The Art of Bricks and Mortar

It’s reported that virtually every major urban center is planning, designing or constructing a new transit project at this time. Whether it’s light rail, rapid bus or commuter rail, the Center for Transit Oriented Development notes that this transit boom offers these regions the opportunity to create a new armature for growth and development that is oriented to transit service. Combining this transit demand with mixed-use communities that include denser, walkable, housing creates effective alternatives to the automobile and a new kind of urbanism with greater housing choices. The challenge then is to ensure that the transit project and surrounding uses create an effective relationship that is inviting to be in and walk in for both the public and private residents. The Promenade at Rio Vista, located in the heart of Mission Valley, is a self-contained village that represents the potential and promise of transit-oriented development for Southern California.

Located on 13.8 acres, The Promenade was designed for its developer PLC/Greystone Apartments, as a high density residential village with a light rail system that connects residents to downtown San Diego business and recreation. Envisioned as part of San Diego’s "City of Villages" strategy that encourages a harmonious evolution of San Diego with its natural beauty and unique character of its neighborhoods while linking people to housing, shopping, jobs, education, civic uses and open space.

To acknowledge the Mediterranean-like climate and spirit of the San Diego area, The Promenade is based upon the architectural influence of Irving Gill, San Diego’s early 20th-century modernist architect whose innovative designs modified the existing California mission style into a simplified modern style. Celebrating this influence, The Promenade’s flat and low pitched roofs relate to an architectural tradition indicative of the region. Trellises, pergolas, courtyards, patios and arched windows link the interior spaces to a landscape set off by simple, light-colored building forms. Awnings and recessed windows shade and cool spaces naturally.

Totaling 970 units, the development consists of six individual structures of four stories over a two-level subterranean garage, with approximately 30,000 square feet of commercial retail activities, in buildings surrounding the commons. This commons is the heart of the community and provides a destination environment for residents and transit ridership alike. Along with known retail shops such as Starbucks, the commons features the leasing, marketing and resident support amenities. The space is enlivened by arcades fronting commercial activities with outdoor patios for sidewalk dining, a large fountain as a memory point, and a well landscaped palette framing comfortable human-scaled seating areas. The one-acre park at the community’s center celebrates open space and honors the villages concept.

It is through this successful integration of the pedestrian-friendly environment for the commons and inviting open space that the transit-oriented development succeeds on both a public and private level. The transit stop represents the front door of the community creating a warm and friendly sense of arrival for visitors. It was important to work with San Diego’s Metropolitan Transit Development Board to define pedestrian accessibility while retaining privacy for the residential areas. The retail softens the pedestrian environment, making an effective transition between the public and private spaces. A network of semi-private streets and pedestrian paths provide clean connections to destinations both within and outside the community. Retail parking is parallel on the street or integrated into the guest parking of the structured garage, with access to the commons through the lobbies of each building. The well-landscaped palette, created by Lifescapes International, further buffers the public spaces from the residential areas. In addition, resident areas such as pools and courtyards are located within the buildings and up two stories-above-podium parking with private resident access.

The Promenade provides a new view of apartment living for Southern California’s young professionals. Encouraging its residents to visit favorite destinations easily while leaving the car at home, The Promenade exists in sharp contrast to the typical suburban subdivision. The transit village concept means creating opportunities to link transit to communities effectively integrating neighborhoods with uses that are needed by consumers, such as retail and much-needed housing. Through projects such as The Promenade, Southern Californians may yet embrace a lifestyle shift away from an automobile-dependant culture.

Ernesto M. Vasquez, AIA, is a partner with McLarand Vasquez Emsiek & Partners, a recognized leader and innovator at the forefront of residential design, mixed-use and transit-oriented developments.