San Diego, CA
Preserving San Diego’s Historical Properties | San Diego Magazine
San Diego’s most iconic architectural tower sat closed and vacant for over 80 years until the invisible architects came in.
A century ago, the dramatic structure we now know as the California Building greeted visitors to the 1915–16 Panama–California Exposition in Balboa Park. It was covered in ornate pilasters, colorful tiles shone on its domed roof, and an attached eight-story tower surveyed the expo below. The building resembled a church, yet attendees who stepped inside expecting a sermon instead encountered an exhibit called The Story of Man Through the Ages. The showcase would inspire the building’s longtime-permanent use as the Museum of Us (formerly the Museum of Man).
Its tower became famous but furtive. Shut to the public in 1935, it spent decades as an instantly recognizable but inaccessible landmark. Finally, the museum decided that the California Tower would reopen for tours by 2015 and be outfitted for earthquake safety by 2020.
The challenge was significant. In order to keep it secure during seismic shifts, the whole structure needed steel braces, concrete walls, and tension rods—major infrastructure that had to remain a secret; hidden so that it didn’t alter the tower’s legendary look.
The people who completed the work were secret, too. Sort of.
“We call ourselves ‘invisible architects,’” says David Marshall, principal architect at Heritage Architecture & Planning, the firm tasked with restoring the California Tower. “Most architects going through school, their dream is to create something that’s never been created before. That’s not what preservation architects do. We are following the footsteps of great designers, and we don’t want to leave our fingerprints on everything we work on.”
Marshall has spent the last 35 years returning iconic San Diego structures to their original shine: Balboa Theatre, the Top Gun house, Hotel del Coronado, and the Western Metal Supply Co. building, to name a few. And those are just the well-known ones. San Diego has more than 1,000 buildings—from modest homes to multi-story civic structures—that qualify as historic for various reasons.
“Number one is age: It has to be over 30 years old,” says Cathy Herrick, who founded the development company San Diego Historic Properties with her father Leon in 1984. (Though that’s not a hard-and-fast rule—Marshall’s team was able to help top local architect Jonathan Segal designate three of his buildings constructed after 2000, since any structure proven to be architecturally significant is up for consideration.)
“Second, it has to have enough of its original fabric—like 90 percent,” Herrick continues. The preservationist’s ultimate goal is to gently repair and, if absolutely necessary, replace weakened or damaged portions of the building while making modern safety and accessibility upgrades.
Marshall and his team completed a $160 million renovation at the Hotel del Coronado last year, and even seemingly minor details required some creative problem-solving.
“We were trying to bring back the historic handrails around the front porch,” he explains. “They were built in 1888, so they didn’t meet the current code—they were only 29 inches tall instead of 42 inches tall.” On top of their diminutive stature, the handrails had seven-inch gaps between their pickets, more than twice the current safety requirement of less than four inches. The Heritage Architecture team’s solution: build exact replicas of the original handrails, but add a frameless glass rail behind them that’s only visible up close.
At The Beau—Herrick’s $5 million restoration of an 1886 Gaslamp Quarter hotel said to have been a favorite haunt of Al Capone—“there was a section of redwood staircase banisters and posts that were deteriorated,” Herrick says. “We took the pieces that remained and sent them to Northern California to a guy who specializes in hand-tilling [creating a distressed appearance on the redwood]. He made new pieces to match the historic.”
Restoring an old building for a new purpose—which preservation architects call adaptive reuse—can become even trickier. “Standard number one is to find a new use that’s compatible with the historic use,” like turning an old hotel into apartments, Marshall says.
His team transformed the Western Metal Supply Co. building at Petco Park into suites and a team store for Padres fans. “Warehouses like that are the easiest to convert because they’re usually large, open spaces with very few columns and partitions,” he explains. Any additions can be torn out by future preservationists, returning the building to its original state.
All these efforts to preserve the past don’t come cheap. “At The Beau Hotel, we wanted to put back the original 140-year-old bay windows. There were only eight of them, but it would have cost me $750,000,” Herrick says. “You sometimes have to make the economic decision to go with something that looks like the original but really is new.”
Another challenge is that skilled artisans capable of restoring and replicating historical designs and materials are becoming increasingly rare. Over her four-decade career, Herrick utilized craftspeople—some in their 80s—who specialize in unique skills like repointing historic brick or reworking century-old window sashes. “Those guys aren’t around anymore,” she says. “It’s a lost art.”
Historical preservation may also be under threat from a policy perspective. As of now, the City of San Diego automatically reviews any building that’s over 45 years old before it’s demolished or its exterior is altered. But with the city’s current focus on densification and increased housing, Marshall says, “there seems to be a lot of push for fewer restrictions on new construction in historic neighborhoods.”
A proposed amendment to the current Heritage Preservation program would alter that automatic review process because it is “a reactive and, overall, less efficient approach to historic preservation,” says Kelley Stanco, deputy director of Climate, Preservation & Public Spaces for the City Planning Department. “Of the roughly 3,500 properties reviewed every year, 85 to 90 percent are found to have no potential historic significance. In addition to creating unnecessary delays for project applicants, it is an ineffective use of city resources that could be more effectively spent proactively surveying and identifying what is significant and bringing those properties forward for designation.”
Another suggested amendment would give the Historical Resources Board new recourse for overturning historical designations. “If a building owner wants to tear down these newly designated historic houses, they’re gonna go to the council and appeal and, depending if they have any leverage—financially or otherwise—the council could say, ‘It’s not historic anymore,’” Marshall says. He fears that the change would “open the door to nothing being able to stay designated historic and nothing being safe from demolition.”
Stanco argues that changes to the city’s Heritage Preservation program are intended “not to eliminate historic preservation, but rather to incorporate…other important factors” like housing, equity, and sustainability.
The Save Our Heritage Organization (SOHO), a nonprofit dedicated to preserving historical architecture in San Diego, recently sent a letter, signed by former members and staff of the San Diego Historical Resources Board, to Mayor Todd Gloria and the city council decrying delays in historic designation reviews and nominations, among other concerns.
Ultimately, “growth and preservation are compatible,” believes SOHO Executive Director Bruce Coons. “The fact of the matter is that even if all the eligible houses and buildings were designated, it would be one percent or less of the city’s entire housing stock.”
Coons considers many historic properties “naturally occurring affordable housing”: They already exist, for one, giving them a financial leg-up on costly new builds. They’re also typically smaller than contemporary homes, and San Diego’s Mills Act financially incentivizes homeowners to maintain their historic houses through property tax relief. A number of structures in older San Diego neighborhoods also added ADUs during the first and second World Wars, contributing to density.
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And beyond the practical, these structures contribute an inimitable texture to the local landscape. San Diego is unique for its mix of architectural styles—the famous Spanish Revival buildings, of course, but also Victorian, Pueblo-style, Art Deco, Craftsman, ranch-style, and midcentury-modern structures, spread across popular neighborhoods like Hillcrest, Bankers Hill, North Park, Point Loma, La Jolla, Logan Heights, and more.
“Our built environment is really what makes San Diego what it is,” Coons says. “It’s difficult to get meaning from a stucco box. I think San Diegans want to feel like San Diegans, and [historical buildings] provide that context, meaning, depth, and character to our lives. We realize that when they’re gone.”
Global entertainment company Webtoon is returning to the hallowed halls of San Diego Comic-Con with a larger-than-life slate of panels featuring top talent and fresh announcements.
They will be shining the spotlight on some of today’s most engaging webcomic creators, including Derek V. Song (Fantasy High) and Punko (Cinderella Boy).
Let’s take a look at their schedule:
Thursday, July 23 – 10am – Room 29AB
Creature Craft: Visionaries of Horror Comics Share Their Secrets
This panel features Punko, creator of Stagtown and Cinderella Boy on WEBTOON; Cullen Bunn, creator of Ripcord and Deluge for Ignition Press; and Cat Staggs, co-creator of Death Mask, and artist on Tales for a HalloweeNight for Storm King Comics. Rotem Rusak, Editor-in-Chief at Nerdist, will moderate.
Friday, July 24 – 10am – Room 32AB
Love in Every Universe: The Great Romance Trope Debate
Join ROSEOAK, creator of Not So Silent on WEBTOON, Alessandra Ferreri, Head of Content at Wattpad, E.M. Wilson, author of Situationship, and Becca Erin Title, founder of Meet Cute Romance Bookshop. The panel is moderated by Crystal Bell, the Culture Editor at Mashable.
Friday, July 24 – 1pm – Room 32AB
Adapting Fantasy High for WEBTOON with Derek V. Song
Featuring Derek V. Song, writer of Fantasy High. Fans will get a behind-the-scenes look at adapting the beloved Dimension 20 series for WEBTOON and learn more about bringing the world of Fantasy High to a new visual format.
Saturday, July 25 – 11:30am – Room 24ABC
What’s Next from WEBTOON Entertainment
Featuring Ryan Lee, Head of Content at WEBTOON; Sydney Bright, Head of Global Animation at WEBTOON Productions; Erik Kozura, Producer at WEBTOON; ROSEOAK, creator of Not So Silent; Derek V. Song, writer of Fantasy High; Punko, creator of Stagtown and Cinderella Boy; and Ucheomaaa, creator of Vibe Check! on WEBTOON. Journalist, comic critic, and 2026 Eisner judge, Tiffany Babb, will moderate. his panel will deliver a slew of announcements, exclusive first looks, and Creator appearances from its platform and entertainment businesses. Additionally, the panel will give fans a window into what’s next from WEBTOON’s most exciting stories and projects, with news from WEBTOON Originals, WEBTOON Productions, WEBTOON Unscrolled, and more.
Beachgoers in one Southern California town had to run for their lives after two massive sea lions came out of the ocean and onto the beach in San Diego.
In a video posted July 7 on Instagram, Dion Ruzicka captured the terrifying moment the two giant sea creatures hit the shore and began chasing people at the beach on a sunny California day.
One sea lion suddenly charged at stunned beachgoers, barreling across the sand as terrified visitors shrieked and sprinted away while the barking beast gave chase.
Moments later, a second sea lion joined the chaos, sending panicked crowds scrambling for higher ground — and even into the surf — to escape the pair’s path.
The more people ran, the more determined the hefty marine mammals seemed, waddling after the fleeing beachgoers in a bizarre game of chase.
“Oh my God,” one person could be heard saying, in the midst of the chaotic scramble.
It didn’t matter whether the visitor was young or old, the sea lion just kept chasing them. Finally, both animals dived back into the ocean and swam away at a quick pace.
It is not the first time such an encounter has happened in the popular La Jolla spot. A year ago, a video showed a pair of sea lions chasing beachgoers around before finally leaving.
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San Diego has warned the public about the potential dangers of going near wildlife living in the area.
“With the increase in the sea lion population, Point La Jolla has become a popular tourist destination for the public to view these wild animals close up,” a message on the city’s website read.
As a result, interactions between sea lions and the public have increased.
“Members of the public have been observed trying to touch, take selfies, and get as close to sea lions as possible which is a dangerous situation for both the public and the animals,” it added.
Officials suggest people watch the animals from the boardwalk and keep their distance from the sea lions.
While it is unclear what lead to Tuesday’s chase, the summer months are pupping season for these ocean animals. Mothers and fathers become protective of their young ones, and will display aggressive behavior, if they sense a threat, per officials.
“These interactions are not only dangerous for both humans and wildlife, it may be a violation of the federal Marine Mammal Protection Act which helps to safeguard these animals,” the city said.
The California Post has reached out to the La Jolla Parks and Beaches group for further comment.
San Diego’s most beloved neighborhoods, like North Park, Golden Hill and Sherman Heights, were built by people who needed a place to live and found one. But the bungalows, fourplexes and cottages that gave working San Diegans a foothold in those neighborhoods can hardly be built anywhere else in the city.
Rules written decades ago banned them. For 70 years, San Diego has been paying for that mistake in the form of a city its own workforce can no longer afford to live in.
Neighborhood Homes for All of Us is the city’s plan to fix that: family-sized townhomes, rowhouses and small duplexes built in the neighborhoods where San Diegans most want to live.
While San Diego rents are softening as new apartments are built, the cost of buying a home is not moving, and it won’t, because the rental and ownership markets run on entirely separate tracks. Renters benefit when more rentals are built, forcing landlords to compete for them.
However, a family trying to buy a home benefits only if more homes are available for sale. San Diego home prices now exceed nine times the median household income, among the worst ratios in the nation, according to Harvard’s Joint Center for Housing Studies. Building rental housing is important, but it does not change the math for a buyer.
The homes that would change it — family-sized, on the ownership track, in the neighborhoods where people most want to raise children — have been illegal to build for decades. San Diego produced roughly 7,000 condos and townhomes a year in 2005. By 2022, that number had collapsed below 500. Part of that drop is because of litigation rules that drove up insurance costs for builders, caps on pre-sales that finance these projects and high fees. Another major reason is that we simply do not allow starter homes on smaller lots. So, instead, builders default to rentals because that’s what current rules allow them to build profitably.
London Moeder Advisors, a San Diego real estate economics firm, finds that eliminating the city’s large-lot-size mandates could produce new townhomes at 42% less cost than surrounding single-family homes without taxpayer subsidies. While this price point is still high for many, it’s more attainable for young families starting out. And importantly, the price could drop further if the state advances reforms to address litigation rules and pre-sale caps that drive up costs.
The city’s program is also focused on adding homes in San Diego’s neighborhoods with the best-performing schools and most accessible jobs. These are also the neighborhoods with the most restrictive regulations on smaller starter homes. A teacher whose classroom is in La Jolla cannot afford to live there. A firefighter stationed in Mission Hills commutes from Santee. The homes that would let them stay are currently illegal to build in much of these areas. Neighborhood Homes changes that.
While critics may say San Diego already has the tools for adding homes to neighborhoods, why add another program? Because each of those tools was for a different purpose. None were designed to add more for-sale housing.
ADUs, the backyard homes now common across the city, typically top out at 750 square feet (because of fee cliffs) and entail intricacies when selling to own. Other tools, like Senate Bill 9, have been layered with requirements that make it far too complicated and expensive for many homeowners to split their lots to add homes. Laws like Senate Bill 79 are important for adding more housing near transit. But none of these tools focuses on family-sized, ownership-track townhomes in an established neighborhood.
The Neighborhood Homes initiative asks a simple question: Where do the families who can’t afford a million-dollar home but don’t want an apartment go? We can continue to say certain neighborhoods are off-limits to the teachers, trades workers and young families who want to live there, or San Diego can set its own terms for how they grow, with local standards in a form the city controls.
San Diego’s most beloved streets were not preserved into existence. They were built — a duplex here, a rowhouse there — by people who needed a place to live in the city they loved and found one. That is what Neighborhood Homes makes possible again.
Asad is a former board member of the YIMBY Democrats of San Diego County. He resides in Mid-City.
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