Old Bank District's San Fernando Lofts Turn Ten
Eric Richardson
[Flickr]
Developer Tom Gilmore stands outside the San Fernando Building, which welcomed its first tenants on August 19, 2000.
DOWNTOWN LOS ANGELES — On August 19, 2000, developer Tom Gilmore opened the doors to his first tenants in the San Fernando Building at 4th and Main and kicked off a new chapter in Downtown's revitalization.
Many thought Gilmore crazy for his plan to open hundreds of lofts on a corner that was so close to Skid Row, but the project was a quick success. An L.A. Times story from July of 2000 noted that half of the 70 units in the project's first phase had already leased two months before they opened.
Ten years later, the success of the Old Bank District complex -- comprised of the San Fernando, the Hellman and the Continental -- is still a surprise even to Gilmore.
"It is amazing to me when I read the old articles from 1999 and 2000 that so much that could have been boosterism or could have been rhetoric or could have been whatever, ended up becoming real," he said today. "I'm sort of bowled over by the fact that it all actually worked."
Not all of Gilmore's ideas from the time panned out. The developer bought the Palace Theatre in early 2000 with the intention of returning it to its roots in live entertainment. He also planned to convert the El Dorado into a boutique hotel and envisioned a multi-use complex with a school and hotel around the former St. Vibiana's cathedral.
"You can't have one idea," Gilmore explains. "You can have one process, but I don't think you can have just one idea because then if that idea doesn't hit you lose the process of the momentum you've begun to create."
"It's literally like throwing a bunch of stuff against the wall and seeing what actually hangs on. I was lucky that the thing we invested a lot of chips in was the one that hit."
The developer cites Vibiana as an example of a project that simply took longer than he envisioned, and notes that his company sold the Palace when they realized that Broadway was farther away from transformation than the rest of the neighborhood.
Gilmore wasn't the only developer creating housing Downtown at the time. 2000 was also the year that Geoff Palmer opened the first phase of the Medici, the beginning point for his empire of Italian-named upscale residential complexes.
"I give a lot of credit to Geoff Palmer in a weird way," Gilmore says. "He used to think that I was building in the worst place in L.A., and I always thought he was building in the worst place in L.A. He was basically building on empty parking lots adjacent to the highway where nobody wanted to do anything."
The two developers' products are very different from each other, but that range of options is important to a healthy Downtown, Gilmore notes.
So what do the next ten years hold?
"Unfortunately I think depends on the city a little bit, and that makes me uncomfortable because I think that the city is to some extent rudderless right now," Gilmore says. "I think they need to become more enablers than just administrators." If that happens he sees increased densification, the return of Broadway and new density in South Park.
He sees the most potential in another unlikely place: Skid Row.
"I'm sure everyone on the planet will take this wrong, but I think Skid Row is an extraordinary opportunity to find a new mixed-income model that is actually heavily based on affordable housing but also has moderate income in there as well," he explains. "If the city uses their head and doesn't prohibit development but does smart development, I think Skid Row can become a much more balanced component of this so that Skid Row, the Arts District and the rest of Downtown can all connect."
Gilmore also still sees new potential in the Old Bank District. "Our vision was to build a framework, have people enter that framework and then see what happens," he explains. "We've responded to the people who inhabit this. It's kind of like a petri dish."
That dish continues to produce new results. Gilmore says that he's thrilled with the way that the complex's retail has developed and the community that has been created.
That community will be on hand for the Old Bank District's 10th anniversary block party on Saturday. It will run from 4pm to 1am. 4th and Main streets will be closed off for the event, which will feature local businesses, food from the corner's restaurants, beer, wine and live performances by Pepper Rabbit, Helen Stellar, Sing Orpheus, Mississippi Man, Gedina Jean and Very Be Careful. More information can be found on the event web page.
derblut on August 19, 2010, at 04:56PM – #1
Tom Gilmore, you are an awesome man. You recognized the potential of this neighborhood when others were scared to drive through.
It would have been funnier to frame the Medallion out of the picture. I'm sorry, that building is so Irvine to me.
Ed Fuentes on August 19, 2010, at 05:34PM – #2
It's GilVille, baby!
Jamie DeFrisco on August 19, 2010, at 06:11PM – #3
I've been talking about the need for middle-income housing for a while now. Glad to see that Tom Gilmore sees that as well. I look forward to seeing more development in that area.
Building in Skid Row makes it vital to provide low income housing to those that need it. I think it's also important to not push people out of downtown or any areas of downtown. They need a place to live or programs that will help get them on their feet. Of course you can only help those that are willing to be helped. I wish there was more publicity and more community effort towards this.
Dixon on August 19, 2010, at 06:25PM – #4
It would have been nice if Gilmore had given some--or even most--of the credit for the success of his venture to his ex, Trish Keefer. She labored like a dog on behalf of him and his "vision". Now he seems content to take all of the credit.
Poor Trish. Hopefully she's at least enjoying a healthy alimony now.
Guest on August 19, 2010, at 07:33PM – #5
Better than the horrible surface auto lot that once was there.
As for low-income housing, downtown and folks being pushed out. Don't worry. There's a saying that God must have loved poor people because he made so many of them. And, in turn, he made central Los Angeles, particularly Skid Row, their nirvana. That was true eons ago, it will be true eons from today.
Hala Pickford (@misspickford) on August 19, 2010, at 08:29PM – #6
I say good on him for what he's done; but would like to point out the irony of him thinking Skid Row is doable while Broadway is apparently not.
I'm kind of offended.
And logistically I disagree with it. Skid Row needs a lot more cleaning and revitalization then Broadway. I think its been in dire straights much longer as well (1910 or earlier?)
derblut on August 19, 2010, at 08:32PM – #7
"Better than the horrible surface auto lot that once was there."
Marginally better, I'll give you that. I wish that something could have been made that blends in with the neighborhood a little better, perhaps something with some brick. I'm picky, I know. Overall it's a positive.
Guest on August 19, 2010, at 09:16PM – #8
Hala, I DO believe in Broadway, but five years ago I couldn't financially hang on long enough. Broadway is very much on its way! Tom
Eric Wang on August 19, 2010, at 11:40PM – #9
Congratulations, Tom! It's truly a wonderful neighborhood!
Bolt Barbers on August 20, 2010, at 12:38AM – #10
History will recall the pioneering spirit of one man and his vision to re-habitate a once stately financial hub. Happy OBDX to Tom & his Peeps!
Pamela Rouse (@) on August 20, 2010, at 08:25AM – #11
I think it's a shame that the Westminister Hotel (demolished in 1960) is no longer there. Yes, something similar in spirit would have fit the neighborhood much better (but would have been cost prohibitive I'm sure to rebuild). What they have is more in keeping with the new LAPD parking garage & CalTrans.. sort of a bridge between old and new.. a lumpy, modern bridge..
Pamela Rouse (@) on August 20, 2010, at 08:27AM – #12
ps: I heart my neighborhood.. Thank you Tom!! Happy OBDX indeed!
Susana Benavidez on August 20, 2010, at 09:16AM – #13
Congratulations and thank you for igniting our neighborhood. If it weren't for OBD, there would be no South Park.
I can't wait for tomorrow. :)
Susana
Guest on August 20, 2010, at 09:31AM – #14
I took one of the Gilmore tours in 2001...we even walked across the street to the work in progress that was the Hellman. The fellow who gave the tour pointed down to Harlem Alley and let us know Tom's vision for New Orleans-style alley cafes. I personally thought he was nuts, but flashforward to today and I enjoy hanging out at Lost Souls.
Chris Loos on August 20, 2010, at 10:12AM – #15
Providing middle income housing is essential. Its the elephant in the roof of gentrification that no cities have really figured out how to deal with yet. How to we prevent neighborhoods from going straight from neglected-but-affordable to revitalized-but-too-expensive-for-everyone-but-the-wealthy?
When middle and lower income people get priced out of a neighborhood, that neighborhood loses much of its diversity, energy, and vitality. It ceases to be cool and attractive to would-be residents and visitors. Look at the upper east side in Manhattan. I think we'd all agree that its a very nice, well-to-do neighborhood, but its not exactly a destination. Just an enclave for the super-wealthy.
I'd hate to see Downtown LA turn out this way. Maybe we can be the ones to figure out this workforce housing thing and show the other cities how its done.
Russell Brown on August 20, 2010, at 10:15AM – #16
I remember taking the LA Conservancy tour of lofts on Saturday Nov 2nd, 2002. This was almost 2 years before I moved into the Hellman and had no clue that years later I would live downtown much less get involved.
The San Fernando and Continental were part of the tour. Pete's Cafe was having its "soft" opening.
Also on the tour was the Higgins building which was just opening. Spring Arcade lofts were under construction and "opening soon". So was the Blackstone Building.
Remember touring the Eastern Columbia that was completely gutted with a horrible 1970's abandoned food court in the lobby. Pan American was gutted as was the Douglas Building.
Old Bank District is now a teenager and Pete's Cafe is the neighborhood community center. The Blackstone & Spring Arcade are only now near completion.
Midnight Mission was at 4th and Los Angeles and the rest of Main Street was pretty unpleasant below Winston.
Hard to imagine that when Blossum Cafe opened it was considered very risky and that no one knew that folks lived downtown- or would even want to.
Congrats Tom for OBD vision and making a real neighborhood.
carter on August 20, 2010, at 10:16AM – #17
To guest #14, I would imagine your tour was given by Hal Bastian, now Director of Economic Development for the downtown BID, as he and Buddy were among the first residents of the San Fernando, and provided tours of all of Tom's projects at the time.
Guest on August 20, 2010, at 10:29AM – #18
Yep...definitely Hal Bastian who gave the tour. I was getting ready to be laid off from a dot com job, so I couldn't afford the jump from rent-control West LA apt to the SF Bldg.
Jim Shafer on August 20, 2010, at 11:31AM – #19
I remember being led through the San Fernando Building in the Spring of 2000 by Eric Needleman when the walls dividing what would be my new loft still lacked insulation and wallboard. I set up the visit and later lease-signing from far away in Mexico City where I was living at the time. I'm still happily living in the SFB 10 years later, now with my wife Cecilia, though we miss the view of the San Gabriel Mountains the Medallion took away!
Anthony Costantino on August 20, 2010, at 12:43PM – #20
One of the things I think has kept Downtown affordable, besides the recession, is the warehouse district creating a kind of buffer, not allowing the entire area to turn into lofts. I like how our urban center is a bit more quiet than NYC.
Would most of you consider lofts to currently be middle income (1200-2000/mo)? Hopefully the artificially inflated housing prices will continue to come down and make things more affordable for everyone.
Rich Alossi on August 20, 2010, at 01:41PM – #21
It's all about supply and demand when it comes to middle-income units. I don't expect prices to go down very much per square foot considering the huge costs to actually build out the apartments, but if developers keep adding units and there aren't too many artificial barriers to adaptive reuse/new construction, I think you'll at least see prices stay at the current level. Downtown's the place people want to be. I'd like to see what current vacancy rates are around town, given the number of buildings added to the mix over the past year.
Personally, I think if we want to see more middle-income housing, we'll need to start getting used to smaller spaces with, yes, minimal parking requirements.
Don Garza on August 21, 2010, at 03:32AM – #22
Main Street was more blighted in 1999 than the heart of skid row around 5th and San Julian when I moved there. It was much worse on Main Street. People jumping from the Rossylyn Hotels every other weekend or pushed out , combination crack and weed in the air between Main and Los Angeles mixed with the stench of human feces and urine in the alley , which literally almost made me pass out every time I had to walk through there.
What we got: A new MIdnight Mission , expanded womens's center , the Medallion , EVO , LA LIVE , More Huge downtown corporations moving close to skid row which now donate money to the non-profits and hire people even in these tough times and the new smaller businesses which do the same.. Skid Row Housing Trust getting good money to build better housing as well as SRO INC.. a mixed income community where the low income and the so called gentrifiers gather in gilville in the evenings to network and socialize.. I will also say because of the Catalyst which was the OBD we now have a grocery store downtown.. get with the program folks... Gilville was the catalyst.. let's not forget HAL BASTION moved to DCBID after working for TOM GILMORE , so we now got HAL one of Donwntown's most beloved cheerleaders and community builder's.
And if others are afraid to say it I will.. Gilmore was the catalyst for the expansion of the Adaptive Reuse Ordinance that has created the South Park area of Downtown we see today.. and the many Adaptive reuse projects all over the city...
Question? How do you displace people who were never living in the office buildings that were adaptively reused in the first place..
Answer... what people who haven't been here from the beginning need to realize is that skid row was created by city policy a failed unspoken policy of containment...what was missing was the ARO.. we needed an influx of people moving into the ARO live work lofts... bad was now the ARTISTS saw their rents go up because people shooting up heroin and ODING on their doorsteps were no longer there.. Which would I prefer... dead bodies to keep rents down for happy artists or people getting help for their addictions... you know which one I would choose...
GOD BLESS YOU TOM!!!!
Dixon on August 21, 2010, at 09:16AM – #23
.......and god bless Tom's forsaken ex Trish Keefer!
Robert on August 21, 2010, at 10:28AM – #24
Looking forward to celebrating tonight. After reading the article in the LA Times this week, I am surprised more has not been said of the lack of action of the Supervisors who were going to spread out the homeless services and housing. Steve Lopez said it was the NIMBY's who won out. This really irritates me. Downtown cannot continue to handle most of the homelessness problems in Los Angeles County. Downtowners need to speak out on this. We need shelters to prevent anyone from sleeping in the gutters of this great city.
Personally, I don't know Mr. Gilmore but he has done more for Downtown Los Angeles that any other Angeleno. Thank you Tom Gilmore.
Guest on August 21, 2010, at 10:44AM – #25
Maybe there will be a surprise announcement tonight!
Jamie DeFrisco on August 21, 2010, at 11:45AM – #26
I believe the median income in LA is $40,000. (That might have been a few years ago.) Even if the places are smaller, that's fine. There's a lack of them. 300-500 SFT would be nice for those who can't afford bigger spaces and don't want to live with a roommate. Parking doesn't necessarily need to be included. The low income to middle income housing could allow more of those who work downtown to actually live downtown. There's also ride share programs or you could use a bike. There are quite a few buildings for parking for those that need it. (Not to say that if every new building didn't provide any parking that there would be enough parking available.) There's plenty of these type of places in and around Koreatown. These smaller places seemed to have been avoided in downtown.
Far Angles - Agreed that if the ex helped in this endeavor then she deserves some credit too.
Dixon on August 21, 2010, at 12:44PM – #27
Trish Keefer definitely deserves some credit, Jamie. The San Fernando Building suffered from horrible management until she took over. She turned things around and went on to also manage the Hellman and the Continental too. Then she became project manager for all of Gilmore's operations and oversaw the construction in the parking garage in addition to her many other duties.
She toiled long hours with the nuts and bolts of the operations while Tom went about saying whatever made people happy, leaving her to deal with the fallout from that.
Often she'd still be working hard while Tom would be holding court in Pete's bar. He was known to be the loudest drunk in the room.
Gilmore takes time to give "a lot of credit to Geoff Palmer" but he shamefully fails to give credit to Trish Keefer, the silent partner who is responsible for so much of the success.
Don Garza on August 21, 2010, at 01:08PM – #28
God Bless all who had a hand in the beginning of the struggles and successes of the OBD..
Guest on August 21, 2010, at 01:20PM – #29
Tom and Trish have done a great job! Tom was also smart to bail on Broadway. As long as the 14th Council District controls that narrow strip of land through downtown, it will be impossible to gain enough political momentum to transform Broadway. The residents downtown should join the push for a unified community voice, through the creation of a single Downtown Council District. Take a look at the Council map and ask yourself...HOW DID THIS HAPPEN? Broadway was given to CD 14 for a reason...
Guest on August 21, 2010, at 05:07PM – #30
Cheers from Erik and Mark at Old Bank DVD. And if Tom hadn't been holding court that fateful night at Pete's six years ago we might've never opened. We're happy to be part of the community you helped build.
Frank Schultz on August 21, 2010, at 07:56PM – #31
Congrats Tom and thanks for being willing to gamble your resources on downtown. I wish you continued success.
Guest on August 21, 2010, at 10:38PM – #32
Hi Tom Hi Gilmore Assoc Hi Old Bank District Management
Ten Years is AMAZING!!! You guys rock.
with much love and many many congratulations Trish Keefer
Guest on August 22, 2010, at 02:43AM – #33
Trish's family money, Jerri's business acumen and Tom's foolery...Tom's done more for downtown than any other Angeleno? Check the facts...
Guest on August 22, 2010, at 08:32AM – #34
I hate to think the parting of Tom Gilmore and Trish Keeler wasn't truly amicable.
The ridiculous, juvenile drama going on between the owners of the Dodgers -- Jamie and Frank McCourt -- not to mention the clash between the owners of Weeneez and The Must, is enough drama for now.
Otherwise, some people in this thread are trying to stir things up.
Dixon on August 22, 2010, at 09:37AM – #35
Trish? You stopped by, here on blogdowntown? Oh, thank you, Trish, for sending love to the management of OBD, but what about the little people, the people who eat cake (Big Man cupcakes)?
Trish? Hello, Trish? Oh, well. Enjoy that family money and your alimony. Keep flipping that hair and happy trails!
Guest on August 22, 2010, at 05:30PM – #36
@Fast Angles: You have too much time on your hands. Shame on you for turning a great article about Downtown's history and forward future into some personal haranguing. Poor Trish, indeed, for having to have her name associated with yours.
Tom, Jerri, Gilmore Associates, & Old Bank District residents past and present: Thank you for being brave. For wandering into once undesirable territory, staking a flag and saying "yeah, this is the place" when no one else would. Thank you for sticking with it even through the mudslinging, the name calling and the naysayers. Thank you for building a community whether it was through adapting abandoned office buildings into lofts, starting up a retail business, inviting another brave soul to take up residence in downtown, adopting a pet or volunteering at a homeless shelter. To everyone that ever attended a DLANC meeting or showed up for a liquor license hearing - thank you. You are all pioneers. And we owe our present downtown to you.
The most beautiful thing about downtown is that we all have the chance to make our mark. I certainly hope that people use this opportunity to get up from their chairs and computer screens and try to make that mark. Complaining only gets you so far. It's the do-ers of the world that actually wind up creating something.
Bert Green (@bgfa) on August 27, 2010, at 01:03AM – #37
Word on the street is that "Falling Angel", who has morphed into Fall Angel and then Far Angel and finally Fast Tangeles, is actually a LACAN lackey named Kevin. All the arguments are the standard fare of LACAN: the drug dealers are innocent victims and the loft dwellers are the evildoers downtown. It's getting pretty tired, Kevin.
Guest on August 27, 2010, at 01:27AM – #38
I hear that Bert Green is secretly Machete.