SAN DIEGO’S NATIONALSAN DIEGO’S NATIONALSAN DIEGO’S NATIONALSAN DIEGO’S NATIONAL REGISTER LANDMARK REGISTER LANDMARK REGISTER LANDMARK REGISTER LANDMARK

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OPPORTUNITY OVERVIEW

JANUARY 2003

SAN DIEGO, CALIFORNISAN DIEGO, CALIFORNISAN DIEGO, CALIFORNISAN DIEGO, CALIFORNIAAAA

ASSEMBLY BUILDING GYASSEMBLY BUILDING GYASSEMBLY BUILDING GYASSEMBLY BUILDING GYMNASIUMMNASIUMMNASIUMMNASIUM

OLD POLICE GARAGE ANOLD POLICE GARAGE ANOLD POLICE GARAGE ANOLD POLICE GARAGE AND STABLESD STABLESD STABLESD STABLES

OLD COURTHOUSE ENTRYOLD COURTHOUSE ENTRYOLD COURTHOUSE ENTRYOLD COURTHOUSE ENTRY AND FOYER AND FOYER AND FOYER AND FOYER

EXECUTIVE SUMMARY: At the heart of the San Diego waterfront downtown, adjacent to the formidable visitor complex of the Convention Center, the Hilton, Marriott and Grand Hyatt Hotels, an exceptional opportunity has become available. At the strategic confluence of Pacific Highway, North and South Harbor Drive and The Embarcadero, one of San Diego’s most respected civic structures awaits its next incarnation. This Spanish-Colonial Courtyard landmark, the Historic Police Headquarters building, occupies the most prominent site in all of the downtown waterfront area. The pages that follow outline a plan to restore and adaptively reuse the landmark Historic Police Headquarters for a variety of exciting new uses, and expands the existing Embarcadero Marina Park in an exciting way that creates a great new waterfront public park. The Historic Police Headquarters building will become a handsome new patio restaurant and fine dining facility that will serve as showcase location for important civic functions and special occasions. New assembly and function rooms, recreation spaces for children and young adults, and other amenities complete the new facilities. The restoration of the Historic Police Headquarters is an exceptional opportunity for a creative adaptive re-use to benefit all San Diegans.

A NEW WATERFRONT DESTINATION FOR LOCAL RESIDENTS AND VISITORS Urban Labs, a downtown San Diego-based real estate advisor and development company, created the plan for the restoration and adaptive reuse of the Historic Police Headquarters building outlined on the following pages. The proposed uses outlined here are complementary with the surrounding parcels- with the Embarcadero Marina Park connected to the restored Historic Police Headquarters via new greenways, pedestrian walks and landscaping, with Seaport Village and its existing leasehold improvements, as well as the Harbor Seafood Mart/Chesapeake Fish Company complex. These parcels, along with the Historic Police Headquarters building, will be considered together to create a cohesive new vision for a significant and successful waterfront development for the citizens of San Diego and our visitors.

A DESTINATION UNIQUE TO SAN DIEGO The Historic Police Headquarters structure is an important part of San Diego history. The restoration of the building for public use will help San Diego residents and visitors understand its importance to San Diego history, and create a unique new public gathering spot for all San Diegans for occasions large and small. This unique to San Diego public “living room” could serve both as the heart of the new waterfront hotel and convention center complex, and as a new harbor-side attraction and amenity which would draw San Diegans for events of all kinds. This newly enlivened landmark becomes the signature element of the San Diego waterfront, as original to San Diego as Balboa Park and a unique connection to San Diego’s history.

New public event and park spaces The place where the North and South Embarcadero meet was one of San Diego Bays most historic places even before the landmark Historic Police Headquarters building was constructed. A purported graveyard for Spanish sailors, and a notorious waterfront shantytown, it was the southern terminus of the fabled Pacific Coast Highway connecting to the Canadian border, and the Ferry Landing for Coronado Island. The Historic Police Headquarters, built on parkland in 1939 to rival the City and County Administration building up Harbor Drive, has represented San Diego’s civic aspirations for more than a half a century. Today we have an opportunity to restore this important landmark and to adapt its unique public spaces for exciting new park uses for future generations.

An attraction for all San Diegans At the heart of San Diego Bay, the Historic Police Headquarters occupies the exceptional site where the Convention Center and the headquarters hotels of the South waterfront meet the public promenades and maritime attractions of the North waterfront. A fully restored National-Register Landmark Police Headquarters building can be brought to life by an array of new public attractions- ranging from a garden patio restaurant and special event facilities to a Police Heritage Museum, public event and activity spaces and a Bed and Breakfast with Hospitality Suites- all surrounding the historic garden court. The restored Historic Police Headquarters could be an exceptional new asset for the local residents and visitors alike, and serve as an exciting new front door for Embarcadero Marina Park and Seaport Village.

A National Register civic landmark At its completion in 1939 as part of Franklin Roosevelt’s “New Deal” PWA/WPA program, it joined the recently completed City and County Administration building, also on Pacific Highway, to serve as San Diego’s primary symbols of civic government for the next quarter century. The intersection of Harbor Drive and Market Street was the site of the first structure built in New Town San Diego; a wharf building constructed around 1850. A State Historical Marker marks Dead Mans Point at the same spot, commemorating the early Spanish mariners. The front of the Old Police Headquarters is believed to be the former Shantyville, a series of stilt structures built out over what was then the water’s edge. The Historic Police Headquarters was one of San Diego’s most significant civic structures when it was built, a companion to the City and County Administration Building that predates it by only two years, and is a California State Historic Landmark on the National Register of Historic Places. The complex was home to the San Diego Police Department though several significant decades of San Diego’s growth. Thirteen San Diego Police Officers left the building and never returned, losing their lives protecting San Diego’s citizens.

Historic heart of San Diego’s harbor front

Public spaces surrounding a garden patio Beyond its importance as a symbol of civic pride, the design of the building reflects the popular romanticized version of Southern California’s history that originated in San Diego. Surrounding an open courtyard, the building recalls the original Spanish ranchos with their rooms opening on to a shared central yard. A similar setting served as the backdrop of Ramona, the wildly popular fictionalized tale of rancho days. Certain elevations of the building recall the adobe building type, while others suggest more formal Spanish inspiration and the buildings of the first Panama-Pacific

Exposition in Balboa Park. It was that building style, and that romanticized history, that forever changed the look of the built environment in California. In the years following Ramona and between the two Expositions, various Spanish-inspired styles eclipsed all other designs, including the more original local styles developed by the Greene Brothers, Irving Gill, and others. The Old Police Headquarters is an exceptional example of what was known for many years as the “Southern California style”. The feasibility of the adaptive reuse of the Old Police Headquarters benefits from the enduring popularity of this romanticized version of California’s past. Lush garden courtyards surrounded by Spanish-style buildings are features at some of Southern California’s favorite destinations. Prime examples range from the La Valencia Hotel in La Jolla to the Hotel Bel-Air in Los Angeles, and the local acclaim afforded the restoration of the House of Hospitality in Balboa Park exemplifies this enduring appeal. Even in its current abandoned state, the Old Police Headquarters possesses a historic charm and a dignity not found anywhere else Downtown or along the waterfront.

The classic California Mediterranean courtyard building surrounding a tropical patio contains a number of remarkable spaces that are easily adapted for use as fine dining and event facilities, a bed and breakfast, museum space for the Police Heritage Association, assembly, meeting and exhibit space, and a youth gymnasium. New gardens could expand the existing Embarcadero Marina Park through Seaport Village to reach Harbor Drive, and enliven the revived Historic Police Headquarters subtropical gardens. Pedestrian access to the waterfront would be more clearly identified through new promenades, punctuated by signature water elements at key intersections, leading to an enhanced and activated Embarcadero Marina Park.

Old Garage and Stables Proposed Use: Public Events PavilionProposed Use: Public Events PavilionProposed Use: Public Events PavilionProposed Use: Public Events Pavilion

Area: 16,800 sq. ft.Area: 16,800 sq. ft.Area: 16,800 sq. ft.Area: 16,800 sq. ft.

Description: Double bow truss with major frontage on Kettner and Harbor Drive (Two double bays)

As a part of a wide variety of programming designed to draw increased public use, the historic Police Garage and Stable spaces might be used for regularly scheduled activities designed to appeal to young children and their families. Children’s play and activity days, arts and crafts fairs and public exhibitions, could be augmented by other activities such as a proposed weekly Farmers Market. Other potential uses such as a parade assembly and headquarters pavilion, and other activities that will attract local San Diegans to their waterfront are envisioned. The classic California courtyard architecture of the building and its fascinating history will ensure appeal to San Diego visitors as well.

Assembly Hall Proposed Use: Youth Assembly and Gymnasium Center Proposed Use: Youth Assembly and Gymnasium Center Proposed Use: Youth Assembly and Gymnasium Center Proposed Use: Youth Assembly and Gymnasium Center

Area: 13,900 sq. ft Area: 13,900 sq. ft Area: 13,900 sq. ft Area: 13,900 sq. ft Description: Upper level with solid pine wood floor above support facilities.

Double height and mezzanine at second level

Historic Garden Patio Proposed Use: Indoor/Outdoor Restaurant Proposed Use: Indoor/Outdoor Restaurant Proposed Use: Indoor/Outdoor Restaurant Proposed Use: Indoor/Outdoor Restaurant

PATIO RESTAURANT AREAS:

The CourtyardThe CourtyardThe CourtyardThe Courtyard Area: Approx 22,000 sq. ft. Description: Historic specimen plantings surrounding concrete faux flagstone pavers. Missing historic landscape island and water feature

TTTThe Jailhe Jailhe Jailhe Jail Cellblock 1 (two wings and access ways)

Old Courthouse Proposed Use: Banquet and Event FacilitiesProposed Use: Banquet and Event FacilitiesProposed Use: Banquet and Event FacilitiesProposed Use: Banquet and Event Facilities

The CourthouseThe CourthouseThe CourthouseThe Courthouse Description: Four ground floor double height courtrooms (existing second floor condition) with windows. Frontage at Pacific Highway and facing Seaport Village entry. Courtroom 1Courtroom 2 Courtroom 3

Courtroom 4 Jury rooms and Judge’s chambers Courtroom #5 (2nd story) Description: Second floor courtroom with skylights and sloped ceiling overlooking patio.

Old City Jail Proposed Use: Police Heritage Museum and MemorialProposed Use: Police Heritage Museum and MemorialProposed Use: Police Heritage Museum and MemorialProposed Use: Police Heritage Museum and Memorial

POLICE AREAS:

Identification AreaIdentification AreaIdentification AreaIdentification Area (includes 2nd story gallery) Description: Original double height space with U-shaped gallery facing patio. Exiting floor infill at mezzanine.

Processing OfficeProcessing OfficeProcessing OfficeProcessing Office Description: Open porch leading to admitting cage and line-up and holding areas

The JailThe JailThe JailThe Jail Description: Three single-sided cellblocks with associated access ways. Special concrete construction. Cellblock 2 (two wings and access ways) Cellblock 3 (two wings and access ways)

Former Induction Counter Police Chief George Sears

Pacific Highway/Harbor Drive Wing Proposed Use: Hospitality Suites/Bed and BreakfastProposed Use: Hospitality Suites/Bed and BreakfastProposed Use: Hospitality Suites/Bed and BreakfastProposed Use: Hospitality Suites/Bed and Breakfast HOSPITALITY/BED AND BREAKFAST AREAS:

Pacific Highway foyerPacific Highway foyerPacific Highway foyerPacific Highway foyer Description: Former public entrance porch with flanking offices.

SW courtyard officesSW courtyard officesSW courtyard officesSW courtyard offices Description: Two stories connected by historic staircase. New elevator required to utilize 2nd level spaces.

Administration wing Administration wing Administration wing Administration wing (includes 2nd story law library) Description: One story double loaded corridor with terra cotta floor and plaster archways. 2nd-story law library at corner with removed historic interior stair. Exposure to Harbor Drive and Pacific Highway. Auto Repair and oAuto Repair and oAuto Repair and oAuto Repair and officesfficesfficesffices

Description: Two exposures on court Squad RoomSquad RoomSquad RoomSquad Room Description: Open office space with double exposure on court and street

Urban Labs Team Background:

Paseo Colorado Pasadena Urban Labs was founded by two San Diegans with long association with Downtown redevelopment. Starting with Horton Plaza in 1983, the Urban Labs principals have been involved in innovative urban mixed-use projects throughout the world. Based in an East Village loft next to the new Padres Ballpark, Urban Labs is a real estate advisory and development group active in preservation, adaptive reuse and development projects in the western United States and Hawaii. The Urban Labs team served as the Strategic Design group of TrizecHahn, the successor firm to The Hahn Company, and were instrumental in the strategic planning and development of a wide range of mixed-use retail and entertainment projects, including developments at Paseo Colorado in Pasadena and at Hollywood & Highland, the new home of the Academy Awards in Hollywood. The URBAN LABS partners are experienced in the marketing, leasing and operation of sophisticated urban development projects.

Brian Church AIA has worked for a number of downtown San Diego design firms, and has been involved in the design of a number of downtown developments, including the renovation of Horton Plaza. His background includes extensive work on commercial and leisure projects, restaurants around the U.S., as well as projects ranging from custom luxury beach homes to suburban entertainment centers. His planning and conceptual design studies for TrizecHahn provided the design platforms for several major projects, including Paseo Colorado in Pasadena, and Desert Passage in Las Vegas, as well as the H0llywood & Highland project.

Jack Illes, the Managing Partner, began his development career in 1984 as a leasing agent at Horton Plaza, then under construction. Jack went on to establish the east coast offices of The Hahn Company in New York City, and was the lead Hahn Company executive responsible for the successful redevelopment of Prudential Center in Boston for the Prudential Realty Group. For much of the last two decades he has been instrumental in the development of urban and suburban mixed-use retail and entertainment projects in New York, California, New Jersey and Colorado, with international experience in Toronto, Mexico City, Budapest, Hungary, Frankfurt, Germany and Tokyo, Japan. For the last six years, Jack and Brian together have established a significant track record in retail and mixed-use real estate, with hands-on experience in design, project finance, marketing, and leasing. Their successful collaboration on past projects has created a network of colleagues in allied fields, available to work on new projects. These resources combine with their leadership and creative expertise to provide start-to-finish capabilities for unique and innovative urban projects of almost any scale.

Urban Labs headquarters at the outfield wall of the new Padres Ballpark

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