Los Verdes, East Village Eco Eco 2040 Vision Market St. Luxury Hotel Luxury Hotel Element Hotel Trolley Station East Village HUB Trolley Station Los Verdes Hospital and Community Health Center Broadway St. City College Extension San Diego City College Campus Los Verdes Park Police Station Art Center Park St. 0 100 200 300 400 500 N 1551 Health & Wellness Lifestyle Filling the market gap acting as both, capital catalyst and social “glue”. Real Option Theory Eliminating disjunction between building now or saving for later. Economic Catalyst Creating Value. Strategically investing in public infrastructure, Paseo Balboa will increase surrounding property values. Phasing and flexibil- ity 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 Institutional Guardians Long term stake holders that help consolidate the neighborhood. 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 Smart Phasing Phase product delivery according to market wave cycles.
Transcript
Los Verdes, East VillageEcoEco
2040 Vision
Market St.
Luxury HotelLuxury Hotel
ElementHotel
TrolleyStation
East VillageHUB
TrolleyStation
Los Verdes Hospital and Community Health Center
Broadway St.
City CollegeExtension
San Diego City College Campus
Los VerdesPark
Police Station
Art Center
Park
St.
0
100
200
300
400
500
N
1551
Health & Wellness LifestyleFilling the market gap acting as both, capital catalyst and social “glue”.
Real Option Theory Eliminating disjunction between building now or saving for later.
Economic CatalystCreating Value. Strategically investing in public infrastructure, Paseo Balboa will increase surrounding property values. Phasing and flexibil-ity 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 IdentityIdentity 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 CommunitiesThe 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
Institutional GuardiansLong term stake holders that help consolidate the neighborhood.
The PaseosCreating value by transforming weaknesses into strengths. Linear parks and water catchment along fault
Street HierarchyDistinctive identity through urban form. Confer human scale to the neighborhood. Creates larger developable
Smart PhasingPhase product delivery according to market wave cycles.
Sea WorldAirportLittle ItalySan Diego Maritime MuseumCoronado Broadway Pier/BoardwalkCal. Western School of LawSan Diego High SchoolSan Diego ZooBalboa Park & Cultural CenterBalboa Park Golf CourseCopley Symphony HallSan Diego City CollegeHorton PlazaNew School of ArchitectureInterstate 5Seaport VillageConvention CenterGaslamp DistrictThomas Jefferson School of LawMain LibraryPetco Ball ParkEmbarcadero Park
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East VillageHub
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Regional Analysis:Magnets and Generators
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Eco Eco Objectives Matrix
Magnets are areas of interest that move people through downtown
Generators are areas that become periodic hubs of activity
New magnets and generators fill the void and energize the East Village
Regional Hospitals:Address the gap in service for down-town neighborhoods
Public greens provide space for a variety of neighborhood uses and strengthen the connection between Balboa Park, Downtown San Diego and the Bay.
Flexible implementation of highest and best uses through smart phasing.
Blend new magnets and generators with pedestrian-oriented retail to create a unique mix of uses.
Diminish social tensions by providing services for the homeless population within the institution of the hospital.
Green infrastructure increases surrounding land values.
Grid design turns geologic handicap into an advantage that defines neighborhood character and doubles the public open space and increases
Completed by 2022
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HospitalPowerful economic catalyst and social mitigator.With 185 beds, it provides 1,500 direct jobs, services and SRO housing.
Art CenterIconic building establishes a center for East Villageand an entrance to Los Verdes while supporting the local art community.
Paseo BalboaBoulevards anchor the Los Verdes community stimulating enterpriseand public life while also serving as water catchments along fault lines.
Housing SpectrumFlexible fine-grained residential parcels allow for growth as the marketdemands. Focuses on San Diego’s lack of mid-level income housing, while also an appropriate mix of affordable and luxury housing.
Community Health Center + SROAddresses displacement of social services by incorporating them into the Los Verdes healthcare services campus.
Proactive RetailEngages the site borders with urban big box and boutique retail togenerate pedestrian movement throughout the site, allowing growthwithin as well as outward economic expansion into East Village.
EducationLeverages the expansion of existing educational institutions, creatingrevenue and energizing the site.
ParkProgrammable gathering place serves as social nucleus for the siteand a new sanctuary for pedestrians and local residents.
HospitalityHotels capitalize on tourism and provide diversification of use accordingto demand. A mid-level hotel supports the hospital, while a high-endhotel at the center boasts proximity to major attractions and transit nodes.
Flexible Commercial ComponentRetail space and medical offices may also serve as small business offices,providing economic elasticity.
10 Key Components
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Filtered to water table
Building Runoff
Garage Runoff
Storm waterRunoff
Irrigation
Recharge
Rambla Linear Park
Fault line
Grey Water Discharge
Grey Water Reuse
RechargeCistern Cistern
F St. E St. Broadway C St.G St.Market
I-5 16 th PaseoCabrillo
PaseoCabrillo
PaseoBalboa
Park
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E - W Section. The grid shifted to utilize fault lines as streets and linear open space network
N - S Section. Original grid maintained for Downtown connection
URban Profilee
Park Boulevard Market Street
Paseo Balboa
Trolley
Bike routes
Bus routes & stations
Broadway Village StreetsReclamation Reclamation
Paseo Cabrillo
P PP
P P P P P P
P
Fault
Fault
Street Section Index
Shrinking streets allowes for automobile accomodation whileproviding a better pedestrian experience
Street & Transportation Networks
RAINWATER1. 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 WATER1. Grey water is captured from building usage, filtered, and then recycled back into the building2. Grey water is stored in cistern until later usage.
East VillageGeographical
Center
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Creating value through Public Open Space
Los Verdes Park accomodates a variety of programmatic uses for the communitywhile increasing the value of surrounding Real Estate.
Paseo Balboa and Park Created2.75 million sf buildings1,562 units housing339,000 retail sf226,400 office sf175,000 hotel sf241,000 hospital sf274,000 education sf
Hospital Expanding2.43 million sf buildings1,328 units housing159,400 retail sf240,000 office sf90,000 hotel sf241,000 hospital sf
HIGH
MODERATE
LOW
2010
2011
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2015
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Cycle Chronology
First Building Period Second Building Period
Mar
ket D
eman
d
LAND USES 0: 2010-2011 1A: 2012-2014 1B: 2015-2018
Residential
Business
Institutional
Movement
Assembly
Leisure
Blocks
Existing to Remain
Trolley Station
Pre development
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The East Village Hub
The East Village Hub establishes a neighborhood Center.
2.05 million sf buildings 1,759 units housing22,500 retail sf125,000 office sf241,000 hospital sf
Paseos Completed3.88 million sf buildings 3,573 units housing300,000 retail sf375,000 office sf73,400 hospital sf240,000 education sf
Paseos Added3.81 million sf buildings 3,680 housing units 290,000 retail sf360,000 office sf61,100 hospital sf200,000 education sf
Third Building Period
2020
2021
2022
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2029
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2: 2022-2030 3: 2031-2040+1C: 2019-2021, End of Holding Period
