Posts tagged with "San Diego":

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Horton Plaza Mall conversion moves forward with $330 million construction loan

The future of the Horton Plaza Mall, the Jon Jerde-designed postmodern icon in Downtown San Diego, continues to tip in favor of its transition into an office campus. Los Angeles-based real estate investment firm Stockdale Capital Partners purchased the property two years ago for $175 million and has recently secured a construction loan of $330 million, allowing the redevelopment to be completed as early as 2022. “With all major entitlement hurdles behind us and this financing now secure,” Daniel Michaels, a managing director at Stockdale, told Times of San Diego, “we look forward to completing our redevelopment and revitalizing this incredible asset, we are moving full steam ahead with leasing discussions and hope to announce a mix of exciting and impactful tenants shortly.” The project, named The Campus at Horton, is designed by Los Angeles-based architects RCH Studios (formerly Rios Clementi Hale) and EYRC Architects, with RDC as the architect of record. The redevelopment will effectively transform the 10-block property into an office campus with 772,000 square feet of office space for tech firms and an additional 300,00 square feet for ground-floor retail—less than half the amount of the retail space currently in the Horton Plaza Mall. Though it may incorporate some of the original buildings’ spatial layout and facades, as the renderings suggest, the redevelopment stands in sharp contrast to the building it replaces. “The Campus at Horton will be the pinnacle of mixed-use campuses in Downtown and the exemplification of what’s possible when innovative office design meets access to leading food, beverage, health and wellness offerings, said Steven Yari, managing director at Stockdale Capital Partners, in a press statement. “We’re creating what we believe is the best product of its kind in San Diego—a place that will be a hub for thousands of high-tech jobs from all across California and for San Diegans to enjoy and experience.” The redevelopment was first announced last April, when the city’s economic development committee supported the change of deed request and required Stockdale to incorporate the on-site public park into their masterplan, followed by a City Council vote to demolish the original building the following month. The project was nearly compromised by a surprising lawsuit from Macy’s West Stores, Inc., one of the largest—and last remaining—business renting space in the mall. After settling their dispute in January, the department store is now preparing to jump ship from the site with a liquidation sale. The next hurdle to clear will be the finalization of Stockdale’s lease to operate and incorporate the Horton Plaza Park, currently pending City Council approval.
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San Diego’s Mingei International Museum undergoes a sweeping renovation

The Mingei International Museum, a nonprofit public institution that collects, conserves and exhibits folk art, craft, and design objects in San Diego’s acclaimed Balboa Park, is one of the city’s most beloved cultural attractions. Founded in 1978, Mingei is housed in the House of Charm, a Mission Revival-style building originally built as a temporary exhibition space for the Panama-California Exposition in 1915. During the building’s centennial, a $37 million campaign began to renovate the structure while reimagining its relationship to the local community and its park surroundings. The monumental task was given to local architecture firm LUCE et studio, which imagined a sweeping transformation of everything on the site save for its iconic facade. Given the building’s placement between two park grounds—the Alcazar Garden on the west, and the Plaza de Panama to the east—LUCE et studio decided to treat the ground floor as a columnless, free-of-charge public exhibition hall that doubles as a breezeway between the two public spaces. A former loading dock on the site will become the site of a courtyard space above a small, partially sunken auditorium that can open and close to the outdoors, while a staircase and skylight are being added to the building’s previously underutilized bell tower. The top floor will be dedicated to gallery spaces, a board room designed to house the museum’s original George Nakashima-designed table at its center, and wrap-around terraces along the Plaza de Panama-facing facades that archival photos suggest once existed atop the building. The firm also saw the renovation as an opportunity to install permanent examples of contemporary handicraft. The studio commissioned Claudy Jongstra, for example, to create a large-scale mural made with wool from the Dutch textile artist’s herd of sheep for the ground floor, as well as a curtain from Dutch designer Petra Blaisse in the auditorium space, and a glass sculpture by American artist Dale Chihuly to hang in the bell tower. The Mingei is currently scheduled to (re)open to the public in May 2021, though visitors to last weekend’s Open House San Diego were given a rare opportunity to take a hard hat tour through the long-awaited museum.
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Open House San Diego announces largest architecture tour yet

Open House San Diego (OHSD), the annual architecture and urban design event hosted by the San Diego Architectural Foundation (SDAF), will take place this year from March 6 to 8. Now celebrating its fifth year of operation in the city, the free event was founded by San Diego-native Susanne Friestedt as the third city in America to be included in the official Open House Worldwide program following New York and Chicago. OHSD is a rare opportunity to see nearly 100 of the area’s world-famous sites—including the Louis Kahn-designed Salk Institute and, for the first time this year, the Hotel Del Coronado—alongside its lesser-known sites of local significance in neighborhoods including Downtown San Diego, Bankers Hill, Balboa Park, Barrio Logan, Point Loma, and La Jolla. A major feature of this year’s Open House San Diego will be the work of Irving Gill, a turn-of-the-century architect whose minimalist reinterpretations of the local mission-style architecture were among the very first modernist structures in Southern California. “His buildings, once so avant-garde, have eased seamlessly into the San Diego landscape, simply because they were designed to fit here,” the event guide reads. While SDAF will provide tours of his work in the neighborhoods of Bankers Hill and La Jolla, the official Irving Gill Walking Tour will guide visitors through a cluster of his buildings in Coronado that show off the architect’s wide stylistic palette. The Hotel Del Coronado is another prominent addition to this year’s offerings. The 132-year-old National Historic Landmark is one of the largest Queen Anne Victorian buildings in the country and is currently subject to a new master plan that will add over 140 guest accommodations and a new conference center. Kathy Breedlove, the master plan communications director and SDAF vice president will provide a behind-the-scenes tour of the historic preservation efforts underway. Other highlights of this year’s open house include the Craftsman-style Truax Lofts, the recently renovated Balboa Theatre movie palace, and the Shayan House, San Diego’s first LEED Gold-certified house, designed by Nakhshab Development & Design in 2012. The SDAF website has the full list of participating sites.
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Philip Salata and Jason Araújo attempt to find the murderers of the Horton Plaza Mall

“Who killed Horton Plaza? Who pulled the plug? Was it us: thumbs up, thumbs down? Horton Plaza died while nobody was looking.” So mourn artist Philip Salata and scholar Jason Araújo over the ongoing destruction of the postmodernist San Diego icon, completed in 1985 by Jon Jerde. In their roles as the guest curators for the Gaslamp Quarter Historical Foundation, Salata and Araújo have installed Ghosted, an exhibition compiling photographs, texts, and a video that attempts to revive the spirit of a once lively complex that might soon be meeting its maker. Set within the Davis-Horton House, a Victorian-era home two blocks from the Horton Plaza Mall in Downtown San Diego, Ghosted invites visitors to question where the finger should be pointed when dealing with the “dead mall” phenomenon and the condition of Horton Plaza in particular. In their exhaustive collection of archival materials, the curators were inspired by photographic documentarians such as Charles Marville, who, in the mid-19th century, photographed Paris on the verge of widespread transition. Salata and Araújo also drew a connection between the end of the Cold War, signaled by the demolition of the Berlin Wall exactly 30 years ago this month, and the rise of the American mall in the late 1980s. Just as the signifiers of the Cold War are mostly gone but not forgotten, so too must we reckon with the leftovers of a bygone retail building type whose ghosts continue to haunt many of our urban centers. In addition to the collection laid out by the curators, they are also encouraging visitors to bring relics of their own “that might shine a light or shadow on what could have happened,” so that they may be added to the archives. Though the future of Horton Plaza remains uncertain given the news last month that Macy’s department store, one of three retailers at the mall, has considered a lawsuit that would prevent the scheduled demolition from taking place, the mall’s waning popularity has been been an ongoing reality for years. The curators hope the exhibition, on view until January 6, will uncover the sequence of events that led to the mall’s demise through community engagement. “Only together”, they write, “may we be able to write the mystery.”
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Macy’s is filing suit against the Horton Plaza Mall demolition

Nearly five months after a unanimous City Council vote in May to demolish San Diego’s postmodern Horton Plaza Mall and replace it with a mixed-use block tentatively named “The Campus at Horton,” a group of local politicians and business executives have urged Macy’s department store, one of three retailers at the mall, to reconsider a lawsuit that would prevent the demolition from taking place according to the San Diego Tribune. Earlier this month, Macy’s West Stores, Inc. had filed a lawsuit against Stockdale Capital Partners, the Los Angeles-based real estate investment firm that purchased the Jon Jerde-designed Horton Plaza Mall complex in August of last year, to slow down or halt the forthcoming conversion. The department store intends to halt the mall’s destruction by appealing to a San Diego Court judge, arguing that the developer’s plans to replace the complex with high-tech office space and rebrand the area violate Macy’s lease agreement. Additionally, Macy’s real estate executive Douglas Sesler wrote a letter to San Diego Mayor Kevin Faulconer confirming their desire to take legal action, according to the Tribune. “We’re eager to continue a productive dialogue in good faith,” wrote Sesler, “but we concluded that litigation was necessary to prevent further deterioration of our rights and, even worse, another potential non-starter in the history of Horton Plaza redevelopment proposals.” The lawsuit claims that repurposing the mall violates Macy's lease agreement as well as a reciprocal easement agreement they had signed, which gives the company veto power in the case of major property changes. Though portions of the mall’s one-million-square-foot interior have already been demolished as part of the original development schedule to complete the first phase of the tech campus by the end of next year, the project will be legally required to come to a standstill if the judge finds Macy’s claim to be substantial. If the conversion moves ahead as originally planned, the amount of retail space on-site would be slashed to 300,000 square feet, as office space would "float" above the street on top of first-floor retail podiums.
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San Diego Symphony is slated to build a bayside concert hall by Soundforms

San Diego is soon to boast one of the most acoustically innovative waterfront concert venues in Southern California, according to local officials. Set to open next summer on Embarcadero Marina Park South, the San Diego Symphony will get a permanent space to host its shows, all centered around a 13,000-square-foot stage structure by London-based consortium Soundforms and local studio Tucker Sadler Architects The $45 million project is part of a larger proposal to encourage year-round activity in downtown San Diego. The venue, Bayside Performance Park, will be built on a 10.8-acre existing greenspace that’s able to hold over 3,000 people on average, and up to 10,000 on special occasions. It will be located directly across the from the San Diego Convention Center and will mimic its design in form and texture. Soundforms, best known for the “Olympic Bandstand” structure it created for the 2012 London Olympics, will scale up its most famous product, the Soundforms Performance Shell, for San Diego’s premier outdoor music hall.  Taking cues from the convention center’s stand-out shape and the surrounding downtown skyline, Soundforms will create a concert shell with a cantilevered roof at the edge of the parkland. It will be wrapped in durable, white fabric—a nod to the convention center’s rooftop sails—and built by tensile structure contractor Fabritecture. Charles Salter Acoustics, a sound company in San Francisco will work with consultant Shawn Murphey to install a massive sound system that can accommodate orchestral performances, Broadway musicals, film screenings, and popular artists.  Tucker Sadler Architects and Burton Landscape Architecture Studio will root the structure in place and connect it to the entire Embarcadero Marina Park South by designing a terraced lawn with temporary seating and a widened public promenade that wraps around the venue. The design team will also add sunset steps to the back of the pavilion, which locals can access when performances aren't happening. For the San Diego Symphony, such a space has been a long time coming. For the last 15 years, it's had to assemble and disassemble a stage for its popular Bayside Summer Nights concert series. But that’s all changing now. According to a press release, Bayside Performance Park will be the only permanent outdoor performance space that doubles as an active park on the West Coast.  [This project] supports the Port of San Diego’s goals for a vibrant and active San Diego Bay waterfront,” said Chairman Garry Bonelli of the Port of San Diego Board of Port Commissioners in a statement. “Bayfront visitors will love the new and improved performance facility, not to mention the improved park and park amenities.”  Construction will begin in September. 
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For its 250th anniversary, San Diego gets an update

This is the third article of AN‘s July/August 2019 print edition feature focused on development. The first, “A new breed of skyscraper threatens to devastate the fabric of New York,” can be read here. The second, "Why the developer’s vision matters in the experience economy," can be read here. As it celebrates the 250th anniversary of its founding this year, San Diego is rethinking past projects, planning billions of dollars’ worth of new projects, and coping with a housing shortage that is making it one of the nation’s least affordable markets. The most significant project on the boards is the redevelopment planned for Horton Plaza shopping center, a 1985 postmodernist downtown mall designed by Jon Jerde. But there are many other megaprojects under construction or in the offing throughout this county of 3.3 million residents. Laura Warner, an architect who moved from the San Francisco Bay Area in the 1980s, watches all this action from her perch as cochair of the San Diego Architectural Foundation’s Orchids & Onions program. This 43-year-old education effort celebrates the good and shames the bad in local building, landscape, planning, and historic preservation projects. “We’ve got some really well crafted, well designed, and well detailed buildings that are places that people like to go to, where they want to create memories,” Warner said. San Diego’s architectural zeitgeist goes back to its founding in 1769 by Spanish colonizers intent on protecting the area from European rivals and the local Kumeyaay population. The colonists introduced new building techniques, laid out towns as required by Spain’s “Laws of the Indies,” and built adobe and stucco ranch houses that remain the local go-to style, especially for residential development. The city’s iconic buildings and structures include the Mission San Diego de Alcalá, Reid & Reid’s 1888 Hotel del Coronado, the 1915 Panama-California Exposition grounds in Balboa Park, the 1920s Navy and Marine Corps bases, the 1938 County Administration Center on the downtown waterfront, Louis Kahn’s 1964 Salk Institute, and William Pereira’s 1970 Geisel Library at the University of California, San Diego, campus. Post–World War II car culture led to sprawl, center-city blight, and urban ills shared with other American cities. Some midcentury mistakes are being reversed, but challenges remain: homelessness, high-priced housing (the median home price in May was $591,000), large wage gaps between tourism service workers and high-tech engineers, and relations with Tijuana across the Mexican border. Ten major projects in the works promise to add to San Diego’s collection of notable buildings, but it remains to be seen if any of them rise to world-class, must-see status in the decades ahead. The Campus at Horton Stockdale Capital Partners of Los Angeles bought the Horton Plaza shopping center in 2018 for $175 million with plans to turn it into a high-tech office complex with only half the 600,000 square feet of retail originally required in the center. The Jerde Partnership’s original postmodern design was copied worldwide, and the new owners are seeking ways to retain some of its quirky features. L.A.-area firms RCH Studios and EYRC Architects are the design architects, and RDC is the executive architect for the redesign. The developers hope to complete the first phase by the end of 2020. Chula Vista Bayfront A 535-acre World War II-era industrial zone is being transformed into a complex comprising hotels, housing, retail, parks, and a conference center in this South Bay city’s portion of the San Diego port tidelands. Houston-based RIDA Development plans a $1.1 billion hotel and conference center on 36 acres. RIDA’s architect is HKS of Dallas. Courthouse Redevelopment Another repurposing project involves the 1960s downtown county courthouse. On the first of three blocks owned by the county government would be a $400 million, 37-story mixed-use building developed by Vancouver, Washington–based Holland Partner Group and designed by local firm Carrier Johnson + Culture. Manchester Pacific Gateway The Navy Broadway Complex, which dates back to the 1920s, has been leased to local developer Doug Manchester, who agreed to build the Navy a new West Coast headquarters. He, in turn, won rights to build hotels, offices, a retail galleria, and a museum on the balance of the complex’s 13.7 acres. Gensler is the architect, and construction of the tower is well underway in the $1.3 billion, 3 million-square-foot complex. NAVWAR The Naval Information Warfare Systems Command (NAVWAR, formerly the Space and Naval Warfare Systems Command or SPAWAR) occupies former Air Force hangars dating to World War II located between Old Town San Diego and the Marine Corps Recruit Depot north of downtown. The Navy, seeking a modern research and development home, would like to repeat its deal on the Naval Broadway Complex by signing up a developer who would deliver such a building in exchange for the right to develop the rest of the site privately. The 71-acre location is also being eyed by regional planners as a “Grand Central” multimodal transportation center. The Navy expects to issue a request for proposals. In the meantime, the local National Association of Industrial and Office Parks chapter sponsored a “university challenge” for a portion of the site. The winning $1.6 billion, 4.1 million-square-foot “Delta District” plan from students at the University of San Diego includes offices, housing, and retail, plus an “innovation center” where education and R&D would meet. De Bartolo + Rimanic Design Studio of San Diego aided the UCSD students. One Paseo Suburban development continues in San Diego County, and one of the most controversial suburban projects, One Paseo, opened earlier this year east of Del Mar on the North County coast. Opponents, led by a rival shopping center company, objected to the density and launched an initiative to kill the project, and the developer, Kilroy Realty, downsized the plans. The retail portion, by the Hollywood architecture firm 5+design, opened earlier this year, and the first apartments are due this summer. San Diego Convention Center Expansion The center, built in 1989 and last expanded in 2001, will appear on the March 2020 city ballot in the form of a hotel tax increase that will fund an $800 million expansion, plus homeless and transportation improvements if it can gain the required two-thirds approval. The main new feature would be a rooftop public park. The project designer is Fentress Architects of Denver. SDSU Mission Valley San Diego State University won voter approval in 2018 over local developers’ rival “SoccerCity” to redevelop the 166-acre site of the former Chargers NFL football stadium site in Mission Valley, north of downtown. When the Chargers returned to Los Angeles, the future of the 70,000-seat, 52-year-old stadium was up for grabs. SDSU plans to replace what is now called SDCCU Stadium with a smaller facility for its Aztecs football team. Developers would be selected to build 4,600 housing units and 1 million square feet of office and retail space that ultimately could be repurposed for academic use to complement the university’s 250-acre campus a few miles to the east. Carrier Johnson + Culture prepared a conceptual master plan, and Gensler is the architect for the new $250 million stadium, which is targeted to open for the 2022 football season. Seaport Village The downtown Embarcadero postindustrial transformation began with the construction of the Robert Mosher–designed San Diego–Coronado Bridge in 1969. The obsolete ferry landing was redeveloped as the Seaport Village specialty retail center in 1980. Now it’s time to turn the 39-acres of one-story buildings into something denser and more sophisticated. The current $1.6 billion plan calls for the usual mix of hotel and commercial uses plus an aquarium, ocean-oriented learning center, a 500-foot skytower ride designed by BIG, and water-centric recreational and commercial fishing features. The project architect is San Diego–based AVRP Skyport. UC San Diego The UC San Diego campus, whose first class of fewer than 200 students took up residence in 1964, is nearing an enrollment of 40,000 and is planning to add three more undergraduate residential colleges to the six already in place. The 2,100-acre campus, spanning Interstate 5 in San Diego’s La Jolla neighborhood plus a community hospital near downtown, has about $10 billion dollars in projects planned over the next 10 years. That doesn’t count the $2.1 billion extension of the San Diego Trolley light-rail system which is due to reach the campus in 2021. The campus trolley stop will lead to a new campus gateway entrance, where several major buildings and an outdoor amphitheater are in the works. An off-campus downtown hub on the trolley line is already under construction. Numerous architectural firms, both local and national, have been engaged to build out the campus, including HKS and San Diego–based Safdie Rabines Architects for Sixth College, now under construction; Seattle-based LMN Partners for the Triton Pavilion, a six-building complex at the new trolley stop; and the downtown hub by Carrier Johnson + Culture. Roger Showley is a freelance writer who recently retired from The San Diego Union-Tribune.  
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UC San Diego slated to build a new campus "front door"

UC San Diego is building itself a front door. The Pepper Canyon Amphitheater and Public Realm project, spearheaded by current chancellor Pradeep Khosla, is a restructuring of the physical campus, nestled between the Pacific coastline and Interstate 5. The San Diego Union-Tribune reported that the top 10 research university aims to become more welcoming to visitors and to better interact with neighbors. The university has added over 11,000 students in the past decade despite a statewide slashing of funds to the UC school system. The master plan includes building a grand entrance to the campus that organizes circulation while also creating a visually striking first impression. The "doorway" is expected to include a new 3,000 seat pavilion and amphitheater, a sculptural “walkway of words,” and an interactive swing set by visual artist Ann Hamilton. Additionally, a projected $761 million worth of new buildings will surround it, from a design and innovation center to a freestanding tower for alumni gatherings. These new projects seek to create what students and faculty feel that the campus has always lacked: an energetic downtown, connecting students to the campus as well as to the surrounding community.  At the center of the design philosophy is the use of public transportation for both students and visitors. There are consistent complaints about parking availability on campus, with some commuter students arriving at school by 5:00 a.m. just to get a spot and then sleeping in their cars until class. The development of San Diego’s Blue Line, a trolley system connecting the university with the city, has the potential to alleviate some of this commuter stress as the campus grows. With its expected completion by 2021, new buildings and plazas are being planned adjacent to the trolley, encouraging alternative transit while also inviting visual interaction between the campus and riders. The new building designs boast large windows overlooking the trolley so commuters are able to see inside workshops and labs, observing students creating and researching. The projects intentionally define a whole new meaning to the word transparency. Chancellor Khosla told the Union-Tribune he hopes that this focus will help eliminate the “urban island” syndrome that UCSD has acquired, existing on a geographic site that was always meant to be isolated. The La Jolla site of UCSD was historically occupied by a Marine Corps training base called Camp Matthews. The site is situated between the ocean’s coastal cliffs and a major highway, Interstate 5, with increasing pressure in the surrounding areas from tech company campuses and residential sprawl each year. However, Khosla is the first of the school’s chancellors to actively advocate for community interaction on campus, welcoming in neighbors and visitors rather than pushing them out. “Anybody who comes to San Diego should have this campus as a destination in addition to Balboa Park or the Gaslamp district,” he said to the Union-Tribune Critics of his open campus plan point out potential distraction on campus for students or security issues arising from homeless populations on public transit. But Khosla and his supporters see the public transport and tourism opportunities as a natural evolution for an increasingly urban campus. “We can’t be afraid of that and close the campus to everybody," he said. "That would be a disaster.”  
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Total conversion of San Diego’s postmodern Horton Plaza sails to approval

A land use exemption required to convert San Diego’s Jon Jerde–designed Horton Plaza Mall complex into a technology office campus has passed after a unanimous City Council vote on May 20, as reported in The San Diego Union-Tribune. That paves the way for the L.A.-based developer Stockdale Capital Partners to slash the retail square footage and reorient the postmodern plaza’s interiors to support high-tech offices—turning the former shopping center into “The Campus at Horton.” The one-million-square-foot, five-story mall will thus be overhauled to reduce the amount of retail space to 300,000 square feet from the current 600,000 square feet, and 772,000 square feet in Horton Plaza will become office space. Everything above Horton Plaza’s first floors will become office space, with retail being relegated to a ground-level “podium.” Additionally, Stockdale can reduce the retail requirement down to only 200,000 square feet if it lands a tenant willing to take at least 100,000 square feet of office space in the next 5 years. The exemption sought by Stockdale, which the City Council passed 9-0, cuts the amount of required retail on the site down from 700,000 square feet to the aforementioned 300,000 square feet. The postmodern Horton Plaza Mall first opened in 1985 and was conceived as a microcosm of the street grid overlain with the typical shopping center typology, including self-constrained streetscapes and multilevel terraces. That sort of defensive urbanism helped the mall thrive (and bolstered the economic fortunes of the surrounding developments) early on, but the complex has fallen on hard times in recent years. Stockdale’s scheme involves adding a glassy 150,000-square-foot, four-story addition to the top of the former Nordstrom building in anticipation of a single tenant company, building an amenity deck for tenants on the site of the former food court, and redeveloping the Bradley Building. The 10-block Plaza is currently sliced through the middle with a pathway running from Broadway to G Street that’s currently peppered with overhangs and sky bridges, and Stockdale will uncover that “street” and remove most of the infrastructure hanging above. However, the underground Lyceum Theater will remain at Horton Plaza until at least 2035 under a $1-a-year lease terms. Stockdale originally purchased the site from Westfield in August of last year for $175 million, and it anticipates that the conversion will cost approximately $275 million. The first phase of The Campus at Horton is expected to open in 2020.
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Plan to transform Jerde’s postmodern wonderland in San Diego moves forward

A preliminary plan to transform the Jon Jerde–designed Horton Plaza Mall complex in San Diego has taken several steps forward in recent weeks as developer Stockdale Capital Partners detailed plans to reconfigure the dazzling postmodern shopping mall into a mixed-use technology campus.

In mid-April, San Diego’s economic development committee unanimously supported a change of deed request made by the developers to reduce the amount of retail space that must be included in the development. Currently, guidelines require that at least 700,000 square feet of retail spaces be provided on the site, a figure the developer seeks to slash in half. In exchange for the reduction, the developer would build a 772,000-square-foot tech office campus on top of a 300,000-square-foot retail podium.

The plan, The San Diego Union-Tribune reported, would require Stockdale to take responsibility for a city-owned park located on the site, as well.

A recent batch of renderings unveiled for the new complex depicts glass curtainwall facades and dark metal structural elements. A mix of indoor-outdoor spaces and ground level shops, gyms, and restaurants would serve up to 4,000 tech workers who could be located on the site.

At the economic development committee meeting, Stockdale cofounder Dan Michaels said, “We’ve done this before,” referencing the firm’s successful redevelopment of a similar mall complex in Scottsdale, Arizona, that brought a slew of marquee tech companies to the city, adding, “[Horton Plaza] is the opportunity incarnate.”

The plan, however, is not without controversy.

Several cultural heritage and historic preservation groups have challenged the plan, which would remove all of the postmodern elements of the complex. Organizations like the San Diego Architecture Foundation and the La Jolla Historical Society have publicly asked the developer to take steps to somehow preserve the iconic postmodern facades that mark the mall’s interior courtyard.

In a letter supporting the preservation of the existing complex, Heath Fox, executive director of the La Jolla Historical Society, said, “Horton Plaza is a highly intact, signature example of postmodernism by an important architect, and large-scale examples of postmodern architecture are exceedingly rare.”

Designed in the early 1980s during an era when defensive urbanism reigned supreme in American cities, Horton Plaza was conceived as a microcosm where some of the unexpected and organic qualities of traditional urban environments were recreated inside a tightly-controlled private development.

As a result, Jerde created stacked and broad covered interior streets that offer new and delightful experiences around every corner.

Richly detailed with traditionally-inspired cornices, pressed tin ceilings, ordered columns, and ever-changing and sumptuous materiality, no two vistas within the mall are alike. Massive mosaic tile-covered facades protrude into the central space to create the illusion of organic development while walkways slope to connect different levels as they might in an Italian hillside town. In other areas, variously styled storefronts project from larger facades and stuccoed expanses of cerulean, goldenrod, and rose-hued masses collide and explode every which way.

The development, heralded as a transformative success when it originally opened in 1985, has fallen on hard times in recent years, even as the areas around it have thrived due to the urban resurgence the complex initiated.

If Stockdale is successful in its efforts, the project could take shape as soon as 2020.

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San Diego eliminates parking requirements for transit-adjacent projects

In California, when it rains, it pours. At least, that seems to be the case when it comes to the flood of parking reforms taking place across the state. The most recent example comes from San Diego, where this week, the city council passed a new parking reform package that eliminated parking requirements for sites located within 1/2-mile of a transit stop. The effort also sets new parking maximum—instead of minimum—requirements in certain areas, including in the city’s downtown. There, a maximum of one parking stall will be allowed per residential unit, with the added restriction that parking must be built below ground if it is built at all. The city will now also require multi-family housing developers to provide so-called “transportation amenities” for their residents, including free transit passes, bicycle storage facilities, and on-site daycare facilities to help reduce automobile trips. In new developments that require at least one stall, the new rules will require one Americans with Disabilities Act–compliant parking stall. For buildings with no parking, no ADA-compliant stalls will be required. San Diego’s embrace of parking reform comes as Republican mayor Kevin Faulconer takes up the mantle of the insurgent “Yes In My Back Yard” (YIMBY) movement in a push to spur housing construction while meeting local climate goals. The reforms enacted in San Diego, for example, mirror some of the policies proposed in Senate Bill 827, a statewide pro-density, YIMBY-backed bill that drew controversy across the state. The efforts also mirror reforms taking place at the state level that have picked up steam under California’s new governor Gavin Newsom. San Diego, like many California cities, is mired with high housing costs and surging levels of homelessness. Though politically noxious until very recently, doing away with parking near transit has come to be seen as an entry-level reform for spurring housing construction because aside from fueling automobile-dependant lifestyles, parking is, simply put, expensive to build. A city report estimates that each parking stall adds between $40,000 and $90,000 to the cost of each residential unit. Those front-end costs translate to higher monthly costs for renters and buyers, costly increases for a state where many residents spend the majority of their incomes on housing and transportation. Further, from a design perspective, required parking imposes many limitations. Before the new ordinance, for example, parking requirements were tied to the number of bedrooms in each unit, meaning that larger residential units, the two- and three-bedroom configurations that are best suited for families, could require up to three or four parking stalls per residence. The requirements are particularly onerous for small- and medium-scale developments on tight urban lots, where required driveways, exacting stall dimensions, and other car-related required elements fundamentally shape not just building design but often, the number of housing units that can be built overall. Cities across the state are becoming wise to the high cost of free parking, however. San Francisco and Sacramento are pursuing their own city-led efforts to curtail parking requirements while Los Angeles’s Transit-Oriented Communities program has successfully sought to induce developers to build affordable housing in lieu of car stalls.
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Open House! San Diego releases lineup for March event

The San Diego Architectural Foundation (SDAF) has announced the lineup for its annual Open House San Diego (OHSD), an architecture and urban design extravaganza scheduled to take place March 23 and 24. The free festival will open up over 100 architecturally-significant locations across San Diego for building and history enthusiasts to explore. The list of buildings includes some of the city’s newest architectural works as well as several of its most historic sites, including Balboa Park, Barrio Logan, and some in the city’s bustling downtown area. This year, the event will spread to the northern suburb of La Jolla, home to the Museum of Contemporary Art San Diego and many historic works by Irving Gill, among others. In a press release, OHSD founder Susanne Friestedt said, “We expect thousands of San Diegans and out of town visitors, including families and architecture and design students interested in learning about the design, history, and development of our city.” She added, “Last year, more than 7,500 visits were tallied at 83 sites. This year we anticipate at least 10,000 site visit visits. 350 trained volunteers will be on hand to assist visitors.” One highlight in the lineup includes the recently-completed Block D Makers Quarter, a six-story creative office hub designed by BNIM that strives for high-impact sustainability. The LEED Platinum and net-zero structure is wrapped in louvered shades and will anchor a new creative quarter in downtown San Diego.  Miller Hull’s The Wharf at Point Loma, America’s Cup Harbor project, a finger-like arrangement of shops and public spaces, will also open to the public. With the structure, the architects have brought a commercial and social node to San Diego’s waterfront area. Other sites include the Salk Institute by Louis Kahn in La Jolla, the Atmosphere apartments in Downtown San Diego designed by Joseph Wong Design Associates, and the Jacobs Music Center designed by Gensler. See the OHSD website for more information and a full list of participating sites.