Gaslamp Quarter Seeks Help In Ridding Area of Unsavory Businesses

Discussions are under way to have Centre City Development Corp., downtown San Diego’s redevelopment agency, move farther into the historic Gaslamp Quarter, where its mission would be to spur restorations and kick out adult bookstores, arcades, peep shows and other similar businesses from a stretch of 5th Avenue.

The impetus for the move comes from the Gaslamp Quarter Council, an official citizens group composed mostly of property and business owners responsible for guiding development in the 16 1/2-block area of turn-of-the-century buildings.

About 1 1/2 years ago, the council asked CCDC for help in changing the appearance and land uses on the east side of 4th Avenue between Broadway and G streets, directly across from Horton Plaza. Using a strategy of persuasion, backed up by the power of eminent domain and a budget of $2.4 million, CCDC worked with 14 property owners to rehabilitate their buildings. So far, condemnation has been used in only one case, although another is pending.

Building on the 4th Avenue experience, the Gaslamp Quarter Council now wants CCDC to do the same thing on 5th, the historic district’s main street. Specifically, the council wants buildings upgraded and adult-entertainment businesses removed from around E Street to Island Avenue.

“If all goes as planned, 100% of the non-conforming (adult) uses will be gone from the Gaslamp Quarter . . . because half are already set for removal because of what’s happening on 4th Avenue,” said Donna Alm, spokeswoman for the council.

Informal staff-level discussions have begun between CCDC and the council. Alm and CCDC officials estimate formal negotiations will begin in about two weeks, with the matter scheduled for presentation to the CCDC board of directors in about a month.

“The Gaslamp Quarter staff is very small and has little expertise in land acquisition,” said Pamela Hamilton, assistant vice president of CCDC. “We have expertise in that area.”

The problem in the Gaslamp Quarter, officials say, has been uneven compliance with the district’s development plan, approved long after many adult entertainment stores were already in business.

As a result, some property owners who restored their buildings were hurt financially when they were unable to rent space because adjacent property owners refused to do anything and let their properties deteriorate.

“Even though you may have fixed up a building beautifully, you can’t get tenants when you have something like an adult bookstore next door,” Alm said. “It’s now gotten to the point where it’s going to take a little stronger arm-twisting to force reluctant building owners, some of whom are absentee landlords, to understand what’s going on out here.”

Hamilton said, “What we do is assure there is pressure on everyone. . . . That shows building owners things are moving evenly.”

Some officials, such as Alm, believe Gaslamp’s arcades, peep shows, bookstores, poker parlors and the like must be removed before the mid-1988 opening of the nearby $125-million waterfront convention center. If not, the thinking goes, these businesses will attract many conventioneers.

“There’s a feeling business will be good after 1988 . . . making them even more successful and thus harder to get out,” Alm said.

Judi Carroll, chairwoman of the Gaslamp Quarter Council, was more diplomatic. “I think it’s the most appropriate time to finish the cleanup work . . . before the convention center opens.”

Alm said the council is not after a sanitized historic district devoid of variety and night life. “We want night clubs, and there is a place for bars. We want this area recognized as a center for night life.” The problem, officials say, is too many adult entertainment businesses operating out of run-down buildings.

Hamilton said it’s too early to know the scope of the 5th Avenue project, how many businesses and buildings would be affected, or the cost of the improvement project.