HomeMy WebLinkAboutItem 9 - Vogue PresentationTHE VOGUE THEATER 07.11.18
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The Vogue Theatre has been a staple of Chula Vista downtown for over
70 years. The rectangular Art Deco single-screen theater ingrained
itself in the community by offering a family friendly entertainment option
to pair with the eateries and retail spaces that have always lined Third
Avenue. It’s presence is the epitome of the burgeoning potential
that Third Avenue has as a destination and point of interest in the
greater San Diego area.
With it’s classic marquee, throwback style ticket booth, and monolithic
concrete poured structure, the Vogue has the character and the
potential to become a must-see venue for the San Diego region. Using
these historic roots and style, our aim is to preserve its unique qualities
while providing an alternative to the single-screen theater model.
Integrating what people cherished in the old theater with an evolved
dining, drinking, and entertainment venue will serve as an anchor for
Third Avenue in the foreseeable future.
We are honored to be able to be part of the revitalization of this
neighborhood and feel as though this project will be a catalyst to push
Third Avenue and Chula Vista further into the spotlight.
VIVA VOGUE
THE VOGUE THEATER 07.11.18
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EXECUTIVE SUMMARY
The Vogue Theater will be an event space consisting of two main
components. The first component, the theater, will be transformed into
a flexible venue that can host concerts, meetings, events, etc. The
second, the adjacent parking lot, will be an exterior dining space that is
serviced by multiple food vendors with diverse drinking opportunities.
BUSINESS OBJECTIVES
The Vogue Theater will create an engaging interior and exterior
hub that should serve as a catalyst for the revitalization of Third
Ave. It will enhance the local community by offering a world class music
venue, will act as a core for the events that Third Ave. has to offer,
and will create an outdoor dining/congregation space for the public to
enjoy. The Vogue will service the greater San Diego Area by becoming a
destination point that highlights Chula Vista’s burgeoning craft beer row,
its charming historical downtown, and its densifying urban center.
MISSION STATEMENT
The Vogue Theater’s focus is to embrace and celebrate the
existing culture of Chula Vista and Third Avenue while providing
an Entertainment Venue that stimulates the region and cultivates
South San Diego’s creative scene. It has been an institution since
the Forties and should return to serving the community first and
foremost. Both the exterior beer garden and the theater will be a family
experience that is open to the public, even when the theater is not
scheduled for an event. In addition, both spaces will have a flexible
program to fit all types of demands such as comedy shows, civic
events, movies, concerts, art shows and more.
GUIDING PRINCIPLES
To provide engaging spaces that will foster positive community
interactions through great food, drink, ambiance and
entertainment.
THE VOGUE THEATER 07.11.18
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LIVE MUSIC TRENDS:
1) Digital downloads and retail sales are down 50% in the last 4 years. Live music sales are up 66% for the same time period.
Market shift is dictated by rise in the prevalence of streaming options and services. This has effectively recreated the model for which
artists generate income. The primary revenue generation is now through live shows.
2) The availability of artists has created more competition for venues. The large event promoters are maximizing artist exposure
by partnering with small and medium sized venues to allow flexibility relative to the scale of shows. It provides opportunities for
undercards to headline and headliners to earn between mega venues.
3) Millenials are the driving force behind the rise in the popularity of live events. A shift in ideology from using expendable income
on “experiences” over “possessions” has fueled ticket sales for not just music but comedy shows, art exhibitions, and
festivals.
4) Corporate sponsorship is on the rise for tours, artists, and venues. The leading corporate sponsor of events and artists’ tours are
beer and spirits. The Vogue Theatre will have a beer garden and staging area to allow for these sponsored events to have programming
that is not merely serving said sponsors product.
MARKET TREND
THE VOGUE THEATER 07.11.18
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Vogue
LOCAL RESTAURANTS
1. The Balboa
2. El Comal
3. Mangia Italiano
4. La Bella Pizza
5. Mea Kwan Thai
6. Mariscoa Los Cuates
7. Talverra Azul
8. California Sushi
9. Italianissimo Trattoria
NEARBY EVENT SPACE
1. Just Java Elegance Hall
2. Illusion Hall
3. Dolce Events Hall
4. Factory of Dreams
5. On Stage Playhouse
NEARBY BEER & WINE
1. Chula Vista Brewery
2. 3 Punks Alehouse
3. 3rd Ave. Alehouse
4. Groundswell Brewing
5. Bar Sin Nombre
6. Gentle Penguin
Liquor Competition
1. Diamond Jims
2. Silver Dollar
3. Docks Cocktail Lounge
THIRD AVENUE
Chula Vista’s Master Plan, the Third Avenue Village Association, and the South County Economic Development
Council have set up Third Avenue’s Historical District as a revitalization zone. It is a consensus that its walk-ability,
historical significance, and existing infrastructure is the prime location for a centralized focus on entertainment,
nightlife, and drinking/dining establishments. They have supported and promoted a rising craft beer scene
(Groundswell, 3 Punks, Bar Sin Nombre) and new dining establishments (The Balboa, Grindhouse) while approving
adjacent residential densification. The entire focus of Chula Vista in regards to Third Avenue is to “put more people
on the streets.”
LOCAL MARKET
THE VOGUE THEATER 07.11.18
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MARKET SIZE
Event Sales:
Comparable spaces to a 1,000 person, medium sized venue for South Bay are
not available as there is not one within 10 miles. The extreme examples are the
30,000 person Mattress Firm Amphitheater or the 100 person capacity nightclubs
like Diamond Jims. The dance halls and quinceanera halls on Third Avenue
are considered event spaces but do not target the same clientele. The closest
competitors to the Vogue would be the House of Blues in Downtown and the
Observatory in North Park. There is no reason to believe that the Vogue cannot
absorb the majority of market share for mid-size venues for all Chula Vista and
the greater South Bay.
SMALL VENUES (0-500)
1. The Casbah
2. The Merrow
3. Soda Bar
4. Brick by Brick
5. Belly up
MEDIUM VENUES (501-2000)
1. House of Blues
2. North Park Observatory
3. Soma
4. Quartyard
5. Music Box
Large Venues (2000+)
1. Sports Arena
2. Matress Firm Ampitheatre
3. Civic Theatre
4. Viejas Arena
5. Petco Park
6. Qualcomm Stadium
7. Cal Coast Credit Amphitheater
MARKET ANALYSIS
THE VOGUE THEATER 07.11.18
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Alcohol Sales:
The Vogue will center on liquor sales in both the venue itself and the exterior lot. We
will focus on supporting the local craft beer scene but make measures to ensure non-
direct competition. The local liquor licenses are at Docks, Silver Dollar, and Diamond
Jims. The Vogue can offer a family alternative to these places during daytime hours
while providing an outdoor dining/drinking experience. Comparable spaces would
be the Quartyard in downtown or the BierGarten in North Park. The Vogue will also
distinguish itself from the dive bars with a specified drink program.
Food Sales:
Third Avenue along the F and E blocks are dominated by local dining establishments.
The chains and large mega restaurants are aggregated multiple blocks to the South.
Due to historical preservation initiatives and the Third Avenue Village Association,
we foresee these trends continuing and intensifying. Therefore, we anticipate many
smaller localized restaurants to be able to evenly distribute and grow the dining option
landscape. Even with the rise in eateries within the last year, we foresee a large
increase in demand for both lunch and dinner dining due to the adjacent residential
densification and rising craft beer scene (which currently uses food trucks to satisfy
demand). We feel as though fast-casual concept(s) - that do not compete with an
already heavy Italian and Mexican food market - would hit a target price point while
absorbing the highest market share.
MARKET ANALYSIS CONT.
THE VOGUE THEATER 07.11.18
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Vogue
MARKET GROWTH
1. BAYFRONT PROJECT ($1.1B)
-70 acres of new parks (100 acres total,
including existing parks)
-120 acres of open space, habitat replacement,
wetlands and ecological buffers to protect
wildlife habitat, species and other coastal
resources
-Shoreline promenade, walking trails and
bicycle path network
-2,850 total hotel rooms
-600,000 square feet of restaurant, retail and
marina-support uses
-220,000 square feet of mixed-use commercial
recreation/marine-related office uses
-1,100 – 3,000 space parking facility
2. MILLENIA PROJECT
-5 distinct districts spanning 80 city blocks
-Districts include: an office district, a civic district,
mixed use main street district, gateway retail
district and residential districts
-30 acres of office designed as the corporate class
A business center of South County
-Fully entitled for 3.5 million SF of commercial
space
-300,000 square feet of retail
-3,000 urban format, multifamily town-homes and
triplexs
-Civic and cultural facilities – six parks, City
Library, Fire Station
3. UNIVERSITY/ INNOVATION DISTRICT
-375 Acre Campus
-Four Year Fully Accredited
University
-Innovation District
-20,000 Students
-Fully integrated commercial,
retail, and residential
1
2
3
THE VOGUE THEATER 07.11.18
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Center St. and Church
Madrona and Church
3rd Ave. and K
3rd Ave. and L
177 Landis Ave.
238 3rd Ave.
268 I St.
267 Woodlawn Ave
260 Broadway
577 Fourth Ave
21 Units
9 Units
71 Units
118 Units
52 Units
29 Units
6 Units
6 Units
62 Units
10 Units
Vogue
Smaller local developments are being built
surrounding the Third Avenue region, with
many different community upgrades taking
place at the same time.
These, coupled with the larger
developments that are planned nearby, will
all help to bolster the regions economy and
increase its recreational spending. The
Vogue will be in place to provide both new
and old community members with a fun
entertainment option that will push ever
more people into the Downtown Chula Vista
region.
MARKET GROWTH CONT.
THE VOGUE THEATER 07.11.18
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THE BOWERY BALLROOM
The Bowery Ballroom is a music venue in the Bowery section
of Manhattan, New York City. The structure, at 6 Delancey
Street, was built just before the Wall Street Crash in 1929. The
neighborhood subsequently went into decline, and so did the
caliber of businesses occupying the space. In 1998 it was
converted into a music venue. It has a capacity of 575 people.
THE EL REY
The El Rey Theater is an original Art Deco theater in the heart of the Miracle
Mile, one of Los Angeles’ preserved Art Deco districts. The El Rey was built in
1936 and designed by Clifford Balch. After over 50 years as a first run movie
house, the El Rey was converted into a live music venue in 1994. A registered
Historic-Cultural Monument, the El Rey has sweeping staircases, an Art Deco
lobby, VIP balcony lounge and a grand ballroom equipped with a full stage.
CASE STUDIES _ THEATER
THE GRANADA
One of only a handful of classic-era theaters
in North Texas, the Granada Theater is Lower
Greenville’s entertainment beacon. The Granada
Theater, a Dallas staple, has been entertaining
audiences of all ages from North Texas and
beyond since 1946. Located in the historic Lower
Greenville neighborhood, it was originally built as a
post-WWII movie theater.
THE VOGUE THEATER 07.11.18
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SUNDOWN AT GRANADA
Sundown at Granada is a neighborhood farm-
to-table restaurant located next door to the
historic Granada Theater, boasting a multi-level
patio overlooking Greenville Avenue with live
music nightly after dinner.
QUARTYARD
Quartyard is an urban park and event venue constructed
from re-purposed shipping containers in the East Village
Neighborhood of Downtown San Diego. Quartyard plays
host to a number of cultural events, outdoor concerts,
private events, street markets and community activities.
Quartyard’s utilization of sustainable and innovative
design offers guests a unique outdoor experience unlike
any other.
CASE STUDIES _ EXTERIOR
THE VOGUE THEATER 07.11.18
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NOW SHOWING...NOW SHOWING...
ENTRY POINT 2
BOX OFFICE
ENTRY POINT 1
NEIGHBOR PROPERTY
LOWER PATIO SEATING
~1200 SF
LOWER BAR
THEATER BAR PATIO
-Behind Marquee Sign
~250-300 sf.
EXTERIOR LIGHTING
VOGUE SIGNAGE
UPSTAIRS SEATING AREA
~500-600 sf.
SHADE STRUCTURE
SHADE STRUCTURE
FOOD SERVICE
EAST ELEVATION
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MARQUEE PATIO
GAME AREA
NORTH
ENTRANCE
OUTDOOR
SEATING
DOWNSTAIRS
BAR
UPSTAIRS
PATIO & BAR
SCREEN &
ENTERTAINMENT
SPACE
EXTERIOR
LIGHTING
BOH SPACE BOH STORAGE
THEATER
LOADING
NORTH ELEVATION
THE VOGUE THEATER 07.11.18
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COMMUNAL TABLES
ENTRY POINT 1
BOX OFFICE
ENTRY POINT 2
INTERIOR LANDSCAPING
- Trees and ground plants
OUTDOOR SCREEN
VOGUE SIGNAGE
NEIGHBOR PROPERTY
OUTDOOR GAMES
~300 sf.
THEATER BAR PATIO
-Behind Marquee Sign
~320 sf.
FOOD TRUCK ACCESS
OPEN INTERIOR SEATING
~1150 sf.
EXTERIOR LIGHTING
FOOD SERVICE
~320 sf.
RESTROOMS
UPSTAIRS SEATING AREA
~520 sf.
SHADE STRUCTURE
DOWNSTAIRS BAR AREA
~250 sf.
FRONT PERSPECTIVE
THE VOGUE THEATER 07.11.18
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OUTDOOR SCREEN
VOGUE SIGNAGE
NEIGHBOR PROPERTY
BUS PARKING
LOADING DOORS
RESTROOMS
BOH
TRASH
UPSTAIRS SEATING AREA
~520 sf.
SHADE STRUCTURE
REAR PERSPECTIVE
THE VOGUE THEATER 07.11.18
page 15WASH&DRYHOSPITALITY BUILDOUT
GREEN RM 02
RR RR
GREEN RM 01
WOMENSRR
MENSRR
RR
RR
PIT
BAR TIER 1
BAR TIER 2
NORTH TIER 1
NORTH TIER 2
NORTH TIER 3
SOUTH TIER 1
SOUTH TIER 2
SOUTH TIER 3
MENS RR WOMENS RR
MAIN FLOOR BAR
MAIN FLOOR BAR TIER
MAIN ENTRY FLOORNORTHSTAIRS SOUTHSTAIRS
BOXOFFICE
STAFFRR STAFFRR
EQUIPMENT ROOM
STAGE
LIFT
SOUND BOOTHADATIER
XLTRASH
XLRECYCLING
OUTDOOR COMMUNAL SEATING
NORTHENTRY 01
STAIRS
STAGELIFT
LOADING GATESTAIRSOUTDOOR COMMUNAL SEATING
OUTDOOR LOUNGE
OUTDOOR GAME AREA
MOBILEFOODSPACE
COLD STORAGE
FIXEDFOOD SERVICE
THEATERSTORAGE
DOWNSTAIRS BAR
DRYSTORAGE
BUS/VANPARKING
The Main floor of the Theater will provide ample
opportunities for access throughout the space. With
dual walkways into the venue, the center bar will be
a focal point with great views that overlook the show.
The tiered interior is key to allowing all guests to
have unobstructed views of the stage. With center
tiers as well as North and South wing tiers, multiple
sightlines are created that can see over the main pit
area. Making these tiers independent and flat also
allows the space to function for events other than
music shows.
Clear circulation is key for the Theater BOH, with
direct access to multiple locations, green rooms, and
other amenities. The proposed large loading zone is
designed to facilitate easy loading and unloading for
the artists’ team.
The North exterior area has ample space for outdoor
enjoyment, with game zones as well as lounge
spaces to enjoy movie viewing or live music. The
circulation allows for guests to easily access the
food and bar from the central seating area. As an
all ages space, we see this becoming a hub for local
families.
DOWNSTAIRS FLOOR PLAN
THE VOGUE THEATER 07.11.18
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TECH ROOM
BOHSTAIRS
EXTERIORUPSTAIRS STORAGE F&FVIEWINGSPACE 02
F&FVIEWINGSPACE 01
STORAGE
SOUTH MEZZANINE04
SOUTH MEZZANINE03
NORTHMEZZANINE03
STAIRSSTAIRS
STAIRS
EXTERIORUPSTAIRSPATIO
EXTERIORUPSTAIRSBAR
GREEN RM03
NORTHMEZZANINE01
NORTHMEZZANINE02
NORTHMEZZANINE04
SOUTH MEZZANINE01
SOUTH MEZZANINE02
LIFTMARQUEE BAR
MARQUEE INTERIOR
MARQUEE PATIO
The upstairs level for the Theater will provide plenty
of amenities for guests with a flexible layout and
spaces that can function for multiple events and
revenue streams.
The Marquee Bar is designed so that it will be
able to be open during all hours of operation,
independent of show schedules. The Exterior
Upstairs Patio could act in a similar fashion or be
used as overflow space or an extra bar during times
of increased Beer Garden traffic.
The upstairs BOH within the Theater would allow
the staff and entertainment guests to have an open
and efficient floor plan, with the amenities necessary
for a touring band as well as an Event Coordinator.
With F&F Viewing (Friends & Family) in the back of
the stage, this gives the Entertainers the ability to
have their guests enjoy the show from a personal
vantage point.
For guests that would purchase North Mezzanine
Seating, the option to open the Exterior Upstairs Bar
to them would allow them to enjoy a more exclusive
event with direct bar access.
UPSTAIRS FLOOR PLAN
THE VOGUE THEATER 07.11.18
page 17WASH&DRYHOSPITALITY BUILDOUT
GREEN RM 02
RR RR
GREEN RM 01
WOMENSRR
MENSRR
RR
RR
PIT
BAR TIER 1
BAR TIER 2
NORTH TIER 1
NORTH TIER 2
NORTH TIER 3
SOUTH TIER 1
SOUTH TIER 2
SOUTH TIER 3
MENS RR WOMENS RR
MAIN FLOOR BAR
MAIN FLOOR BAR TIER
MAIN ENTRY FLOORNORTHSTAIRS SOUTHSTAIRS
BOXOFFICE
STAFFRR STAFFRR
EQUIPMENT ROOM
STAGE
LIFT
SOUND BOOTHADATIER
XLTRASH
XLRECYCLING
OUTDOOR COMMUNAL SEATING
NORTHENTRY 01
STAIRS
STAGELIFT
LOADING GATESTAIRSOUTDOOR COMMUNAL SEATING
OUTDOOR LOUNGE
OUTDOOR GAME AREA
MOBILEFOODSPACE
COLD STORAGE
FIXEDFOOD SERVICE
THEATERSTORAGE
DOWNSTAIRS BAR
DRYSTORAGE
BUS/VANPARKING TECH ROOM
BOHSTAIRS
EXTERIORUPSTAIRS STORAGE F&FVIEWINGSPACE 02
F&FVIEWINGSPACE 01
STORAGE
SOUTH MESSANINE04
SOUTH MESSANINE03
NORTHMESSANINE03
STAIRSSTAIRS
STAIRS
EXTERIORUPSTAIRSPATIO
EXTERIORUPSTAIRSBAR
GREEN RM03
NORTHMESSANINE01
NORTHMESSANINE02
NORTHMESSANINE04
SOUTH MESSANINE01
SOUTH MESSANINE02
LIFTMARQUEE BAR
MARQUEE INTERIOR
MARQUEE PATIO
UPSTAIRS SQUARE FOOTAGE ESTIMATES:
NORTH EXTERIOR UPSTAIRS: 521 SF
MARQUEE PATIO & BAR: 575 SF
THEATER MEZZANINE: 1,220 SF
ESTIMATED TOTAL: 2,316 SF
DOWNSTAIRS SQUARE FOOTAGE ESTIMATES:
NORTH EXTERIOR DOWNSTAIRS: 1.673 SF
THEATER INTERIOR: 2,203 SF
ESTIMATED TOTAL: 3,873 SF
SQ. FT. ESTIMATES
THE VOGUE THEATER 07.11.18
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THEATER INTERIOR OCCUPANCY
Initial studies of the space show that, with more
than ample (per ada) circulation and amenities,
the floor space allowable holds to the numbers
below. As we continue to develop the layout,
we will look to squeeze more usable space
out of it without compromising the comfort or
accesibility of the venue. Shaded area equals
the current usable space with this configuration.
Level 1:
Ground Floor:
2,271 sq ft net (excluding outside circulation and
large aisles)
2,271 sq ft / 5 = 454 ppl
Main Entry Interior: 561 sq ft gross
561 sq ft / 5 = 112 ppl
Initial Total Downstairs : 566 ppl
Level 2:
Mezzanine:
1400 sq ft net (excluding 4’ outside circulation)
Standing room (5 sf per) = 280 ppl
Marque Patio:
330 sq ft / 7 = 47 ppl
Bar:
564 sq ft / 7 = 80 ppl
Initial Total Upstairs : 407 ppl
NORTHENTRY 01
STAIRS
LOADING GATE
STAGELIFT
31'-3 3/8"16'-3 9/16"FRIDGE
40"x32"
RR
LIFT
BOXOFFICE
SOUTHSTAIRSNORTHSTAIRS
MAIN ENTRY FLOOR
MAIN FLOOR BAR TIER
MAIN FLOOR BAR
BAR TIER 2
BAR TIER 1
PIT
STAGE
SOUND EQUIPMENTSTORAGE9X7
SOUND BOARD 3x8
HOSPITALITY BUILDOUT
WASH &DRYMUSICIANSTORAGESLOPE SLOPESLOPESLOPESOUND BOOTH
ADATIER
NORTH TIER 1
NORTH TIER 2
NORTH TIER 3
SOUTH TIER 1
SOUTH TIER 2
SOUTH TIER 3
LEVEL 2LEVEL 1
NORTHENTRY 01
STAIRS
LOADING GATE
STAGELIFT
31'-3 3/8"16'-3 9/16"FRIDGE
40"x32"
RR
LIFT
BOXOFFICE
SOUTHSTAIRSNORTHSTAIRS
MAIN ENTRY FLOOR
MAIN FLOOR BAR TIER
MAIN FLOOR BAR
BAR TIER 2
BAR TIER 1
PIT
STAGE
SOUND EQUIPMENTSTORAGE9X7
SOUND BOARD 3x8
HOSPITALITY BUILDOUT
WASH &DRYMUSICIANSTORAGESLOPE SLOPESLOPESLOPESOUND BOOTH
ADATIER
NORTH TIER 1
NORTH TIER 2
NORTH TIER 3
SOUTH TIER 1
SOUTH TIER 2
SOUTH TIER 3
GREY = USABLE SPACE
INITIAL OCCUPANCY STUDY
THE VOGUE THEATER 07.11.18
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As the design continues to develop, we will
update the interiors and perspectives accordingly.
The images to the right are some initial renders
based on the seating studies we are working on.
Depending on the amount of seating as well as
diversity of the seats, the final numbers for the
occupancy will fluxuate.
The top image is from the stage looking toward
the rear of the Theater interior. Note the
mezzanine seating that lines the railing. Also the
lower level tier seating. The downstairs bar is
situated at the rear.
The lower image is taken from the upstairs
mezzanine, near the rear wall. Stadium seating
would be ideal here so that everyone is able to
get a good view of the stage from every seating
location.
LEVEL 1 PERSPECTIVE
LEVEL 2 PERSPECTIVE
PERSPECTIVES
THE VOGUE THEATER 07.11.18
page 20
2
2
2
2
2 2 2 2
2
2
2
2
4 4 4
44
4 4
22
2
2
2
2 2
2
2
2
108 PPL
2
2
2
2
44
2
2
2
2
2 2
44
4 4
444
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2222
2
2
2
2 2
2
2
2
2 2 2 2
2
2
2
2
4 4 4
44
4 4
22
12 12
7 7
110 PPL
01 02
8'-2 1/4"7
7
03
7
7
6 6
96 PPL
SEATING CONFIGURATIONS
Above are a few initial iterations of what the mezzanine seating could be, dependent on a heirarchy of seating. Per our initial plan, we will
continue to push to make the entire space standing room. This will allow us to maximize our capacity for events.
From here, we can play with the idea of creating a set of different tiers from which people can sit and view the stage, which could allow for
more comfortable seating options.
01 shows a two-top rail seating set up, with a higher seating banquette behind it. 02 embraces that same idea, but only for the rear, allowing
the seats closer to the stage to be booths that are for larger parties. This would allow us to book the spaces for groups, with possibly a
higher mark up for the seat. 03 is a play between the two ideas, keeping some high top seats but also bringing in a few spaces for larger
parties.
These will continue to be developed so that the most efficient system is established.
SEATING STUDY
THE VOGUE THEATER 07.11.18
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EXISTING PHOTO
THE VOGUE THEATER 07.11.18
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some of our fun
What follows are some of our local projects. Most of
these focus around hospitality, but our work ranges from
art pieces to corporate installations. We look to create
unique and comfortable social spaces that encompass
the spirit of the project. Please see our website or visit
our instagram account to see more examples.
www.tectureinc.com
instagram: tecture
Patio on Goldfinch / Patio on Lamont - Mission Hills & Pacific Beach
THE VOGUE THEATER 07.11.18
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Kettner Exchange - Little Italy
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Lupe’s Mexican Eatery - CarlsbadBivouac Ciderworks - North Park
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George’s at the Cove - La Jolla
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Hal Residence
Prescott Chapel - Point Loma
CBRE Corporate Office