Commercial

This article originally appeared on BISNOW

The City of San Diego is updating the Uptown Community Plan, a redevelopment district with six distinct neighborhoods and some of the highest allowable densities in the region outside of Downtown—up to 74 and 109 units/acre along transit corridors. The update, which will be considered by the City Council on Nov. 14, would provide an opportunity to build 9,500 additional units, the majority of which would involve vertical redevelopment in the Hillcrest Gateway district, Uptown’s commercial core just north of Downtown.

Bisnow caught up with Veritas Urban Properties principal Russ Murfey, who is among the developers presenting at Bisnow’s State of San Diego’s Multifamily Market event Oct. 19, to learn more about how this plan will impact multifamily developers.

Veritas Urban Properties is the real estate development arm of Murfey Co, a vertically integrated firm that handles everything from site acquisition, entitlements and investment capital through construction and ultimately property and asset management. “There’s a ton of opportunities for building new product in Hillcrest,” he tells us, suggesting redevelopment will involve replacing low-density housing with higher-density projects.

Russ, along with his business partner and brother Scott (pictured at right with Russ), recently completed the Crest Urban Apartments (below) at 4021 8th Ave in Hillcrest, a 36-unit project that replaced a 50-year-old, dilapidated apartment building with 22 units. This project, which is 100% leased, consists of 28 one-bedroom and eight two-bedroom units, ranging from 670 SF to 1,120 SF, and includes walk-in closets, storage and oversized decks, he says.

Russ says Veritas Urban is a long-term investor and builds urban infill projects that enhance or fit the character of neighborhoods where they’re located. “We generally include a small amount of retail in projects to activate the streetfront,” he says, “but that retail didn’t fit this location, and therefore is 100% residential.” The project is close to the commercial heart of Hillcrest and walking distance to Whole Foods, Trader Joe’s and restaurants along University Avenue.

“Retail has to have the right location to be successful,” Russ says. “We want to develop projects that create a sense of community, rather than just build units. For us, civic pride is important.” He says the ultimate goal is to create neighborhoods with lifestyle amenities, and in some cases, inspire neighborhood improvements in areas undergoing transition. Russ says Veritas Urban has built multiple new projects that served as catalysts for revitalization, causing other business owners on the street to upgrade their store façades.

“Hillcrest has always been a desirable area, but now is a hotspot for growth,” Russ says. “It has nightlife, museums, parks, restaurants and cultural amenities. It’s also centrally located to provide easy commute to work anywhere in the city and is close to the airport.” There are three hospitals and the 1,200-acre Balboa Park nearby.

One of the oldest urban parks in the nation, Balboa Park was the site of the first World’s Fair and includes open space, natural vegetation zones, green belts, gardens, walking paths, museums, several theaters, restaurants, community recreational facilities and the San Diego Zoo.

Veritas Urban is getting ready to break ground on Veritas Point Loma (below), an 82-unit mixed-use project in the Midway District of Point Loma, the second new multifamily project built in this area in 30 years. The company also built the first project here, the Famosa Townhomes (above), a nine-unit, luxury condo community with a retail space on the ground level occupied by The Coffee Bean & Tea Leaf. Both projects are within walking distance of restaurants and shopping areas.

This area is just beginning to undergo revitalization, but that will pick up speed when the San Diego Sport Arena’s lease with the city expires in 2020, Russ tells us. The city not only owns the land where the sports arena is located, but also the surrounding land occupied by businesses. As land leases expire, this whole area will be revitalized, changing the landscape of this up-and-coming coastal area dramatically, he says.

While there are plenty of opportunities to build multifamily projects in SD, Russ says financing is more challenging these days. “Due to the extreme decline in the last downturn, people are hesitant to put their necks on the line, but their concern may be a little premature,” he says. “There still is abundant capital available, but investors are being more selective. There’s a lot of new projects coming online, so investors are picking and choosing projects that fit their business plans.”

Hear more from Russ and other local multifamily experts at Bisnow’s State of San Diego’s Multifamily Market event Oct. 19, at 7:30am with breakfast and networking at the Westin San Diego Gaslamp Quarter 910 Broadway Circle.

This article originally appeared on Our City, San Diego

Today, a new development has to be more than just a pretty face.

Is it a smart building?

A green one?

Does it add character to the community?

What about its economic impact?

While design is an integral part of any new development, Our City San Diego’s inaugural Development of the Year contest sought not to look just at aesthetics but to consider how the projects have helped shape and drive the communities they became part of.

For this reason, the projects were judged 40 percent on their vision, 25 percent on community improvement, 25 percent on aesthetics and 10 percent on environmental sustainability.

Noted Tijuana architect Rene Peralta joined Our City San Diego’s top editors as a judge.

The competition included five categories: small and large multifamily housing; small and large commercial projects; and affordable housing.

Community character matters, and now it may matter more than ever, given that many cities are pushing the envelope when it comes to creating desirable, transit-friendly urban pockets.

San Diego seems to be succeeding at this. We have one of the largest millennial populations in the nation, and millennials are drawn to such neighborhoods.

Some of the winning projects show why this may be, particularly those in the multifamily housing categories, which boast cutting-edge designs and uber livable units.

The challenge of contributing to community character is even greater for large commercial projects, which have the potential to overshadow and dominate existing development. But in this category, as well, the entries show just how imaginative architects and developers can be.

“There were many interesting projects, yet I selected the ones that I felt are making, or will make, an impact in the community,” Peralta said.

Multifamily Housing – Less than 30 units

First place (tie)

1941 Columbia

Famosa Townhomes

1941 Columbia

1941 Columbia St., San Diego

Developer: West Ventures LP

Architect: Jeff Svitak

Contractor: Valley Development

Architect Jeff Svitak was inspired by the winding streets of Venice when he designed 1941 Columbia, an 18-unit apartment complex in Little Italy.

What’s remarkable is the scant amount of space he had to work with in this ambitious infill project— just 5,000 square feet.

As Svitak noted: “A very difficult site to work with due to being constrained on three sides. The layout opens up into itself, allowing the tenants to interact and develop their own private sense of community, slightly removed from the exterior environment of the city.”

And let’s talk sustainability. The building operates on only 480 amps of electricity. Because each room in the building is cross-ventilated, there’s no need for air-conditioning.

The development seeks to attract millennials. Rental prices vary from $1,200 to $3,000 per month.

Peralta said “The modernist architecture aesthetic of simple lines and volumes create an opportunity for a well-designed atmosphere of interior and exterior space. The interior courtyard scheme works well in this climate and allows the penetration of light and air.”

Famosa Townhomes

4183 Voltaire St., San Diego

Developer: Veritas Urban Properties

Architect: Stephen Dalton Architects

Contractors: Murfey Construction

The corner of Voltaire Street and Chats-worth Boulevard in Point Loma was not a pretty picture. For years. And years. And …

Formerly home to a gas station, the empty lot had become filled with weeds and trash. The surrounding, sagging fence was home to political signs during campaign seasons. Other than that, there was no activity.

The lot sat vacant for two decades.

Today, it’s a whole new story. The infill project that was built there has nine townhome units and a Coffee Bean outlet on the first floor. The community has since seen other improvements, including a yoga studio across the street.

As the entry notes:

“Today lies a truly unique little urban community that embraces the sun as an energy source, propagates a water-wise native landscape and creates a renewed sense of pride and belonging for the people of this great neighborhood.”

The townhomes are priced from $515,000 to $605,000, and they target young to middle-aged professionals.

Peralta said “Famosa Townhomes sits well on its corner lot, as it allows the residential units to front the sidewalk in the manner of an urban pedestrian street.  Its also integrates well with the community by keeping its height at the neighborhood scale. The variety of amenities for the tenants and community fit well with its mixed-use program, and it allows the architect to design every façade with a particular character and materiality. The project feels integrated with its context.”

Multifamily Housing – More than 30 units

Mr. Robinson

3752 Park Blvd., San Diego

Developer: Jonathan Segal

Architect: Jonathan Segal

An infill project by celebrated architect Jonathan Segal, this Hillcrest development contains 36 units and a restaurant on the street level called Trust.

We, um, trust this development will succeed.

It brings much-needed housing to Hillcrest, one of San Diego’s more sought-after communities in which to live. It’s also quite easy on the eyes, what with its dynamic design.

However, there remains much push and pull between developers and residents as to how much density should be allowed in the area.

That debate is hardly limited to Hillcrest. Many San Diego communities are struggling to reach agreements when it comes to density. Some argue increases are necessary to meet Cimate Action Plan goals.

Because Segal acted as both architect and developer, he was able to avoid entanglements that can slow projects, he told Breadtruck Films. Mr. Robinson, located at Park Boulevard and Robinson Avenue, took just 14 months to build.

Units start at $2,400 a month.

Peralta said “It is always refreshing to see architects try to change the paradigm of urban living in the 21st century. Mr. Robinson brings to the market a model based on a singular spatial clarity and formal rigor. Lacking the superfluous decorative details of the competition, its strength comes through minimalism (spatial and constructive) and it points toward a new way of living in the city.”

Small Commercial

227 Broadway 

227 E. Broadway, Vista

Developer: Tideline Partners

Architect: POD Architecture

Contractor: JA Brown Construction Management and Consulting

Small project, big heart.

Here, the developer took a big chance in developing a property in downtown Vista, the site of a former shoe-repair shop.

According to the entry: “Tideline’s vision was to deliver a catalytic spec restaurant building in the heart of downtown that featured sustainable contemporary building design and a large outdoor patio that engaged and activated the street. Tideline’s hope was that its leap of faith, in light of the challenging past, would attract other private investment and drive the renaissance of downtown Vista.”

However, it didn’t just pull out the hammers and get to work. Tideline actually moved its offices from La Jolla to Vista. Lev Gershman, the principal, joined the Central Vista Business Improvement District to learn more about the community and its needs.

Instead of letting the property sit vacant while it secured permits, Tideline let the community use the property. Vista Art Foundation held a number of painting workshops, as well as a Halloween fundraiser. A dance workshop was held by a local dance artist who teaches at-risk children.

Then came the construction. Tideline wanted something bold and unique. As the entry notes: “POD created a timeless design, borrowing from Frank Lloyd Wright’s compress-and-release philosophy, and integrated an artifact from the original structure, which embraced modern design with a nod of respect to the past. The aesthetics of the building are superb and really stand out in a sleepy neighborhood with tremendous potential.”

Peralta said “Great buildings are not only known for their built form but also can be significant for the processes by which they evolved. 227 Broadway incorporates a narrative, a story; and stories are also part of our cities. In this project, it’s refreshing to see how people’s needs and desires integrate into a redevelopment project without sacrificing economic benefit. 227 Broadway begs the question: How do you create awareness of the potential vitality of a community through the process of its redevelopment at the same time? Great story!”

Large Commercial

Make

5600 Avenida Encinas, Carlsbad

Developer: Cruzan

Architect: Rapt Studios and OJB Landscape Architecture

Contractor: Lusardi Construction

What to make of Make?

It’s arguably the coolest office space in the region. Cruzan took what originally was an electronics manufacturing plant, and later the Carlsbad International Floral Trade Center, and made something that really flowers.

It’s 175,000 square feet of Wow!

GoPro moved there. Because, well, we’re assuming it just had to be there.

As Make notes on its website: “Make is an office complex for ambitious and innovative companies that demand a work space that sets them apart.”

Make’s amenities include a fitness center and a cafe housed in a shipping container, beach cruisers, an outdoor amphitheater, and horseshoe and fire pits.

Are you a surfer? Well, it also has room to store your surfboard, as well as outdoor showers.

Peralta said “Make is what San Diego is all about: forward-thinking entrepreneurship and open to new ideas. The project touches upon many positive aspects of community redevelopment and economic investment. Old buildings, especially industrial in character like this one, are part of San Diego’s history, and their reuse is important in keeping alive the legacy of progress and innovation. As Jane Jacobs once said: ‘Old ideas can sometimes use new buildings. New ideas must use old buildings.”

Affordable Housing

Alpha Square

550 14th Ave., San Diego

Developers: Chelsea Investment Corp., Alpha Project, San Diego Housing Commission, City of San Diego and Civic San Diego

Architect: Joseph Wong Design Associates

Contractor: Emmerson Construction

Big project, big heart.

This project is all about providing housing — very sweet housing, at that — for San Diego’s less fortunate.

At seven stories, it boasts 201 furnished studio apartments. It’s located in East Village, where many of San Diego’s homeless congregate.

For years, new apartment and condominium developments rose all around them. How many dreamed that one might be built for them?

“Alpha Square is going to be a home for those who need a little bit of help. It’s a new beginning for San Diegans looking for a fresh start on their lives,” said San Diego Mayor Kevin Faulconer at the ribbon-cutting ceremony in November 2015.

The apartments are restricted to tenants with incomes ranging from 30 percent to 50 percent of the San Diego area’s median Income. Thirty percent is about $16,600 a year.

The project cost $47.6 million and is considered a key component to helping battle homelessness. Many homeless advocates are calling for a so-called housing-first method to battle the problem. With that, the homeless are given shelter, as well as services, to help them stabilize their lives.

That’s what Alpha Square provides.

Peralta said “Alpha Square presents the opportunity to integrate the most vulnerable actors of our city into its urban growth plans. Inclusive housing is fundamental to a humanized and democratic development of our cities. The architects have been able to make the building fit right in with the rest of new development happening for some time in downtown San Diego. Inclusive low-income housing can also be an asset as well as interesting architecturally.”

About the judges

Rene Peralta

Peralta was educated at the New School of Architecture in San Diego and at the Architectural Association in London, England. He was a senior lecturer at the Tijuana/San Diego Urban Design Studio of Washington University from 2008 to 2010. From 2012 to 2014, he was director of the Master of Science in Architecture program with emphasis on Landscape and Urbanism at Woodbury University School of Architecture in San Diego. Since 2013 he has been a lecturer in the Urban Studies and Planning program at University of California San Diego.

Peralta’s work in the last few years has been focused on researching social and cultural forms of the urban border, specifically between the cities of Tijuana and San Diego.

Jack Crittenden

Crittenden, editor-in-chief of Our City San Diego, graduated with honors from University of Southern California with a degree in public administration specializing in urban planning. The fifth-generation San Diegan received his law degree from American University Washington College of Law before starting the Cypress Magazines publishing company in 1991.

Michael Stetz

Stetz, managing editor of Our City San Diego, is a longtime journalist with experience in newspaper, magazine and web writing. His previous stint was with The San Diego Union-Tribune where he held a number of high-profile positions, including metro columnist. Before that, he was a general assignment and Enterprise Team reporter. Before coming to San Diego, he worked for the Harrisburg (Pa.) Patriot-News, where he was the state reporter.

– See more at: http://ourcitysd.com/our-city-development-of-the-year/#sthash.EcLu1SyE.NaLVPiEZ.dpuf

This article originally appeared in The La Jolla Light

— BUSINESS SPOTLIGHT:

Murfey Construction first opened with five employees in a small office in Pacific Beach in 2009. On Aug. 1, 2016, the company is scheduled to move its 26 employees to a recently-acquired office building at 2150 Hancock Street in Mission Hills.

“We wanted to look for something that would give us an opportunity, if we continue to grow, to add people to the team and not be constricted by our space,” said Jesse Lyons, business development manager.

He attributes the company’s growth to two catalysts: “The construction economy has skyrocketed in the last two to three years, and smart decisions made by the principals here, aligning us with larger-scale projects.”

With more than 25 projects completed in the past few years, Lyons said that, at any time, the company has a variety of projects in motion. “We are finishing up a 36-unit luxury apartment in Hillcrest, and we are finishing the planning and about to break ground on a 78-unit luxury apartment building in Point Loma,” he said. In total, Murphy Construction is managing the building of almost 200 units countywide, and a number of “from the ground up” custom homes, several in La Jolla.

“La Jolla is our bread and butter, the place where even in bad times, people are still building custom homes,” Lyons said.

To handle this volume of work, Murfey Construction has developed a team-based operating system. The company has groups of people who work together to ensure that everything goes smoothly when building or remodeling people’s homes.

“As of today, besides the principals, there are groups of project managers, project engineers, project coordinators, superintendents, and skilled tradesmen who work interchangeably on the project side. There is a dedicated accounting team to support the project efforts and manage company finances, and I handle the operations side of things, which includes marketing, business development, and IT,” Lyons said.

Technology also plays a role in the connectivity of this team. “We are,” Lyons explained, “100 percent cloud-based. This allows all of our employees the flexibility and capability to work from anywhere in the world, provided an Internet connection and a cell phone. More importantly, while we are not yet a global company, locally we have projects all over town, and technology allows people to move between them as need be.

“We are using technology in a way that no one else is, to really drive the decision-making and the management of construction, which at the end of the day, increases our ability to communicate between all the partners, the client, the architect … it allows us to track things more efficiently, and the bottom line is that it saves the client money and keeps the project on budget and on schedule.”

Their technology-savvy team also has well over 100 years of experience in the field, Lyons pointed out. “We have a large team of really knowledgeable construction professionals. We are not training people how to do this, we are hiring experienced professionals who have the know-how,” he said.

The company offers full-on contracting services in both residential and commercial areas. “We also do consulting and preconstruction work for folks with a project in mind, but who have problems working through all the steps. Another plus is the real estate side of the business, which is Veritas Urban Properties,” Lyons said.

“Quality. Honesty. Integrity,” is Murfey Construction’s motto. “We can show you a tangible list of processes and explain how we do each one of those things, and then if you look at the projects we’ve completed and their success, I think they speak for themselves.”

The company’s gross revenues have doubled on an annual basis for the last three years, Lyons said, and it’s on track to sustain that level of growth. To do so, he said, “We hope to continue to do larger and more complex projects, to offset some of San Diego’s housing crisis, as well as become the go-to experts for getting urban infill projects where we’ve already proven ourselves to be an industry leader.”

— Murfey Contruction is at 1571 La Playa Ave. until August 2016 when it will move to 2150 Hancock St.. Business hours are 8 a.m. to 5 p.m. Monday-Friday. (858) 459-1855, E-mail info@murfeyconstruction.com or visit murfeyconstruction.com

This article originally appeared in The La Jolla Light

In San Diego County, there are many new building opportunities for investors and homeowners alike. We are seeing many urban renewal projects in the heart of Downtown San Diego, as well as new development throughout the county, including La Jolla. You have a big dream for a brand new project, either a business, a multi-unit dwelling, or your new luxury dream home. One of the first things you’ll need to do, however, is to check the zoning laws for the land you want through City Hall or the County Assessor’s Office.

The main consideration is that California has long been regulated by the Subdivision Map Act. This means that you can’t divide or combine land in California for sale, lease, or financing without getting approval from your local jurisdiction. This also governs the rezoning of property to take over previously divided spaces. While this can be inconvenient, the purpose of this act is to prevent fraud and exploitation while protecting public health and safety from overcrowding or building on unsafe (toxic/over fault lines) land, to regulate design of improvements and the division of real property, and to protect public and private property interests. In most cases, unless you are a developer taking over a large swath of public land, you should be able to get the property rezoned without going through too many hoops.

There’s also a good chance you may only need to apply for a lot line adjustment. The lot line adjustment allows owners of real property to change ownership boundaries between lots of adjoining owners or multiple parcels under a single ownership. This is not a subdivision of land and so these adjustments are exempt from the Subdivision Map Act. To apply, you can choose either a Lot Line Adjustment Plat (an unrecorded map of the requested boundary adjustment) or a Parcel Map (superior to the plat and may be prepared from record information) to make your adjustment. The plat needs to show all existing lots or parcels as well as the new proposed lines. Keep in mind you will also need a Coastal Development Permit if the parcels to be adjusted fall under the Coastal Overlay Zone.

You’ll have to fill out a General Application Package and pay the processing fees, and provide a title report with associated reference documents. A lot line adjustment or consolidation can’t increase development rights, however, unless additional approval is obtained.

You will be eligible for a lot adjustment if:

• You’re only adjusting four or fewer existing (adjoining) parcels in which land taken from one parcel is added to an adjoining parcel;

• A greater number of parcels than originally existed is not created;

• All the proposed lots for adjustment are legal, buildable lots;

• Lot consolidation is limited to the adjustment or consolidation of four or fewer adjoining lots or parcels into three or fewer parcels.

Fortunately, no public hearing is required for a lot line adjustment, as they are decided by city staff, who will determine whether the application meets the eligibility requirements and satisfies current zoning and building regulations. Upon approval, a land surveyor may prepare and submit the final lot line adjustment plat with legal descriptions OR the parcel map for technical review. City staff will then review the final documents and identify any encumbrances (such as easements, trust deeds that require adjustment to convey a clear title, tax liens, etc.).

There are not many reasons to deny combining properties, unless the city requires the maximum density for that area, which is more likely to occur in the city center than in the suburbs. Also, combinations or mergers deemed to be haphazard might be denied—for example, if two properties are to be combined, the next property skipped over, and then two or more combined on the other side of that. Basically, you probably would not be able to turn an entire block in the city into a single-family dwelling.

For a comprehensive list of all the codes and regulations of San Diego, visit sandiego.gov/development-services.

And for more information on combining lots or building your luxury dream home, multi-unit dwelling, or business, contact us athttps://starnorthapartments.com.

This article originally appeared on The San Diego Business Journal

Developers have begun construction on Noah Homes, a new $6.7 million project in Spring Valley that will include memory care homes for adults with developmental disabilities.

A statement from developers said the project, announced last year and slated for a site at 12526 Campo Road, will include two homes each spanning about 5,000 square feet, each housing 10 residents. Developers said the residences are among the first memory care homes in the nation designed specifically for adults with developmental disabilities.

Officials said the project stems from a partnership that includes the non-profit Noah Homes, HomeAid San Diego and locally based homebuilders Brookfield Residential and Murfey Construction. Development is being aided by more than $1 million in donated professional services, labor and materials, with community donations and grants totaling $4.7 million.

The homes are scheduled to open in early 2017.

This article originally appeared in the La Jolla Light.

Though it seems as though the hype around El Niño has been overblown, advisories are still predicting periods of heavy precipitation and “storminess” for February through March, and likely even into April or May—even for Southern California. Therefore, there are still possibilities that homes in Southern California can receive damage, especially if there are undetected problems in the structure. And while you may not see drastic damage such as flooding, small bits of moisture penetration can be disasters waiting to happen and should be treated right away.

Here are some tips for minor repairs that you can do yourself. However, if you aren’t as experienced or discover you have more damage to your home than you realized, it is always helpful to at least consult with an experienced (and licensed) professional.

For minor water damage repairs to your wall:

If you have leaking from a window, repairs may be minimal.

Shut off the power at your breaker box and then remove the outlet.

Remove the baseboards first by cutting the molding from the wall with a utility knife. Then pull away using a hammer and chisel.

Remove any damaged drywall and moldy or damaged insulation. Your window may likely be rotted; find the location of the gap that allowed for the water to seep.

Prepare a plywood board to replace the existing wood, measuring and cutting it to size. Paint the board with waterproofing sealant, and then cover with a layer of cheesecloth (cut the cheesecloth at 45-degree angles at the corners to allow overlap). Make sure the board dries completely.

Also, when you find the weakness in your window, use your sealant to paint that area underneath the window. You want to make sure you have a waterproof seal, so apply it liberally.

Moving to the outside, clean the windowsill and ensure the weep holes are free of debris. Then apply a bead of caulk to the crack or hole, and using your finger, spread the caulk along the seam to ensure cohesion.

Afterward, once the plywood board has completely dried, put it in place to close up the gap, then use two small blocks to brace the board in place. You can then anchor the board to the existing studs in the window frame.

Replace any damaged outlets, and then install your new insulation. Using a strip of tape on the floor, mark off where the window studs are—this will help you find the studs when putting up the drywall.

Then you’re ready for drywall—make sure the paper side faces into the living area. Nail the drywall to the studs, and then apply your drywall mud along the seams. Add a strip of drywall tape to the seam and then cover with more mud. Let it dry, and then sand flat. Repeat the mud application if necessary.

Then you can replace your baseboard, nailing it in place with tacks and a tack hammer. Fill the holes with putty, let dry, sand. Then you’re ready for primer and paint.

A mold invasion can do more damage than the initial storm. It’s important to detect any mold, which can start to bloom 24-48 hours after exposure, and don’t put off cleaning it up. Again, if the flooding is serious, you will have to open up the walls and replace drywall and insulation.

So whether or not El Niño ever does upgrade to Godzilla status, it is important to be prepared, even for sudden brief flashes of rain, which can cause flooding and damage. While there is no foolproof method of protecting your home, having a plan in place in case of an emergency can save you time and money in the long run.

At Murfey Construction, we’re happy to go over El Niño preparation with you, as well as any other needs for your home, and if repairs are more than you can handle on your own, please visit us athttps://starnorthapartments.com.