But in today’s weak economic climate, most cities are stepping back from ambitious downtown retail projects.

“What we hear from a lot of people is that caution is the word of the day,” Feehan said. “If any city has a good chance of success in doing this, it’s Portland.”
Plan provides a series of steps to meet goals

Portland-based Leland Consulting Group suggests a series of short-term to long-term goals the city can accomplish in creating a signature downtown retail district. Among the recommendations:

Short-term:

l Employ a “retail stimulus package” that includes improving storefronts, hiring for the city’s vacant retail liasion position, and offer low-interest capital loans for struggling local retailers.

l Advocate for renewing the Sit-Lie Ordinance and consider other steps to improve the perception of a safe downtown.

l Retain and attract locally-based retailers to downtown.

l Attract more affordable retailers to add diversity to downtown’s high-end offerings. That could be urban versions of big box retailers like Target or TJ Maxx.

Mid-term:

l Develop a distinctive brand for a signature retail district.

l Identify signature retail territory. Leland recommends the intersecting downtown corridors of Morrison and Broadway, with a series of connecting streets as secondary retail areas.

l Improve continuity between retail streets.

l Identify catalyst sites to could spur new development and tax revenues, such as Block 216 on 10th Avenue.

l Consider alternative financing tools, such as a retail-focused Local Improvement District.

Long-term:

l Design gateways into the retail district, perhaps through a design competition.

l Consider turning Southwest Broadway into a two-way street to improve traffic flow and on-street parking.

l Improve housing options near the retail core.

esiemers@bizjournals.com | 503-219-3418
http://portland.bizjournals.com/portland/stories/2009/02/16/story1.html?t=printable

[Okstate]

Must be nice to get paid big bucks to state such obvious "goals". I swear the city officials just get bored with day to day things & say lets find an excuse to go play in several different cities & we'll call it "research" :) Don't hate the player hate the game though.

[zilfondel]

^ Hasn't the city been successful in getting a huge amount of building owners remodel their first-floor in the buildings along the transit mall? I can't believe how much micro-construction I've seen down there in the past year.

[Okstate]

I don't know if you can still access it online, but PSU has a speaker series once a week & one showcased the transit mall design explained by the "architects" of the project. It was really interesting to see how much work goes into such seemingly simple ideas. Btw my comment above was joking but it does seem so easy to say "ummm we should focus on this street...maybe perhaps a gateway entrance of sorts..maybe a design competition should be held? Oh, and a target would probably be nice."

[MarkDaMan]

I understand what your are saying Okstate, but I think that is a little flippant too.

Portland has a strong tradition of planning and executing. That's why downtown is as great as it is. Just like other cities come to Portland to view what we've done successfully, it's important our planners get out to other successful projects and see what could be brought back to Portland.

Portland does need some additions to make it a true shopping destination. I don't want it all fauxed up, but creating an identity, along with some must see attractions (think umbrella man) will make a stronger downtown.

[Okstate]

From Morrison (3rd-10th) & Broadway (Washington-Taylor):

Aren't most of those parcels already taken by "pretty stable" retailers/restaurants? I drove by there today & could only see a small amount of lease space that needs a new tenant (i.e.- doesn't currently have one or one that needs replacement)

-When/is the Ross store getting a facelift still?
-What could they be planning for the (actual) courthouse? Many separate high end retailers i guess. Does anything similar in other cities have something like this?

[PacificNW]

I seriously doubt that the old courthouse will ever become a retail center....that would be just plain wrong from an historical point, imo. I think it is the 2nd oldest federal courthouse (West of the Mississippi) still in operation. It is a recently upgraded Federal Courthouse. From wikipedia (so the following info has to be correct. :).... I am pretty sure it is): "The Pioneer Courthouse is a federal courthouse in Portland, Oregon, United States. Built beginning in 1869, the structure is the oldest federal building in the Pacific Northwest, and the second oldest west of the Mississippi River. Along with Pioneer Courthouse Square, it serves as the center of downtown Portland. It is also known as the Pioneer Post Office because a popular downtown Portland post office was, until 2005, located inside. The courthouse is one of four primary locations where the United States Court of Appeals for the Ninth Circuit hears oral arguments. It also houses the chambers of the Portland-based judges on the Ninth Circuit."