Repositioning a San Diego Office Tower for Residential Living and Hospitality
Located in downtown San Diego, California, the existing mixed-use development is composed of an interconnected eight-story annex, a 25-story tower, and a nine-story open-air parking garage totaling 390,600 gross square feet. Originally designed to accommodate office and retail uses, the property faced a common urban challenge: how to adapt a prominent commercial asset to respond to changing market demands and evolving patterns of work and living. This confidential client engaged HED to conduct an adaptive reuse study that would reimagine the complex as a vibrant residential and hotel destination with ground-floor retail, while maximizing long-term value.
The study centered on two parallel objectives. First, the client sought to maximize residential rentable area, targeting 128 residential units and 136 hotel keys across a reconfigured 15-story residential tower and 12-story hotel component. Second, the design needed to strategically incorporate recently renovated mechanical, electrical, and plumbing systems where feasible, while allowing for selective replacement of remaining infrastructure. This careful calibration balanced fiscal responsibility with performance, aligning new programmatic demands with existing building systems.
Adaptive reuse at this scale required thoughtful coordination across architecture and engineering disciplines. A critical consideration emerged around seismic compliance. A 10 percent increase in building mass would trigger a comprehensive seismic upgrade under California code. Residential occupancy introduced additional weight, so the design team offset that increase by identifying and removing select structural elements. Through structural analysis and coordinated planning, the concept preserved building integrity while avoiding unnecessary escalation in scope. This approach reflects HED’s positioning as an integrated A&E company that thrives in complexity, aligning technical insight with strategic decision-making.
The exterior envelope, recently renovated, provided a strong architectural foundation. The study introduced new operable windows for each living unit, enhancing natural ventilation, daylight access, and the daily experience of residents and hotel guests. This move shifted the character of the tower from sealed office floors to human-scaled dwellings that connect occupants to San Diego’s coastal climate and urban energy.
With 388 parking spaces retained in the existing garage structure and retail uses activating the ground plane, the reimagined development strengthens its role within the downtown fabric. The concept transforms an underutilized office asset into a mixed-use residential and hospitality hub that supports housing demand, tourism, and street-level vitality.
More than a program conversion, this study demonstrates how adaptive reuse, integrated design, and careful structural and MEP coordination can unlock new life within existing buildings. By aligning regulatory constraints, financial objectives, and user experience, HED delivered a smart, flexible roadmap for repositioning a landmark property in one of California’s most dynamic urban markets.
