-By Amy Milshtein, Photography by Nels Akerlund Photography

project: Balboa Theatre
client: Centre City Development Corporation
location: San Diego
designer: Westlake Reed Leskosky, Phoenix; Heritage Architecture & Planning, San Diego

Twenty years is a long time to work on one project, yet that's how long the architects at Westlake Reed Leskosky (WRL) toiled away on The Balboa Theater. Set on Horton Plaza next to downtown San Diego's Gaslamp Quarter District, The Balboa Theater, circa 1924, suffered through redevelopment fits and starts after going dark in 1982. Today, this glittering jewel box hosts performances in modern comfort and safety, garnering applause and awards all around.

Once host to vaudeville shows, the 1,300-seat theater suffered with the rest of the Gaslamp Quarter. "As it is in many restorations, poverty was a friend to the theater," says Paul Westlake Jr., FAIA. "Spared bad redesigns, the Balboa remained a great example of bold, confident Spanish revivalist/ Moorish theater architecture of the day."

WRL's first pass on the theater came in 1985. One backer after another put together deals that eventually imploded until San Diego's non-profit Centre City Development Corporation (CCDC) came to the rescue. "The redevelopment of Horton Plaza has a sunset date of 2013, and we were running out of time," recalls Gary Bosse, senior projection manager, construction, CCDC. "So we decided to take it on ourselves."

A perfect storm of circumstances came together to make the project viable. A large and vocal community group wanted the Balboa restored as a theater. The property boom of the early- to mid-2000s filled coffers with tax money that had to stay in the project area. Still, construction costs were high, thanks to Hurricane Katrina and the very bubble that funded the theater, so the CCDC had to prove it could do the project responsibly.

A phased approach demonstrated incremental wins and cost savings. "Once the tough stuff, like seismic upgrades, was out of the way, we could see the light at the end of the tunnel," says Bosse. "That inspired us to reach for a true historical restoration." Early on, the CCDC cleaned little bits and corners of the space to further drive inspiration of what the whole could look like.

Although WRL had plenty of research on hand, a full go-ahead meant the firm could continue its forensic work. What a surprise when they discovered that the audience chamber held no fewer than 22 different colors. "I've worked on some 75 historic theaters, and I've never seen a palette like this," admits Westlake. "It's a beautiful, balanced cacophony that would have gotten you thrown out of your second grade art class."

The theater's grand drape also proved a surprise to all. The architects discovered a black and white slide of the original curtain late in the process and the nautical scene suggested a deep blue instead of the expected red. "Hand painting the drape would have been too expensive," recalls Westlake, "so we found a printer in Europe that could do it economically."

Murals, the outdoor blade sign, and unique waterfalls that flank the stage complete this amazing space. Along with performers and the people of San Diego, other groups have taken notice. In fact, the theater is collecting accolades like a diva collects roses after a performance. "We keep winning award after award," says Bosse. Take a bow, WRL.

jury comment:

"Restoring grand spaces to their original splendor is no small feat. The care with which this project was conceived, refined, and executed is honorable. This building is simply beautiful once again."


who
Project: Balboa Theatre. Owner: Centre City Development Corporation. Theatre Operations: San Diego Theatres. Owner’s Representative: Pfocus. Architect, mechanical/electrical engineer, interior designer, theatre technical specialist, lighting designer: Westlake Reed Leskosky. Associate architect, preservation consultant: Heritage Architecture & Planning. Structural engineer: Curry Price Court. General contractor: PCL Construction Services. Acoustician: McKay Conant Hoover Inc., Westlake Village. Ornamental Paint Analysis: EverGreene Painting Studios Inc. Theatre Seating: Landry and Bogan. Civil Engineer: Nasland Engineers. Cost Estimators: O’Connor Construction Management, Inc. Code Consultant: Schirmer Engineering Corp. Utility Coordination: JMS Consulting. Abatement Consultant: Ninyo and Moore. Photographer: Nels Akerlund Photography.

what
Dry wall: USG, National Gypsum Co. Paint: Frazee Paint (San Diego, CA), ICI, Tnemec Company, Benjamin Moore. Laminate:  Nevamar, WilsonArt. Quartz Surfacing Material:
Dupont Zodiaq. Stone: Stone Design. Applied Metal Panels: Lunstead Metals. Resilient Sheet Flooring: Forbo Industries, Inc. Ceramic Tile: DalTile, Metropol. Vinyl Composition Tile: Mannington. Carpet: Mohawk Commercial Carpet, Ulster Carpet Mills. Carpet fiber:  100% Solutia Ultron VIP Nylon, Type 6,6. Backing:  ActionBac. Acoustical Panel Ceilings: USG. Stage Lighting Fixtures: Production Resources Group (PRG). Historic Lighting Restoration: Gibson and Gibson Antique Lighting. Specialty Lighting: Alger International. Doors: Ocean Door, Inc, Security Metal Products Corp. Door hardware: D8 Group, Inc. Storefronts and Glass: A Glasco. Window treatments: Levolor Corporation. Window Restoration: Restoration Works, Inc. Wallplates and Devices: Rejuvenation. Auditorium Fixed Seating: Seating Concepts. Upholstery: J.L. deBall, Inc. Cafeteria, dining, seating:  MTS Seating. Architectural woodworking Cabinetry: Spooner Woodworking, Inc. Signage: Superior Electrical Advertising (Blade Sign and Marquee), California Neon Products (CNP) (Interior signage and wayfinding).  Stage Drapery and Printed House Curtain: I. Weiss. Stage Rigging and Motorized Acoustic Drapery: J.R. Clancy. Theatrical Wiring Devices and Theater Dimming System: Electronic Theater Controls (ETC). Supplier: 3D Stage Lighting. Organ and Orchestra Pit Lifts: Gala. AV Systems Supplier/Installer: ProSound. Elevators: Schindler, Gillespie. HVAC: Huntair. Fire safety: Tyco. Building management system: Invensys. Plumbing fixtures: American Standard.

where
Location: San Diego, Calif. Total floor area: 44,350 sq. ft. No. of floors: 6 floors, including basement. Average floor size: Basement 7,550; first floor 16,200; second floor 7,790; third floor 5,635; fourth floor 2,355; fifth floor 4,820. Total seating capacity: 1,339 seats. Cost/sq. ft.: $507.