Adaptive Re-use Retail

Adapting Historic Buildings To New Retail 3745 Long Beach Blvd | #230 | Long Beach | CA 90807 | T 213 620 0800 | dgee@jagarchitects.com

| www.jagarchitects.com

“I am fortunate to have worked with so many really smart developers and retailers. Over the years I have learned much from them. Together we designed and built projects that continue to serve the businesses and community they are located in. In many cases our collaborations earned us awards that are testimonials to our work together for a common vision.”

- John Ash

JAG Architects was founded in 1982 with a commitment to serving its clients’ needs through design excellence. With offices in both Northern and Southern California, our practice offers full architectural, urban design, historic preservation, and interior design services. We specialize in the adaptive re-purposing of existing buildings with an emphasis on historic structures, theatre’s, and artist live/work spaces. Our team of professionals is experienced in a wide variety of projects for major corporations, developers, local, state, and federal agencies, colleges and universities, and individuals.

OUR PROJECTS are never designed in a vacuum, but start with a thorough understanding of the project’s history, relationships, and the needs of the people using it.

Pg. 2

Tish Non Village Community Center | Loleta, CA

Enriching Our Built Environment Through Design

Madame Tussauds | Hollywood, CA

East Main Retail Center | Ventura, CA

1

“we can use these old buildings”

Pg. 4

Barnes & Noble Pasadena, CA Retail

Numbers indicate four structures that were originally seperated.

2 3 4

This was the sentiment expressed when a national retailer wanted to open a location in historic Old Town Pasadena Two major retailers wanted to locate in the area but were overwhelmed with the challenges of making four separate, historic buildings that had little physical or visual connection to one another, into one. They could not imagine how to re-use the buildings and preferred demolishing them. Fortunately, the local historic preservation organization, Pasadena Heritage, advised them that the buildings were part of an historic district and could not be demolished.

The retailers and building owner, reached out to JAG Architects for a solution. JAG integrated the four distinct storefronts with a compatible color scheme and retractable awnings. They then worked with their structural engineer to remove sufficient brick walls, separating the buildings, to allow for significant interior circulation within the bookstore and coffee shop. Once again, enriching what already exists.

El Capitan Comeback

El Capitan Hollywood, CA Theater, Office, & Retail

Exterior View Of Restored Retail Storefronts

Restoring character leads to restoring local economy In a continued downward spiral, the commercial core of Hollywood Blvd. was rotting away. The only glimmer of hope was the Chinese Theater. Across the street from that landmark was the El Capitan Theater and office building. The new owners of the El Capitan had the vision to see the buildings potential to emerge from rehabilitation as a major icon in Hollywood, equal to the Chinese across the street. JAG Architects were asked to develop a restoration strategy that earned a $2,000,000 historic preservation tax credit for the owner. Architectural work included replication of the original historic storefronts removed in the 1970’s, restoration and repair of facade, new building systems. total interior renovation and reconstruction of the fifty foot high landmark sign tower. The El Capitan’s comeback has spurred the revival of retail, dining, and entertainment in the Hollywood District.

Pg. 6

Exterior View Of Restored Building

Transportation-oriented retail development started on this site over 150 years ago Originally a stop on the Butterfield Stage route (1858-1861), and later a cattle ranch owned by Walter Vail, the Vail Headquarters is located on a four-acre historic parcel in the Redhawk Town Center. The oldest building on the site is the Wolf Store Adobe, built in the 1860’s and used as a general store and hotel. In addition, there are five other historic buildings from the Vail Ranch era, dating from the early twentieth century, including the Cookhouse, Bunkhouse, Machine Barn, Caretaker’s house and Water building.

The scope includes seven buildings totaling over 27,000 sq. ft.

Five of the six buildings are to be reha-

bilitated for retail and restaurant use.

Additions to both the Cookhouse and Bunkhouse will allow their adaptive reuse as restaurants. The two story addition to the Machine Barn will include a small bar / catering kitchen opening onto a patio and an office above.

Historic display areas are planned for the Wolf Store, Bunkhouse, Caretaker’s house, and the Machine Barn. JAG has also designed a new two-story retail/ office building that is compatible with the historic buildings. Site amenities include a hay wagon stage for live music, a historic water tower and windmill, a stagecoach path, and retail kiosks.

Transportation Oriented Development 1860’s Recreated at Vail Headquarters in Temecula

Vail Headquarters Temecula, CA Restaurant & Retail

Walker House San Dimas, CA Restaurant

San Dimas Hotel Opens to Santa Fe Railroad Guest

Prestigious Newsom Brothers Architects Design Hotel The San Dimas Hotel (aka Walker House), was designed by Joseph Cather Newsom in the Queen Anne style and completed in 1887. The Walker family inhabited the house from 1889 until the 1970’s when it was placed on the National Register of Historic Places. In 1978, the building was renovated and leased to a restaurant. The City of San Dimas, the current owner, acquired it in 1997. The approximately 10,550 square foot building has two stories, plus a small basement and an attic. There are fourteen fireplaces and seven chimneys in the house.

Pg. 8

JAG Architects Wins $2,000,000 Tax Credit The two goals of the project were to adapt the building to new successful uses and to rehabilitate the building to the Secretary of the Interior Standards. Our work included, improvements to the dining areas and commercial kitchen facility to provide a prime food service location; a complete seismic rehabilitation, ADA upgrades, the addition of an elevator, and a new ramp to provide access at the basement. Offices, gallery and meeting spaces were added to the north wing of the second floor, which was originally left unfinished. We transformed the outdoors area, adjacent to the house, into an event space, for weddings and parties with the addition of a garden patio, with a trellis, suitable for outdoor dining and celebrations.

Hollywood Hillview Apartments Hollywood, CA Restaurant, Retail & Residential

From Grave to Glitz

“(The Hillview) had long since become a hazard and nuisance to the neighborhood and the time was overdue to restore this national treasure to its former beauty.”

-Jeff Rouze, Owner

Faced with the fact that local Hollywood apartment owners would not rent to actors and actresses, in the early 1900’s, movie moguls Jesse Lasky and Samuel Goldwyn, constructed the Hillview Apartments in 1917. Built as a housing and retail complex in 1917 it was the first Hollywood home to many early silent film Stars.

After suffering earthquake, arson and water damage, the building was condemned and slated for demolition. As the historic architects, JAG obtained a Historic Tax Credit and oversaw the restoration including recreating previously demolished storefronts, entry and retail spaces. The building was literally brought back from the grave to provide a vibrant restaurant; retail and residential life back to the neighborhood.

Pg. 10

Before

After

After

Before After suffering earthquake, arson and subsequently, water damage, the building was condemned and slated for demolition.

Lobby Interior

Maui Beach CafĂŠ

Historic Westwood Building Turned Into Dinning Aquarium

Pg. 12

When a successful restaurateur of Maui Beach Wraps, in Manhattan Beach wanted to recreate his success in a historic building, in Westwood Village, he asked JAG Architects for design solutions that worked with the historic character of the building. Rather then design something that took on an historical theme JAG proposed to transform the entire historic shell into an aquarium and fill it with recreations of sea life. The non-historic storefront became the glass aquarium wall that passersby stared through amazed at the site of dinners seemingly at the bottom of the sea while whales and sharks swam above them.

Eureka Artist Live/ Work Studios Humboldt State University First Street Gallery Opens Below Artist Lofts.

The 8,000 s.f. two story, unreinforced masonry, Janssen Building, was built in 1875 as a storehouse and chandlery. It was the first building in Eureka with an operating elevator.

The building owner, Dolores Vellutini said, “I choose JAG Architects because of their unique ideas on how to reuse historic buildings.” JAG Architects adapted the historic building, combining classroom and gallery space on the ground floor with artists’ live / work units above. The project also included seismic stabilization and repair of the building infrastructure.

Windows and doors were introduced on the exposed, non-historic, South and West facing exterior walls, to daylight the second floor studios and provide access from a pedestrian plaza to the rear of the building.

NEED A Headline or quote here......

Always at the forefront of improving the conditions of the historic properties she owns, Dolores Vellutini hired JAG Architects to adapt the building for a new retail use and to design the building to current structural standards to resist the threat of earthquakes.

The design starts with concrete reinforcing of a basement that actually extends under the sidewalk.

JAG’s initial inspections revealed that the basement was below the water table and subject to water infiltration. JAG proposed materials and mechanical drainage systems to mitigate the condition and ventilation systems to reduce the moisture content of the structure.

The work did not stop there as the building was unreinforced masonry which required the addition of moment frames around the storefront windows and the addition of shear diaphragms at the ceilings and roof. The work was all completed to the Secretary of Interiors standards and is now a registered on the Nation Register of Historic Buildings.

Pg. 14

RETAIL CHAINS East Main Retail Center, Barnes And Noble Booksellers, Ventura, CA Barnes And Noble Booksellers, Old Town, Pasadena, California C&R Clothiers, Ventura California Charlie Chan Printing Crown Book Stores, Lake Street - Pasadena, California Crown Book Stores, Palm Canyon Drive - Palm Springs, California Crown Book Stores, Northridge, California Crown Book Stores, Cupertino, California Crown Book Stores, Millbrae, California Fan Club, Media City Mall, Burbank, California Fan Club, Westminster Mall, Westminster, California Good Guy’s, Multiple Locations Guess Stores, Beverly Center, Los Angeles California Guess Stores, Sherman Oaks Fashion Square, Los Angeles, CA Guess Stores, Center City Shopping Center, Los Angeles, CA Guess Stores, Factory Outlet Mall, Barstow, California Gemco Store, Ventura, California Kinkos, Wilshire Boulevard, Los Angeles, California Kragen Autoparts, Ventura California Kragen Autoparts, Inglewood California Men’s Warehouse, Ventura California Payless Shoes, Multiple locations nationwide Pier One Imports, Ventura California Pierson’s Building Center, Eureka California Petco, East Main Retail Center, Ventura California Restoration Hardware, Eureka California Ross Stores, West Third Street, West Hollywood, California Ross Stores, Sunset Boulevard, Los Angeles California Ross Stores, Sepulveda Boulevard, West Los Angeles, CA Ross Stores, Lincoln Blvd., Venice, California Ross Stores, Lake Forest Boulevard, Lake Forest, California Ross Stores, East 17th Street, Costa Mesa, California Ross Stores, East Yorba Linda Boulevard, Placentia, California Ross Stores, Traffic Circle, Long Beach California Ross Stores, Long Beach Plaza, Long Beach California Saturday’s Women’s Boutique, Sherman Oaks, CA Skechers, Hollywood, California Sport Chalet, Media City Mall, Burbank, California Strouds, East Main Retail Center, Ventura, California Strouds, The Spectrum - Irvine California (Strouds Compass

Cafe) Strouds, Thousand Oaks, California Strouds, Marina Pacifica, Long Beach, California Ultima 2000 Furniture Store, Culver City, California Weight Watchers, Over 40 locations nationwide SHOPPING & COMMERCIAL CENTERS Atlantic Place Shopping Center, Cudahy, California Broadway Commercial Center, Eureka, California Disney Store, El Capitan, Hollywood, California East Main Retail Center, Ventura, California Eureka Pier Multi-Use Project, Eureka, California Firehouse Plaza, Ventura, California Gardenia Square, Long Beach, California Gateway Retail Center, Thousand Oaks, California Gateway Plaza, Santa Maria, California Helm’s Complex, Danish Furniture Store, Los Angeles, CA Helm’s Complex, Antique Guild, Los Angeles, CA Irvine Home & Garden Center, Culver City, California Linoleum City, Los Angeles, California Madame Tussauds, Hollywood, California Main Street Retail, McDonald & Janssen Building, Eureka, CA One Eleven Town Center, Palm Desert, California Oxnard Market Place, Oxnard, California San Dimas Station, San Dimas, California Saviers Road Shopping Center, Oxnard, California Telephone Plaza, Ventura, California Vail Ranch Headquarters, Temecula, California RESTAURANTS Baskin Robbins, Multiple locations in California & Arizona Bohemian Café, Los Angeles, California Chuck E’ Cheese’s Pizza Time Theater, Oxnard California Chuck E’ Cheese’s Pizza Time Theater, Ventura California El Paseo Restaurant Comal, Los Angeles, California La Puerta Restaurant, Los Angeles, California Maui Beach Café, Westwood, California Pasqua Café, Century City, California Plaza, Los Angeles Pasqua Café, Sutter St., San Francisco Talking Room Cafe, Pasadena California Togo’s Eatery, Over 35 locations in California & Arizona Western Pizza, Los Angeles, California Eureka Pier Multi-Use Project, Eureka, California

When asked, an overwhelming majority of people will tell you that they truly enjoy the “feelings� they get when they are in an historic building. We have found that shoppers stay longer in a retail store, located in an historic building, then one that is in a brand new shopping center. Why is that? We believe people slow down when experiencing history and independent research supports this theory. Adapting a building to retail is no easy task when you have to be sensitive to the character defining features that people want to experience. Over the past 32 years, JAG Architects has learned the art of bring the new together with the old. It is an art we sincerely hope to share with you.

www.jagarchitects.com dgee@jagarchitects.com