Part of the reason Labelscar exists is because tons of enclosed shopping malls have been turned inside out to plazas or lifestyle centers in the last decade, but we’ve actually talked fairly little about the results of these transformations, in part because our focus has been on preserving bits from the old versions of these centers. Sometimes the new product is just as interesting, or at least worthy of discussion.
This is a set of photos I took back in February at the former Huntington Beach Mall in Huntington Beach, California, down in Orange County. The center has since been renamed and re-christened “Bella Terra,” and it sports a cross section of stores that supplements the larger Westminster Mall an exit up the freeway, instead of trying to compete with it.
First, a brief bit of history on the old Huntington Beach Mall. The center originally opened in 1965 at Edinger Ave & I-405 as the first fully enclosed shopping mall in Orange County, with The Broadway, Montgomery Ward, and JCPenney as anchors arranged mostly in a dumbell fashion. The Huntington Beach Mall was expanded with a new Mervyn’s-anchored wing in 1986. Unfortunately, competition from other malls in the area began to have their impact by the early 1990s: JCPenney shut their store in 1992, and The Broadway went out of business in 1996. The mall closed for good in 2003.
Instead of turning the Huntington Beach Mall into a lifestyle center or a big box center, the developers (Bella Terra Associates) went for something about halfway inbetween, where the focus of the center is on a cluster of big box anchors and a movie theatre, with a small pedestrian court sporting a variety of dining options and higher-end street furniture with an Italian village feel, such as fountains and landscaping. The result is a very pleasant center that still retains some sense of the sense of “place” you’d find in larger lifestyle centers or malls. At the same time, the groovy, Googie-style architecture of the massive The Broadway store was cleaned up and retained for Kohl’s to fill the space.
The problem with the Bella Terra development may well be the small size of the pedestrian friendly area, however. Although it’s designed mostly for dining and theatre patrons, the area feels too small to generate much foot traffic or critical mass and it’s questionable how successful it will be in the long term without that degree of a draw. Plus, Kohl’s, Mervyn’s (who was a tenant), and Burlington Coat Factory don’t feel very serendipitous with the higher-end dining options, the movie theatre, or the Barnes & Noble store. On the one hand, Bella Terra is trying to be a convenience-oriented, apparel-heavy, female-skewing big box center, and on the other it’s trying to be an upscale suburban nightlife and lifestyle retail destination, but frankly it’s too small to balance both of these acts.
There is one carrot here for dead retail enthusiasts. The mall’s original Montgomery Ward store still sits completely abandoned at the mall’s western end because the parcel is owned separately from the mall itself. The store looks especially sad and derelict, and given the amount of attention paid to the redevelopment of the rest of the center it’s somewhat shocking that this parcel was never reused.
More on Bella Terra:
- Los Angeles Times article about the redevelopment
- Beach California
- An article about the redevelopment
Is the old mall entrance to Wards visible? And I bet the vacant Mervyn’s will be an eyesore too, huh?
@Jonah Norason (Pseudo3D), yup. The old mall entrance is visible in photo #4.
Something also tells me that once the economy improves, the center will try to connect more fully to the former Mervyn’s while Wards will be flattened for redevelopment.
This seems like a big box-ish counterpart to Paseo Pasadena , which also was carved out of dead mall and wound up with an “exotic’ sounding name.
I grew up in this area (literally in between the Huntington Center and Westminster Mall) and have a lot of good memories of this mall. I received my first stereo (with a CD player!) from the Montgomery Wards, along with my first 10-Speed. My mother shopped at that Mervyns all of the time, and my junior high band would perform concerts inside of the mall. As a teenager, we preferred hanging out at the Westiminster Mall because there was a lot more “teenagey” things to do – even by 1992, the Huntington Center was kind of dead.
Wow, just wow. The landscaping/design firm really went all out on this project. They made the Mervyn’s building look incredible, which is something I can’t say about any other Mervyn’s.
Crap, really need an edit button lol. I just saw this on their website:
“Bella Terra Launches Mixed-Use Expansion
Summer 2008
Bella Terra’s dynamic mix of shopping, dining and entertainment is about to get even better! DJM Capital Partners, Inc. is currently in predevelopment and planning phases for a 16-acre mixed-use expansion to be called The Village at Bella Terra.
Planned for the site along Edinger Avenue, to the immediate west of the existing retail center, The Village at Bella Terra will replace the vacant Montgomery Ward store, tire shop and parking lots with a distinctive collection of sophisticated new residences, integrated lifestyle retail, more unique dining options and a vibrant open-air park and plaza.
More expansion updates coming soon!”
So there we have it.
Definitely bizarre to leave that Ward’s hangin’ among an otherwise hip looking mall. Perhaps the property owner recognizes its historic angle? Heh, yeah I think not…
@Rich, I believe you’re referring to Paseo COLORADO (formerly Plaza Pasadena) in Pasadena.
@Rich, I believe you’re referring to Paseo COLORADO (formerly Plaza Pasadena.)
I did mention “Something also tells me that once the economy improves, the center will try to connect more fully to the former Mervyn’s while Wards will be flattened for redevelopment.”
So there you have it. That was made in summer ’08, before the economic/housing collapse. PLANNING STAGES in ’08, at that.
You really need to see this mall during the Holiday Season. Our company has been lucky enough to provide the exterior Christmas Decor here for the last few years. We start installing again in November. Want to see their Christmas elements? Send me an e-mail at staceyj@dekra-lite.com
KOHLS oddly took over the entire Broadway location. They built the store only on the first two levels of it. The third was closed off, the escalators covered in drywall and who knows what is up there.
The former JCPenney / Current Burlington Coat Factory was never remodeled on the exterior, and is partly hidden by the parking structure.
Whoa, whoa, whoa. You’ve confused B&N with Borders.
My heart is heavy…..
@Karen, whoops! I think I had too much coffee, it was making me type random stuff. I fixed it 🙂
I like the idea, it’s like a mall with no ceiling.
It’s sad to see it so empty though, hopefully it’s outlook would improve in the coming years.
Before several strokes of bad luck (Penney’s moved to a bigger store in Westminster Mall, and Broadway and Monkey Wards died), Huntington Center was a small but excellent mall. Parking and access were a snap and there was an excellent mix of tenants. Watching the mall die was a long, sad process.
The new “Bella Terra” (with it done-to-bloody-death “Tuscan” theme) it a nighmare of traffic flow and bad planning. Instead of an easy stroll through an enclosed mall, one now must walk through a too-small, too-busy parking lot to get from one store to another.
Worse yet, *most* of the parking is around the back in a parking structure that isn’t anywhere near store entrances. It’s almost like they went out of their way to make things inconvenient.
And If you want to go from one end of the mall to the other, you’ll probably need to get in your car and drive. Without a central pathway between the buildings, one must walk all the way *around* this huge complex.
The tenants, of course, are mostly big chains that you can find within a 10 or 15 minute drive in almost any direction.
For years, community “leaders” talked up this redevelopment project like it was the second coming of Christ. I would’ve settled for a walkable environment, good parking, and some interesting shops.
Can anyone explain WHAT they were thinking when they built this mess?
I remember when I was little I used to goto the Barns & Noble over there. I don’t remember why my mother would sometimes go to that one in particular. Though I remember that huge dead mall gave me the willies.Though around the mall seemed to be thriving business. There was Sports Chelate down the road, a strip mall with a Babie-R-Us , a wonderful North Indian restaurant and a BJ’s that all gets a lot of traffic. The Strange thing is the the large business buildings across from it by the highway have lots of business too. I remember when the whole Bella Terra business started coming up. I don’t go there much any more except to visit the Indian food place.
It’s also very close to Old world.
The Serious things was creepy about the whole dead mall was the economic area’s around it seemed to be fine even thriving without the mall. The various strip mall, restaurants and other places where fine. Hopefully the Bella Terra will survive and we won’t have another creepy mall to look at specially a a bad Old world look a like.
Bella Terra is going forward with the expansion, and the Wards building is being demolished:
http://retail.ocregister.com/2010/12/15/old-o-c-montgomery-ward-to-be-demolished-for-expansion/41314/
as of December 2011, both Montgomery Wards and Mervyns have been demolished and the construction of the Costco is underway.
OC big malls mean big money for cities & county.
By HANG NGUYEN / THE ORANGE COUNTY REGISTER
The Orange County retail market again fared better than the national industry last year.
Combined taxable sales for 14 big shopping centers in Orange County rose 6.5 percent to $4.9 billion in 2011, based on statistics provided by cities. By comparison, sales for U.S. shopping centers increased 4.2 percent to $2.3 trillion in 2011, according to the International Council of Shopping Centers. In 2010, taxable sales for those same 14 local malls climbed 5.4 percent, while U.S. shopping center sales grew by less than half that rate, at 2.3 percent.
“Of the 15 most populous counties in the U.S., O.C. has the highest average household income,” said Irvine-based retail analyst Greg Stoffel. “This is a big reason for the increase.”
Also, it bodes well for the local retail industry as Orange County continues to outpace the U.S. in its economic recovery. In May, the Orange County unemployment rate was 7.5 percent, vs. 8.2 percent for the U.S.
Taxable sales at seven local shopping centers rose nearly 5 percent, to 12 percent, last year. At six centers, they increased less than 2 percent. One center saw a drop. Eight malls did better in 2011 vs. 2010. Percentage gains slowed down for the other six malls.
RETAIL POWERHOUSES
At ritzy South Coast Plaza, which is in both Costa Mesa and Santa Ana, taxable sales rose 10.6 percent last year, to about $1.27 billion. In 2010, they increased 8 percent, according to statistics from the cities.
A mall official said taxable sales grew by a double-digit rate to $1.4 billion in 2011 and are projected to reach $1.5 billion for 2012. “We attribute the increase in sales to a strong demand for luxury goods and our global reach as a shopping center,” said Debra Gunn Downing, executive director of marketing for the mall.
The first West Coast Patek Philippe, a high-end watch brand, recently opened at the 2.8 million-square-foot center. It will also get three more luxury watch retailers: IWC Schaffhausen, Jaeger-LeCoultre and Vacheron Constantin. High-end denim brand Joe’s, luxury clothing label Barbara Bui and premium shoe designer Kurt Geiger will also open shops at the center.
When malls do well, cities benefit. For example, Costa Mesa last year received $12.5 million in sales tax revenue from South Coast Plaza.
At Fashion Island in Newport Beach, taxable sales rose 9.9 percent to $630.2 million last year. In 2010, they jumped 13.2 percent. The 1.5 million-square-foot mall marked its 45th anniversary this year with the completion of a $100 million makeover that began in 2009 and included new stores and restaurants.
“The repositioning of Fashion Island came at a good time,” Stoffel said. “The center was completely up and running by the time the economy improved for upscale retailers and restaurants.”
At the 1.6 million-square-foot The Market Place in Tustin and Irvine, where Howard’s Appliance and Flat Screen Superstore opened last year, taxable sales rose 11.3 percent to $407.4 million in 2011. At the 1.2 million-square-foot Irvine Spectrum Center, taxable sales climbed 7.3 percent to $339.6 million last year.
SIMON PROPERTY GROUP
At The Outlets at Orange, which changed its name from The Block at Orange last September, taxable sales jumped 11.6 percent to $162.5 million last year. That’s on top of a 9.7 percent jump in 2010. “The figures show the continued gradual change from an unfocused center into an outlet center,” Stoffel said.
In 2007, Simon Property Group bought The Outlets from The Mills Corp. “We anticipate continued success, which will also offer long-term value to the tourism economy and the local market,” said Kristin Elfring, general manager for the mall, which spans 800,000 square feet.
Simon also owns Brea Mall, The Shops at Mission Viejo, Laguna Hills Mall and Westminster Mall. At the 1.3 million-square-foot Brea Mall, taxable sales jumped 5.1 percent to $444.6 million last year. At the 1.2 million-square-foot The Shops at Mission Viejo, where a Forever 21 opened last September in the former Saks Fifth Avenue building, taxable sales increased 1.5 percent to $314.5 million last year. At the 867,000-square-foot Laguna Hills Mall, taxable sales rose 0.7 percent to $118.4 million last year.
At Westminster Mall, taxable sales declined 1.6 percent to $268.7 million in 2011. In 2010, they dipped 2.4 percent. Stoffel thinks the 1.2 million-square-foot moderately priced center should draw from at least a five-mile area populated by about 500,000 residents. Besides Target, its anchors don’t have duplicate stores and the mall as a whole doesn’t have strong competition within seven miles.
“The mall was once a shining star and a good alternative to South Coast Plaza for moderate income households,” Stoffel said. “One has to wonder what center management will do to improve the center’s performance.”
Australian clothing retailer Cotton On; Pink, Victoria’s Secret’s lingerie chain for college-age women; and The Limited are slated to open at Westminster Mall.
“We’re very happy that our leasing efforts at Westminster are bearing fruit,” a mall statement said.
OTHER BIG O.C. MALLS
At The District at Tustin Legacy, the 1 million-square-foot outdoor shopping center that opened in May 2007, taxable sales rose 4.5 percent to $325.8 million last year. In 2010, they increased 6 percent.
Stoffel thinks Costco, Whole Foods and Target are big contributors to the mall’s sales. “This doesn’t look good for the sales performance of the balance of the center. In spite of the high number of restaurants and retailers that have closed, Costco, Whole Foods and Target have done well.” In May, Best Buy shut down its location at The District – the only Orange County store among 50 nationwide that the electronics chain selected for closure.
When Whole Foods opens at Fashion Island, Newport Beach and south Irvine residents “will find fewer reasons to put up with the center’s poor layout and circulation,” Stoffel said.
Jeffrey Axtell, director of acquisitions and development for Vestar Development Co., which developed The District, pointed out taxable sales don’t include grocery sales and when groceries are added in, the center’s sales exceed $400 million.
At the 1.1-million-square-foot Westfield MainPlace in Santa Ana, taxable sales increased 0.9 percent to $219.5 million last year. In 2010, they rose 3.5 percent. While Stoffel agrees with a MainPlace official that the center has loyal shoppers, he believes it has difficulty luring customers from a wide area because it’s near one of the county’s most congested freeway interchanges.
Zanne Augur-Daniels, marketing director for MainPlace – which will lose the Macy’s Men’s/Furniture store but get an H&M – disagrees: “We are one of the most convenient shopping centers to visit in Orange County given our close proximity to the 5, 22 and 57 freeways.”
At Buena Park Downtown, taxable sales rose 1.1 percent to $157.7 million last year. At The Village at Orange, taxable sales increased 0.1 percent to $172.5 million last year.
At Bella Terra in Huntington Beach, taxable sales increased 1.1 percent to $117.4 million last year. In 2010, they increased 2.1 percent. Bella Terra “should be doing better, but it likely has too much space devoted to Burlington Coat Factory, which hampers its ability to be more fashion-relevant to a larger trade area,” Stoffel said. “Still, the eastern portion of the center has good appeal, with the movie theater, restaurants and Whole Foods.”
Eric Sahn, chief financial officer for DJM Capital Partners, which owns the 839,000-square-foot Bella Terra, said 2011 sales – excluding Kohl’s, REI and Cost Plus, which do not report sales to the landlord – rose about 13 percent to $118 million. But without sales from Whole Foods, which opened in September 2010, the center’s sales were marginally better in 2011 vs. 2010. He attributes that to a lack of blockbuster hits at movie theaters and the demolition of Mervyn’s at the beginning of 2011 to make way for a Costco, which opened in May. Sahn said revenue from Costco will more than double sales for the entire shopping center and the warehouse’s presence has historically boosted nearby tenants’ sales by 10 to 20 percent.
He said: “We hope this to be the case” at Bella Terra.
This is interesting.
Irvine Company’s Powerful Market
Facing Pacific Coast Hwy. in Newport Beach, California, Crystal Cove Shopping Center is an example of Irvine Company Retail Properties’ attention to detail and environment.With many years of history behind it, Irvine Company has evolved to one of the largest owners and operators of real estate in the country, with most of its holdings concentrated around its home base of Orange County, California. The company, founded with the land holdings of the Irvine family ranch, controls about one-sixth of the land in Orange County, stretching from Newport Coast to Irvine and parts of the cities of Tustin, Laguna Beach, Orange and Anaheim Hills.
The property includes 9 miles of coastline, and goes inland 22 miles. Included on that land today are a number of planned neighborhoods, multifamily developments, resorts, golf courses, hotels, office campuses and, of course, 36 neighborhood and community shopping centers and three regional centers. The company is now the largest retail developer and owner in Orange County, managing about 8.6 million square feet of GLA.
Irvine Company was originally launched as a master planned real estate developer, creating communities for Orange County across the 93,000-acre Irvine Ranch. Over its 50-year history, the company has developed much of its land holdings, and has evolved into a master operator of many of those properties.
“All pieces — housing, office, apartments, retail — have to work together,” says Dan Sheridan, president of Irvine Company Retail Properties, who joined in mid-2011 after 13 years at General Growth Properties. “The company looks at the communities holistically. That way as we plan and develop, we’re always emphasizing the whole so all the elements work together and complement each other.”
Additionally, since Irvine Company began developing the ranch property in the 1960s, it has been very careful to locate properties only where they made sense. As a result, its retail properties have been positioned to serve the residents in Irvine’s single-family and multifamily residential communities, as well as serving nearby office and hotel developments.
“For such a large tract of land, there is not an over abundance of retail properties,” says Fred Collings, senior vice president of leasing for the company’s retail division. “The Irvine Ranch has been very carefully planned and plotted out since the beginning. In other markets, you might see four retail centers to an intersection, and all four are struggling. That isn’t the case here. The company planned and accommodated the density and growth of the housing; the retail component wasn’t built with the ‘if you build it, they will come’ idea in mind.”
Orange County recovered quickly from the Great Recession and Irvine Company’s retail properties have seen a noticeable increase in traffic and sales. Over the last 12 months, the company has been working on redevelopment opportunities for a number of its centers. It has been considering expansions for some centers, and remodels of others.
“We’ve been studying where we can expand our centers, looking for where we have the entitlements available,” says Sheridan.
The company is also always looking at how we can reinvest in our assets to keep them relevant and current. That is a constant process at Irvine Company and our retail centers benefit from that viewpoint. Even in the worst of times, this company was reinvesting in its assets. We are committed to a high level of design and environment.”
The reinvestments can include everything from a major remodel and expansion — as was the case at Fashion Island — or smaller investments like repainting or improving signage, way finding or lighting. The company is also introducing music systems at some of its community centers and is adding Wi-Fi capability at a number as well.
“On an annual basis, about eight to twelve of our neighborhood and community centers are being touched in some way,” says Sheridan.
The company has gone through a $100 million renovation of its flagship center, Fashion Island, that saw more than 40 new retailers join the center over the past two years. The 45-year-old regional center has consistently drawn the top retailers to Southern California, and the renovation was a chance for the center to add even more to its tenant mix. The company is adding several new restaurants and is opening a 32,000-square-foot Whole Foods this month. Nordstrom opened its sixth Orange County location at the center in spring 2010, which is also anchored by Macy’s, Bloomingdale’s and Neiman-Marcus.
“At Fashion Island, we made an effort to find unique and boutique type retailers, many of which were first to market, whether that is first to Orange County or Southern California,” says Sheridan. “Fred’s team was very successful over the last 24 months on delivering that.”
Among the more than 40 retailers who have opened over the last two years at the center are Elie Tahari, Splendid, Brandy Melville, Athleta, Ella Moss, Vince and Dick’s Sporting Goods. A new Island Cinema, operated by Regal Cinemas, offers moviegoers an upscale cinema experience, and has become extremely popular in the market. Additionally, Apple built a new flagship store at Fashion Island that is its largest in Orange County.
Also undergoing a remerchandising has been Irvine Spectrum Center. Anchored by Nordstrom, Macy’s and Target, the center has added a number of restaurants to its mix, capitalizing on the strong residential, office and university audience that surrounds it. The open-air center now stands at 1.2 million square feet. Many nights, the center is filled shoulder-to-shoulder with shoppers. Irvine Company has recently repainted and refreshed the look of the center. The center has a strong entertainment component, including the Number 1 movie theater in Orange County. The center also contains one of the top performing comedy clubs in the U.S. New restaurants include a new prototype for P.F. Chang’s, Cucina Enoteca, Wood Ranch BBQ and Paul Martin’s American Grill.
“The focus on the restaurant and entertainment components has allowed us to increase the retail offerings at the Anchored by Ralph’s Fresh Fare, Trader Joe’s and Home Depot, the 430,000 square foot center as well,” says Sheridan.
Portfolio-wide, Irvine Company has focused on adding restaurants to its retail centers because it believes that food is a key ingredient to bringing the Orange County resident back to its centers again and again, as well as tourists visiting the area.
Irvine Company has also been steadily improving and adding tenants to The Market Place, a hybrid power center that the company owns and operates which straddles the lines between the cities of Irvine and Tustin. Built in the late 1990s and originally 400,000 square feet, the center now stands at 1.6 million square feet and is anchored by The Home Depot, Target, REI, Lowe’s Home Improvement Center, Best Buy, Toys ‘R’ Us, Bed Bath & Beyond, Sprouts Farmers Market, Edwards Theatres and a number of junior boxes. The Market Place has a number of restaurants, including Buca di Beppo, BJ’s Restaurant & Brewhouse, Baja Fresh, Corner Bakery, California Pizza Kitchen, On the Border, Macaroni Grill, Thai Spice and The Range.
With power centers, regional centers, community and neighborhood centers all in one market, Irvine Company has the luxury of being able to have a lot of data on its portfolio and thus better defining options for tenant mix.
“We want to deliver to our customers and guests exactly what they want,” says Sheridan. “We think people want the whole spectrum of retail and we have the opportunity to deliver that through our 39 centers.”
With their neighborhood centers, the company has taken the approach that even in the same market, consumers may have different tastes. In Irvine’s properties, similar retailers can co-exist and succeed because of the diversity and density of an affluent customer base.
Collings points to two centers, Alton Square and Oak Creek Village, that are located across the street from each other in Irvine. The two centers are both grocery- and drugstore-anchored, but both provide a different experience for the market. Alton Square is anchored by Ralphs, while Oak Creek Village is anchored by Gelson’s Market.
“One side has a more specialized grocer with a little higher price point, while the other is a more traditional grocer,” says Collings. “Both are very successful. The one conversation that we rarely have to have with retailers is about cannibalization of the market.”
Irvine Company is able to do multi-store expansions for retailers within its portfolio, so that a retailer who is new to the Orange County market can present itself to the multiple demographics in the trade area.
“If a retailer wants to do a four-store package in Orange County, we can do that in such a way so that they can be in four different points and in neighborhoods and business corridors,” says Collings. “They can own the market. I don’t know of another landlord in California that can offer that opportunity.”
Bolstering Irvine Company Retail Properties’ sales is the wealth that exists in the market. Newport Beach was recently rated the most affluent community in the United States by portfolio.com. About 30 percent of the city’s households earn more than $200,000 per year; median home value in Newport Beach is greater than $1 million. The city of Irvine boasts a number of strong office tenants and a university atmosphere. The public schools in Irvine are consistently rated among the best in the country. The city is also rated the Number 1 safest city in the nation for the eighth straight year.
The performance of Irvine Company Retail Properties’ portfolio reflects those demographics. The company’s portfolio is 96 percent leased.
Independent retailers want to locate where they know they can do business,” says Collings. “The more independent retailers and franchisees like to locate near our successful grocery and drug anchors. Some have just staggering volumes.”
While Irvine Company continues to develop the original ranch property, it is also growing in other markets. On the Irvine Ranch, the company is developing a 3,700-unit apartment complex a few blocks from Irvine Spectrum Center in phases. Currently, 1,700 units are under construction in the first phase. Irvine owns a 14-acre site across from that development where it eventually plans to build a 115,000-square-foot neighborhood retail center. The project is adjacent to Interstate 405, and about 250,000 cars pass the site every day.
Beyond Orange County, the company has purchased and developed many projects in a variety of asset classes. Its sole retail asset outside of Orange County is Cherry Orchard Shopping Center, a neighborhood center anchored by Trader Joe’s, in Sunnyvale, California. The company has expanded its office holdings, where it owns buildings in San Diego, Silicon Valley, Los Angeles and Chicago, in addition to many in Orange County. The company’s apartment business, which concentrates on the California markets of Orange County, Los Angeles, San Diego and Silicon Valley, is booming.
“Our attention to the physical beauty of our retail properties, quality tenant mix, and providing a remarkable shopping experience is reflective of the pride that Irvine Company Retail Properties takes in setting the bar higher,” says Sheridan. “It’s the reason the company has created retail centers that are among the most popular in America.”
— Randall Shearin
@James,
I remember the mall back in 1968 when I was about 3 1/2 and it was very beautiful for its time. I’m sorry you only remember the closed down mall which doesn’t reflect what the mall originally was. It definitely was not creepy. The good memories of the Huntington Center are left to those of us in our 40’s and 50’s. After having seen it yesterday, the only part I recognized was the old Broadway building used by Kohl’s. It makes me sad to see the center the way it is now.