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1551

San Diego City College Campus

City College Extension

Broadway St. Trolley Station

Park St.

Element Hotel Los Verdes Park

500 400

Los Verdes Hospital and Community Health Center

Police Station

300 Art Center

200 100

East Village HUB Luxury Hotel

0 Market St. Trolley Station N

2040 Vision

Eco Eco

Los Verdes, East Village

Economic Catalyst Creating Value. Strategically investing in public infrastructure, Paseo Balboa will increase surrounding property values. Phasing and flexibility anticipate market trends and allow for organic urban growth. Anchors such as big box retail, medical and educational facilities create stability within the neighborhood.

Building Identity Identity through urban form. The spatial experience of Los Verdes East Village is created by a unique pattern of streets, which responds to the underlying fault lines. Along these fault lines, a series of linear parks provide a pedestrian environment and complete the connection between the Park-to-Bay link.

Bridging Communities The Paseos Verdes Medical Center and Community hospital services for the existing homeless population, which actively addresses social tensions. Los Verdes provides a range of housing types, creating a mixed-income neighborhood. The corner of Park Boulevard and Market Street, the geographic center of the East Village, is anchored with the new Art

Real Option Theory Eliminating disjunction between building now or saving for later. Smart Phasing Phase product delivery according to market wave cycles. The Paseos Creating value by transforming weaknesses into strengths. Linear parks and water catchment along fault Street Hierarchy Distinctive identity through urban form. Confer human scale to the neighborhood. Creates larger developable Health & Wellness Lifestyle Filling the market gap acting as both, capital catalyst and social “glue�. Institutional Guardians Long term stake holders that help consolidate the neighborhood.


1551 Regional Analysis: Magnets and Generators Magnets are areas of interest that move people through downtown Generators are areas that become periodic hubs of activity

1

New magnets and generators fill the void and energize the East Village

8

Downtown San Diego 25 Minute Walk

2

10 3

9 6 7

4

12

11 5

13

1 1/4 mile 25 min. walk

1 mile 20 min. walk 5 min. bike

14

1/2 mile 10 min. m walk lkk18

1/4 mile 19 5 min. walk 20

16 17

East Village Hub

21

22

15

1. Sea World 2. Airport 3. Little Italy 4. San Diego Maritime Museum 5. Coronado Broadway Pier/Boardwalk 6. Cal. Western School of Law 7. San Diego High School 8. San Diego Zoo 9. Balboa Park & Cultural Center 10. Balboa Park Golf Course 11. Copley Symphony Hall 12. San Diego City College 13. Horton Plaza 14. New School of Architecture 15. Interstate 5 16. Seaport Village 17. Convention Center 18. Gaslamp District 19. Thomas Jefferson School of Law 20. Main Library 21. Petco Ball Park 22. Embarcadero Park

5

Regional Hospitals: Address the gap in service for downtown neighborhoods

4

6 3

0

7

2

4000 ft.

1

Eco Eco Objectives Matrix

Green infrastructure increases surrounding land values.

Flexible implementation of highest and best uses through smart phasing.

Grid design turns geologic handicap into an advantage that defines neighborhood character and doubles the public open space and increases

Blend new magnets and generators with pedestrian-oriented retail to create a unique mix of uses.

Public greens provide space for a variety of neighborhood uses and strengthen the connection between Balboa Park, Downtown San Diego and the Bay.

Diminish social tensions by providing services for the homeless population within the institution of the hospital.


1551

09 08

04

07

10

04

06

03 06

10

07

07

03 02

04

04

09 06

01 04

04

05

06

Completed by 2022

10 Key Components Hospital 01

Powerful economic catalyst and social mitigator. With 185 beds, it provides 1,500 direct jobs, services and SRO housing.

Proactive Retail 06

Art Center 02

Iconic building establishes a center for East Village and an entrance to Los Verdes while supporting the local art community.

Education 07

Paseo Balboa 03

Boulevards anchor the Los Verdes community stimulating enterprise and public life while also serving as water catchments along fault lines.

04

05

Programmable gathering place serves as social nucleus for the site and a new sanctuary for pedestrians and local residents.

Hospitality 09

Community Health Center + SRO Addresses displacement of social services by incorporating them into the Los Verdes healthcare services campus.

Leverages the expansion of existing educational institutions, creating revenue and energizing the site.

Park 08

Housing Spectrum Flexible fine-grained residential parcels allow for growth as the market demands. Focuses on San Diego’s lack of mid-level income housing, while also an appropriate mix of affordable and luxury housing.

Engages the site borders with urban big box and boutique retail to generate pedestrian movement throughout the site, allowing growth within as well as outward economic expansion into East Village.

Hotels capitalize on tourism and provide diversification of use according to demand. A mid-level hotel supports the hospital, while a high-end hotel at the center boasts proximity to major attractions and transit nodes.

Flexible Commercial Component 10

Retail space and medical offices may also serve as small business offices, providing economic elasticity.


1551 RAINWATER 1. Rain water is captured from green roof and garage, and then stored in an underground cistern.

2. Storm water is directed into the bio swale for it to be filtered and then: a. Percolate to recharge the ground water b. Infiltrate a perforated pipe and be pumped into a cistern for

GREY WATER 1. Grey water is captured from building usage, filtered, and then recycled back into the building 2. Grey water is stored in cistern until later usage.

Building Runoff Fault line Grey Water Discharge

Linear Park

Rambla Garage Runoff

Storm water Runoff Irrigation

Grey Water Reuse Recharge

Cistern

Recharge

Cistern

Filtered to water table

URban Profilee N - S Section. Original grid maintained for Downtown connection

Market

G St.

F St.

E St.

Broadway

C St.

E - W Section. The grid shifted to utilize fault lines as streets and linear open space network

I-5

16 th

Paseo Cabrillo

Paseo Cabrillo

Street Section Index

Paseo Balboa

Street & Transportation Networks

P

P

P

P

Fault Market Street

Park Boulevard

Paseo Cabrillo

East Village Geographical Center P

P

P

Reclamation Broadway

Park

P

P

Reclamation Village Streets

P

Fault Paseo Balboa

Shrinking streets allowes for automobile accomodation while providing a better pedestrian experience

Trolley Bike routes Bus routes & stations


1551

Creating value through Public Open Space

Los Verdes Park accomodates a variety of programmatic uses for the community while increasing the value of surrounding Real Estate. Second Building Period

First Building Period

MODERATE

Cycle Chronology

LAND USES

0: 2010-2011

1A: 2012-2014

1B: 2015-2018

Pre development

Paseo Balboa and Park Created 2.75 million sf buildings 1,562 units housing 339,000 retail sf 226,400 office sf 175,000 hotel sf 241,000 hospital sf 274,000 education sf

Hospital Expanding 2.43 million sf buildings 1,328 units housing 159,400 retail sf 240,000 office sf 90,000 hotel sf 241,000 hospital sf

Residential Business Institutional Movement Assembly Leisure Blocks Existing to Remain Trolley Station

2019

2018

2017

2016

2015

2014

2013

2012

2011

LOW 2010

Market Demand

HIGH


1551

The East Village Hub

The East Village Hub establishes a neighborhood Center.

1C: 2019-2021, End of Holding Period

2: 2022-2030

3: 2031-2040+

2.05 million sf buildings 1,759 units housing 22,500 retail sf 125,000 office sf 241,000 hospital sf

Paseos Added 3.81 million sf buildings 3,680 housing units 290,000 retail sf 360,000 office sf 61,100 hospital sf 200,000 education sf

Paseos Completed 3.88 million sf buildings 3,573 units housing 300,000 retail sf 375,000 office sf 73,400 hospital sf 240,000 education sf

2029

2028 2028

2027

2026

2025

2024

2023

2022

2021

2020

Third Building Period


Los Verdes, East Village