Modern American urban redevelopment is characterized by large-scale corporate-style projects. San Diego is no exception. An ideal residential development project is considered to be an entire city block. There are many economic and logistic advantages to the “megablock” strategy––it produces a maximum of dwelling units in the least amount of time for the lowest cost. Parking requirements are more easily accommodated and working with a single entity minimizes coordination efforts. There is, however, a devastating downside to this style of development: The city is magnified beyond the human scale and impersonalized––even with the most talented of architects and most sensitive of developers. The neighborhoods that people love most and that flourish as interactive pedestrian places have multiple ownership blocks, usually with an interplay of old and new structures. The authentic street experience of these blocks, made rich and provocative with diverse buildings of different uses and layered over older habitations, can not be contrived as a single project. A megablock redevelopment strategy or even purposeful consolidation of lots would be especially devastating to older urban neighborhoods such as Little Italy. Aware that the existing intimate “fine grain” quality of the community was its greatest asset, a “focus plan” was created by Rob Quigley, Mike Galasso and a small group of local activist based in part on Quigley's 1988 "urban romance" essay. It discouraged lot consolidation and called for a demonstration project to test alternatives to the normal redevelopment strategies. This grass roots plan was adopted by the planning commission. Nevertheless, the redevelopment agency continued to consolidate lots into a single mega block and issue request for proposals to single developers. An RFP was issued for a block on India Street in the little neighborhood. Developers Mike Galasso and Jonathan Segal proposed responding to the RFP by dividing the block into two developments. When Mike asked Quigley to be his architect he baulked and suggested at least three architects needed to be involved to be consistent with the focus plan fine grain goals. Quigley suggested Ted Smith and Kathy McCormick might be interested. Ted and Kathy were and they quickly involved Lloyd Russell, Jim Brown and Robin Brisebois. The group agreed that Marty Porier should act as landscape architect for all. Courageously breaking with precedent, the San Diego Redevelopment Board approved the LIND proposal for a full city block. It proposed six different urban infill projects by six different architects and developers built around a common inner block garden. Authentic multi-ownership urban character would result from the sometimes precarious dialogue between the various architects. Equally important, truly diverse housing types would include affordable family housing, market-rate family apartments, for sale condominiums and lofts, upscale rental apartments, a luxury penthouse, office space, and street-level retail––a rich mix unachievable by a single developer or under the restrictions of a single full blockbank loan. The architects and developers involved collaborated on a master plan framework for the individual developments: Urban Form: All buildings address the concept of a continuous street wall. By contrast the interior of the block is kept soft and garden-like. An urban forest, a tot lot, and a village green provide a common amenity. This type of inner urban garden is particular to the Little Italy neighborhood and can be found along India Street at the Italian Village, Village Market, and La Pensione among others. India, Beech, and Cedar Streets contain continuous street-level retail or artist loft housing. Autos: The major auto access is from Kettner Boulevard. A secondary access is from Beech Street. Parking takes a variety of forms: a 66-car underground garage, individual townhouse garages under granny flats, and landscaped court parking.
COMING SOON
