‘old generation’ shops survive changing broadway
Next time you’re there, look around. Investment dollars, adaptive-reuse projects and other little touch-ups are putting a sparkle back into Broadway’s timeworn landmarks, one building at a time.
With each new transformation project, some area residents may expect to see an “out with the old, in with the new” shift from the Broadway of recent decades to the vision inspired by the popular Bringing Back Broadway initiative.
But what exactly is being brought back?
Higher-end shops and cafes? Maybe just a diverse place for all citizens of Los Angeles to enjoy?
Whatever you see Broadway becoming over the next ten years, don’t expect everything to change completely.
Some low-end retailers who have established successful businesses have no intention of leaving. In fact, their continued presence is warranted just as any other.
New arrivals such as Kelly’s Coffee & Fudge, Pilates Plus and SipTea hint at the possibility of gentrification, but just how deeply will that hit?
Broadway’s newest loft residences — The Judson — began welcoming its first tenants just two weeks ago. (According to developing partner Danielli Casgrove, 25% of the units have been leased to date.) Extensive renovations to the old Judson C. Rives’ facade make the building almost unrecognizable (see above).
There’s no mistaking the intended demographic of these luxury flats, but besides the hip new awning and restored glass fronts, not much will change at the street. Shoemaster, Alvarado Clothing and Nature’s Sunshine (a vitamin and personal products shop) will soon resume business in the revived retail space now that reconstruction is complete.
A few blocks away, Linda’s Jewelry just opened inside The Chapman‘s corner suite after a quick relocation from another spot nearby.
Other examples of Broadway’s Hispanic essence enduring the times can be seen at the Pan American lofts where a a bridal boutique set up shop last year, and as well as the upcoming Metropolitan Lofts preserving Fallas Paredes as its sole commercial tenant.
Clearly, as driving public and private forces carry Broadway into a new era, the end product (as envisioned or not) will look something like a mishmash of the last eight decades — an organic blend of old, newer and new.
Since Broadway holds so much weight in the heritage of our city, does any one demographic group or political influence deserve to reign over the direction it will take? That’s the core question of an ongoing debate — but we can all agree, in the meantime, that bringing back cleanliness and pride is the most important outcome.
-“broadway is going to be all you dreamed it could be” – villaraigosa
-the chapman signs new jewelry retailer
-first look: the judson
36 comments
I’ve read that Broadway already has some of the highest commercial rents in LA, rivaling west side districts such as the 3rd Street Promenade. True? If yes, landlords won’t have much incentive to rent to upscale retailers. The landlords would have to upgrade their properties to attract new retailers yet wouldn’t realize substantially more income for their efforts.
Li, you’re absolutely right. High rents are a big part of it. I think it’s interesting to see how those behind the scenes factors play into the socio-economic development of Broadway moving forward.
Does anyone know what’s going on with the Palace and the Roxy theatres? Will they be full functioning theatres once again?
Another factor to consider is that many of the existing businesses may remain in updated and revamped venues. One example is the Fallas-Paredes clothing store that occupies the old Newberry’s space at the corner of 5th & Broadway. The owners of this franchise are investing in the retrofit of their classic building and the store will remain a Fallas-Paredes but in a classier more upscale mode. Other shoe and clothing retailers along Broadway have done the same in recent years.
That’s good. They’re probably surviving because they are doing good business.
I agree. I think this is a very welcome development. I’m sure my mother-in-law who has worked and shopped on Broadway for twenty years is pleased with the improvements.
I think the hipster and L.A. Conservancy set have difficulty comprehending that Broadway is a thriving retail corridor for low-income Latinos. These businesses thrive because they are profitable. If more upscale retailors and restauranters want to set-up shop, they are more than welcome to compete. However, I suspect there isn’t sufficient critical mass for these retailers. It will be interesting to see if Kelly’s, Sip Tea and Pilates can survive. Frankly, I enjoy seeing Broadway solidiering on in the face of elitist contempt; this after decades of abject neglect.
I do wonder how valuable Broadway is to the city as a generator of sales tax? If rents are so high, I’d assume revenues are high, too. And that ought to generate sales tax for the city. Over the years, I’ve noted how various retailers have offered me a deal to not pay any sales tax on my purchase. It makes me wonder how prevalent such practices are and how significant the revenue loss is to the city.
“the hipster and L.A. Conservancy set have difficulty comprehending that Broadway is a thriving retail corridor for low-income Latinos.”
You’re picking the wrong enemies. I assume when you say “hipster” you refer to new downtown residents. With few exceptions, it’s not the new residents or the LA Conservancy who have issues with the traditionally Latino businesses on Broadway.
The LA Conservancy is not happy about the neglect of historic structures on the street, not the tenants themselves. It’s the building owners who are responsible for the unkempt buildings and filthy streets, despite making record rents on the retail stores.
I and all my neighbors shop on Broadway. It’s also great for people watching and architectural sighting.
Bert, when I refer to the hipster set, I’m talking about the new downtowners who pay incredible rents and who proudly never set foot on Broadway and look forward with glee to its gentrification into some Third Street Promenade. I’m sorry if you think I’m referring to the likes of you. I don’t think the “hipster” moniker fits you and your neighbors. Possibly you disagree. (“Dammit, yes, I am a hipster!” he said.) You and your neighbors are the exception and not representative. Most new downtowners don’t shop Broadway. I’m not sure how to efficiently split the difference to make the distinction clear. Any help on this semantic issue would be most welcome.
As for the L.A. Conservancy, here our disagreement is a little more complex. Obviously, the Conservancy is focused on the state of historic buildings and their preservation. That’s a very good thing. However, I’ve heard plenty of comments over the years from the Conservancy and its representatives which tell me they don’t see the value of the existing tenants. I’m confident that others here can attest to this. It is not because they have bad motives. It is just a reflection of their socio-economic backgrounds which are predominately affluent and well-educated. Frankly, the vast majority of the Conservancy’s membership live elsewhere. So when they walk Broadway, they honestly aren’t comfortable with people, like my mother-in-law, who patronize the businesses on Broadway. It is difficult for them to see the retail vitality of Broadway because it is not where they would shop.
I hope that clarifies my original comment. I agree. Broadway is great place for people watching and architectural sighting.
I know 100% what you’re referring to, David, and unfortunately that very same attitude is ingrained in the atmospheres of too many boardrooms in the BIDs, redevelopment agencies, tourism bureaus, retail brokers and other powers-that-be.
They have an end goal in sight (a complete scrubbing of not only the buildings, but the people), and unfortunately, they don’t seem to care about how they arrive there. I guess you can say I’ve started noticing a pattern, and I don’t like it.
David, you make interesting points on the LA conservancy, but I have a different viewpoint. The conservancy probably sees broadway as a street fit for the most important performing arts and cultural entertainment west of NYC. They feel that people across the entire globe should come to broadway to take part in internationally renowned culture and entertainment at all hours.
If we can successfully restore all historic buildings and have a world renowned 24 hour historic cultural district on broadway with the same mix of retailers currently located on the street, I am sure everyone on this blog would be happy. I am willing to bet the conservancy would be happy too. Their goal is full utilization of the historic buildings, with or without the current tenants. I tend to agree with this vision. If broadway turned into a giant mall without full restoration of the historic buildings and without great cultural events, I am sure the conservancy would be no happier than they are now.
IMHO, The conservancy should be focusing on providing incentives to restore buildings, securing public funds for refurbishment, imposing strict storefront aestetic guidelines, cleaning the street, widening the sidewalks, adding lighting, encouraging nonretail based liqour licenses, and fixing the parking situations, instead of trying to evict the current tenants. To my knowledge they, and Huizar are doing exactly that, so I don’t see a problem.
I love Broadway, as many of you know the former Woolworth’s store was converted to a Footlocker store, but you can still see some of the old Woolworth’s skeleton.
I don’t know if its still open, it is not listed in its website – 719 S Broadway LA CA 90014
Also Ive always been amazed by GNC on 7th near Broadway
i think its been there at least since the mid/late 1990′s. So its survived and must be making money.
IMO, not that anyone who regularly comments on this website would agree with me necessarily, but I don’t like Broadway in its current state at all. I don’t know if it’s just because of the stores there or what the dirty vibe, but I don’t like the street and I’m all for changing out the current stores into “other” stores.
I’m not here to be PC and fall into forum post group think. So many of you here condemn “Third Street Promenade” but uphold Broadway like it’s the purest form of capitalism. Broadway can do no wrong. If it does, just don’t mention it otherwise you’ll be labeled a “hipster” or “racist!”
It’s quite frankly, pretty fake and annoying to me. If you have the right to insult a successful retail district like Third Street Promenade (with human beings that shop there just like Broadway), then other people should have the right to condemn Broadway (with human beings that shop there just like Third Street Promenade) – even if your mother-in-law shops there. Just for the record, my mother shops on Third Street Promenade. Interesting, the double standards.
I don’t like Broadway the way it is. It will change because beautiful structures are in demand, and tacky, crappy signage is clutter, pure and simple. Bring back the beautiful facades. If a retailer can succeed, so be it. I like a Latin vibe although I am not in love with Mexican pastries…I prefer French. But Latin artists, Mexican pottery, tiles, furniture are appealing. Tube socks and sports caps can make their way to another street. Mexican restaurants with a good vibe (ala Mexico City) would be preferable.
I am also hoping for some great South American Food. Broadway could become an amazing international street with live performances. I say, bring it on.
^^^
i have to say, Brigham, i agree somewhat with your idea. Broadway nowadays is, let’s face it, pretty dirty, cheap, and could use significant upgrades. The Promenade is filled with chain stores, btu nice ones (Apple, Rip Curl, Anthropologie), and some pretty cool, unique restaurants. Just walk down it on a friday, saturday night and it has people from all walks of life just enjoying the vibe it has. There are the rich kids, the poor kids, the homeless, the performers, the yuppies, the rich, the poor, all races…It isn’t right, nor correct, to have the Promenade set as a bad example for what Broadway could become. Frankly, from waht Huizar and the BID have set as what they want Broadway to become, which is a mishmash of fancy stores, cheap stores, theaters, bars, clubs, fancy restaurants, cheap restaurants, is great. But the Promenade is almost like that, save the theaters(there are a few AMC’s). Don;t get me wrong, i’m not saying i want Broadway to become like that. It has huge potential to become the next great spot, with people trickling in via streetcar from LA Live, Grand Avenue, the lofts, the offices, the condos, other areas of town. I think the plan put forth by our leaders will make it be like that, not like the Promenade, not like what it is now. I’m not saying we should get rid of all the “poor folk”, but come on, look at it now. The storefronts are dirty, the sidewalks are dirty. It smells like urine and feces in places. Plenty of beautiful, historic edifices are literally crumbling, mistreated by their current owners, who cannot afford, or who do not want to upkeep the property. The answer is to weed out the problem businesses, bring in new ones, no matter how expensive, restore most or all of the older buildings, replace parking lots with either structures featuring retail, or new projects, put the streetcar don the middle, and beautify the sidewalk areas. Definetly keep its old charm, while making it a destination, a street that Downtowners can be proud to walk down.
A columnist for the LA Times interviewed a shopkeeper on Broadway several years ago, who, when asked why so much of the street and quite a few of its stores (including the store owner’s) were so grubby and tacky, threw a wad of paper on the floor and scoffed that his customers liked it that way. More recently, an article in the New York Times described older parts of downtown Los Angeles as being full of rundown, dirt-encrusted buildings, an image calling forth not something along the line of “Gotham” or “world’s greatest,” but instead a depressed town somewhere in the Midwest.
It’s no wonder that so many locals and outsiders perceive Los Angeles, its downtown in particular, as a city that’s still at the beck and call of suburbia.
Both the building owners and quite a few of the shopkeepers
Both the building owners and quite a few of the shopkeepers on Broadway are purposefully or unwittingly catering to or embracing a negative stereotype of a lower-income community, which in this case is predominantly Latino. A stereotype of a clientele that is easily pleased and not very discerning, too hard-up to frown at or complain (or care) about its surroundings. So if a store is ramshackle and its merchandise is trashy, and the street all around it is covered with layers of dirt and neglect, no one, including and most importantly the average shopper — so the thinking goes — will care one iota.
A variation of this is the impression many outsiders have of the stereotypical trailer parks in the Midwest and South, particularly when they make headline news following a tornado or hurricane. Or the sort of place where many people will think: Not living or spending any time there, I guess I’m not missing out on much!
For the record, I do not identify as a “hipster,” and I share Rich’s attitude on this word (it really has no meaning).
But my point is this: The property owners are the people responsible for the disrepair of Broadway, not the tenants. All of the existing businesses can coexist with new uses and “upscaled” retail. The condition of the facades and the street is due solely to a “slumlord” attitude on the part of the owners, who take money out of these buildings and do not put any back in.
We can all imagine what the “average” new resident thinks, but it is the people in government, the business owners, and the landlords who will make or break Broadway.
While I agree that the buildings and sidewalks on Broadway should be better maintained (the disrepair that some of the buildings have been allowed to fall into is really tragic), I find Broadway to be vibrant and exciting. It doesn’t appear that there is any immediate danger of this happening, but I would hate to see Broadway transformed into another Third Street Promenade. One chain store after another and mediocre overpriced restaurants is not my idea of progress, and downtown would do well to resist the promenadification of Broadway, which is not say that Broadway is perfect as is.
Brigham, thanks for commenting. Many people in LA obviously love the 3rd st promenade and the grove, so those projects do have some merit. That being said, McDonalds is the most successfull restaurant in the history of mankind, so popularity and quality do not always go hand in hand.
People who typically LOVE 3rd st promenade the grove probably wouldnt LOVE downtown in its current state, which is why most people on this board seem to speak highly of broadway and less highly of third st. It isnt bad, it just isn’t their style.
As for broadway, your comments are valid. Broadway can do wrong, and does do wrong. That being said, its edginess and urban character are essential to its authenticity in my opinion. That is what we like about it. Keep in mind, most of us like the potential of broadway more than its current state. By potential I mean complete restoration of the lofts and theatres.
Anyhow, good comment.
I was born and grew up in Los Angeles and seeing it how it was in the late 80′s and then the mid 90′s and now in 2008 is totally different.
It is evolving and slowly but surely moving in the right direction.
People here older than me might remember how Main Street was before and how it is so much better and cleaner etc.
So Broadway is getting better but it takes times and money.
And yes downtown LA and Broadway and the surrounding areas, its “urban”, not suburban and not rural.
Urban is relating to or concerned with a city or densely populated area and contain a higher density of built structures.
a mix-combination of the good and the bad, some posters, it seems as if they have never been to big cities in the USA or anywhere in the world? Nothing is perfect.
And if we really are concerned we need to be “proactive” and less “reactive”, be leaders and not followers
Forget 3rd street, turn it into the gaslamp district in San Diego. Imagine that in Downtown, a mixture of art galleries, restaurants, bars theatres, night clubs, and retail with condos up above, and with the streetcar. We have our Mexican influence all around the city including olvera street, and we already have a big latino shoping district, Santee Alley, but we need a theatre distric full of excitement where families along with young “hipsters” can all hang out.
This is starting to mirror a very similar conversation on the SkyscraperPage forum. This is the point at which someone says “Oh no, not the Gaslamp District! It sucks!” and then someone else jumps in and defends the Gaslamp District.
I’ve gotta say, though, we can aim a little higher than the Gaslamp.
Yes, please let’s aim higher than the Gaslamp!
I recall shopping at May Company and Bullocks (on Broadway) in the early 80′s
Hmmm I wonder why those large retailers moved west to 7th & Fig?
Anywho, CHANGE IS GOOD!
Almost any street in any honestly good urban environment throughout America, where demerits are given for squalor and white-flight segregation (which, to be more accurate, really should be termed “middle-class-flight”), already aims higher or is aiming higher than Broadway in Downtown Los Angeles.
Broadway is kind of ghetto right now. I don’t think it’s the fault of the Mexican people who shop there. There are plenty of places in Mexico that are clean and beautiful. I’m sure everyone would enjoy a cleaner, nicer, more interesting street. I don’t think Mexican = ghetto. Why does Broadway have to = ghetto? There are plenty of upscale shops and boutiques in Mexico City so don’t EVEN try to say that Mexican people want these broke down, cheesy, classless, downtrodden, crap holes of retail currently on the street.
As the for Conservancy, they’re awesome. I don’t see anyone else keeping hope alive on Broadway, esp back in the day when no one west of La Brea gave a fuck about downtown. Don’t even try to harsh on them because you wind up just sounding bitter and small.
Clean the street up, kick out the trash, and bring in some class.
My two cents from the perspective of someone who just arrived in the downtown core …
I’ve had the occasion to walk up and down Broadway a few times. While it is certainly interesting to see the eclectic shops and their keepers, it is depressing to see the state of such great buildings.
A few random thoughts:
1. If you are going to bring in residents with all the new construction, and you want to them ‘live and play’ downtown, then you need stores and entertainment they want. I don’t know if that means cleaning up Broadway and providing incentives for chains to come in but it has to be done somewhere.
2. Had a chance to tour the Judson recently and really liked it. As a matter of fact it would have been on our list of places to live if they had been ready for occupancy earlier. After spending half and hour touring the incredible building we walked outside to stereos blasting music, people shouting in microphones, dirty street and just a chaotic scene. Will a couple want to walk the neighborhood in its current state? What about someone with a pet or children, I am guessing they don’t want to stroll down Broadway as is.
3. I’ve tried to back-read some articles about bringing back the theaters in the area. Back in Chicago the mayor provided sweetheart deals for theater owners to come in and create the district. Is there talk of doing something similar or is the plan just to ‘hope’ that things come around?
And I must say, thanks for all the discussion. It’s certainly interesting to someone coming into the city for the first time.
“Forget 3rd street, turn it into the gaslamp district in San Diego.”
I might be the only person who thinks this, but I find the gaslamp lame. I don’t want gaslamp. LA doesnt need to copy anyone. DTLA just needs time to grow into its own. We produce the arts, we have innovative cultural instituions, we have the architecture, and we have our own rail network. LA should be LA, period.
Some people tend to go against certain things because it seems like the right thing to do. For example, Third Street Promenade is very nice – day or night. During the day, you have lotsa people from all over coming to enjoy the scene. You even have one of the best Farmers Markets on a couple of days. Then at night, the trees are lighted in blue hue and you still see a few people strolling after the stores close. All in all, a very nice promenade and a total success story. Sure it has chains, but so do a lot of other highly regarded cities. I cannot tell you how many redundant chains I saw in London.
Chains are definitely a part of modern life and to be completely against them is foolish. I’m not saying one should embrace chain stores either. However, because Broadway from 2nd to Olympic is not exactly a short length. I find it very hard to believe that the ENTIRE length will be taken over by chains. What I think will happen is if Broadway gets cleaned up, there will be a mix of chains and independent shops probably akin to those you would find on Beverly Blvd. or Melrose Ave.
The Historic Core is the only area of Downtown LA where a strong retail presence could ever develop because there is contiguous retail space available. Over in the Financial District and South Park, it is not dense enough with retail space to ever develop a strong retail district akin to SoHo in NYC or Union Square in SF.
But if you dream big, which I like to do sometimes when I put my cynicism aside, then I like to think about where our shopping district will be in DTLA. A place people can go “into the city” for. An exciting adventure for those who don’t live downtown to go and window shop and doing their Christmas Holiday shopping. Where will the beautiful window displays be during the Holidays? The Historic Core would be perfect for that kind of scene.
Again, that’s my take on the subject. You may or may not agree.
Brigham
“Some people tend to go against certain things because it seems like the right thing to do. For example, Third Street Promenade is very nice – day or night.”
I don;t dislike 3rd st, I just think its mainly a mall. A) I don’t go mall shopping often B) I have a mall closer to me, so I don’t go often. No more no less.
My vision of downtown is a seamless 3 dimensional district with interweaving neighorhoods, each with their distinct own character. These districts should utilize their surroundings. Broadway has density, historic architecture and grand theatres, South park has high rise potential and is near la live, etc. I don’t like when people try to rush to make a single street in downtown some linear concept that already exists all over LA. What is the motivation for that? It makes no sense to me.
You are right, some areas of downtown should have luxury shopping, but where and when is that most appropriate? Should we model it like 3rd st, San Diego, or London? I don’t think it is apparent yet, so let’s keep promoting downtown and see how it grows naturally.
I think broadway is heading in the right direction. Add transit, parking, cleaner streets,and new aestetic standards all around. Light the historic buildings. Allow for many non-alcohol retailers to open till 2am up and down the street. Give incentives to restore every floor of every building. Try and move established cultural programming to the street. After that, let the market work. Don’t rush to evict everyone or sign 100 chain stores. Just give broadway the resources and attention it deserves, and let broadway be broadway.
Anyhow, I think spring st, 7th st., are also suited to high end shopping, not just broadway.
I would love to see the Museum of Neon Art relocate to Broadway… oh, I can dream.
What is going on with MONA? They’re temporarily in the Hellman right?
Yeah. It’s a cool space, but it’s just too small.
I had the most amazing coffee at kelly’s today. I enjoy walking in the friendly enviromentand having my gelato tiramusi during my lunch break. If you ever have time, stop by.