1250 Prospect Street is a 26,000 SF commercial retail center located in the heart of the coastal La Jolla Village Shopping District.  Originally designed in the 1960’s by William Lumpkin in the mid-century modern style, the center consists of three separate buildings organized around two prominent courtyards over several floor levels that terrace down the bluff.  Remodels over the years resulted in a hybrid Spanish/Mediterranean style that overwhelmed the airiness of the original design.  Our goal for this project was to bring back the lightness of the original building by removing unnecessary architectural features that had been added over time.   This in part opened up the courtyards to the street and revealed scenic views to the ocean beyond.



The faux Spanish/Mediterranean architectural elements obscured the intent of the original design as they reduced tenant visibility, and ultimately effected the success of the center.  Our challenge was blending the varied styles into one cohesive design that would provide a welcoming, open concept to tourists and locals alike.



Eliminating the existing Spanish style entrance cupola along with the heavy clay tiled overhangs that wrapped the existing buildings gave direct visual access to the retail spaces within the complex.   In addition this opened up vistas to the ocean from the street and provided for light and airy breezeways and sunlit, inviting courtyard spaces.  The renovation incorporated a palette of clean lines with modern details, and colors with tones and textures that are warm, rich and inviting inspired by the proximity to the ocean and the contemporary site context.



The result is a revamped center featuring expansive views of the cove, upscale restaurants, premier office spaces, and retail storefronts with a new vibrant street presence that benefits more than just 1250 Prospect Street - it contributes to the overall environment of the La Jolla District.








Project Details
Type Commercial Retail
Client Ralston Real Estate
Location La Jolla, CA
Size 26,000 SF
Services Due-diligence, redevelopment/ renovation and construction administration
Completed 2016
Design Team
Mark Steele
Steve Miles
Francesca Bestetti