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Adaptive reuse focuses on the redevelopment of an existing building. A new use is created for the building, which differs from its original purpose or use. Infill development is the process of developing vacant or under-used parcels within highly developed, existing urban areas.

Sometimes adaptive reuse and infill developments reuse a large structure to create a cohesive, mixed-use development that blends commercial, retail and residential spaces. Repurposing an existing building or property for a different use is not a new idea for retail and commercial projects.

In fact, Murfey Company is near completion of an adaptive reuse project in La Jolla. The multi-million dollar mixed-use development of the 18,330-square-foot former Nautilus Professional Building at 6902 La Jolla Boulevard will house Valley Farm Market, a high-quality specialty market, in its ground floor retail space, and 15 one- and two-bedroom luxury apartment with ocean views.

However, the concepts of adaptive reuse and infill development are on the rise in the apartment and hotel industries. One of the biggest reasons for this interest is that people enjoy living close to the city where there are plenty of options for dining, shopping, theater, and commute time between home and work generally is shorter.

There are numerous benefits to redesigning and rebuilding what already exists. Why does adaptive reuse and infill development work? Some of these benefits include the following.

• Economic development opportunities. These projects promote investment or reinvestment of underutilized buildings and vacant lots in downtown areas.
• Use of existing infrastructure. Resources such as water and sewer lines and streets reduce construction cost and disruption.
• Cost-efficiency. Adaptive reuse projects generally have shorter timelines, which means that developments are completed faster and generate a profit sooner.
• Neighborhood revitalization. Adaptive reuse and infill developments revitalize communities, reduce urban sprawl, conserve land and bring new life to the surrounding area.
• Economic benefits to the community. The new space is attractive to the retail, commercial, residential segments as well as those living, working and shopping in the community.
• Historic preservation. If a building is designated as historically significant and cannot be torn down, developers can repurpose the structure into a “cool” and desirable place to live, work or shop. A good example is an obsolete warehouse that becomes loft condominiums.
• Environmentally responsible. Adaptive reuse projects use less energy and create less pollution.

To learn more about Murfey Company, a leader in residential and commercial construction services including adaptive reuse and mixed-use developments, please visit www.collinsbuild.wpengine.com.

Homes located in urban neighborhoods are in higher demand than larger homes in the suburbs. One reason for this trend is that today’s young professional want to live closer to work as well as the amenities that city living offers, such as a variety of shopping and dining within walking distance.

The renewed focus on work centers in central business districts has led not only to residential towers going up in downtown areas but also to infill development. Good city planning might even use zoning to require that multi-story apartment buildings and commercial areas be within a certain proximity of public transportation or main thoroughfares.

Just like many other communities throughout California, San Diego has seen numerous master-planned large-tract developments in outlying suburban areas. As homes have been built further and further away from the city, developers have turned to infill development as an option.

Why infill?

The reasons to support infill are varied. Let’s look closer at some of these pros.

• Infill projects place residents closer to jobs and community services.
• New construction revitalizes the area and boosts the neighborhood’s economy.
• Infill often utilizes existing infrastructure and facilities.
• In some cases, infill saves historic structures, including preserving them or bringing a new appreciation for them.
• City centers typically offer more transportation options than the suburbs.
• Businesses are closer to residents and existing facilities.
• Landscaping is mature landscaping, which reduces cost and increases property values.
• Infill invests back into the existing community.
• Local or state agencies sometimes provide financial incentives.

Although there are many good reasons to support the idea of infill construction, there is a downside, too. Let’s consider some of those “cons”.

• Infill development can affect established communities and the people who live there. Not only is construction messy, but traffic patterns often are altered and there is a dirt on the road, noise during construction and blocked lanes or driveways.
• New construction in the city usually is more costly than suburban development. The cost of updating and/or upgrading infrastructure can be a challenging as well. Sometimes existing infrastructure has to be updated or relocated.
• Zoning changes can create angst for neighborhood residents and businesses. The permitting processes usually requires multiple hearings, increased building/zoning requirements and parking requirements. Area residents who oppose projects typically are more vocal than those residents who support the idea.

Overall, most city officials and developers will agree that the concept of infill is a reasonable and sensible approach to increasing housing options. Not only does infill revitalize, it also takes advantage of infrastructure and services that exist. For developers, the value and return on investment of infill usually outweighs the inconveniences such as waiting for permit approvals.

Murfey Company specializes in residential and commercial construction services. For more information visit www.collinsbuild.wpengine.com.

One trend that has emerged to address this crisis is urban infill housing. Infill is the planning term for rededicating land in an urban environment. Although sometimes this land is used for open space, the reuse of the land can be developed for new construction also.

As the demand for new housing in established neighborhoods increases, home builders are finding ways to create marketable projects on infill sites. For example, homes can be built on smaller lots or lots that are irregular in shape.

Traditionally, young professionals have moved to the suburbs as their families begin to grow – the bottom line is they needed more space for a reasonably affordable price.

But today’s young professionals are choosing a different path. This generation wants to live in an urban environment where there is plenty of shopping and dining and their commute time is shorter.

Infill development, particularly on smaller sites, is one way to expand urban housing options.

A report issued by Next 10, a nonprofit, nonpartisan group in California, states that infill development is a viable solution to housing needs in urban environments. Infill promotes sustainability, uses underused or vacant lots and revitalizes communities. When existing infrastructure is utilized by more people, maintenance and upgrading costs are reduced and fewer tax dollars are spent on developing new services.

Urban communities often promote walking in lieu of driving, because housing is within walking distance of restaurants, shops, professional offices and places of worship. This in turn helps to reduce greenhouse gases and petroleum use. State climate goals are met as a result of the shift.

According to this report, infill results in higher annual economic growth, more tax revenue and lower overall construction costs. Those who live in an infill household reportedly drive as much as 18 miles less a week than commuters who do not live in a home constructed on an infill lot.

Although infill properties might be smaller than what can be purchased in the suburbs, these projects are desirable to buyers. Homeowners seem to be interested in a detached home as long as it has a yard, even if that yard is small. And, they appear to be comfortable with a one-car garage if additional parking is available nearby.

Infill alone does not solve the housing problem. The movement does not fully address the problems of high rent and high home prices, both of which are driving housing affordability concerns. At times those who live in settled areas resist the movement, and this is especially true in areas where there already is multifamily housing.Some people are concerned that a massive amount of infill will change a neighborhood’s feel. However, as populations shift and the need for housing rises, communities likely will continue to have to think outside the box.

To learn more about Murfey Company, a leader in construction and real estate development, please visit www.collinsbuild.wpengine.com.

The prevalence of Airbnb, HomeAway and home rentals have made a big impact in San Diego, especially for the beach communities. At the core of the debate is who can rent a residential property for less than 30 days. This issue, which has been debated in San Diego for at least the past three years, at times has been quite divisive.

Short-term rental advocates believe they should have the right to use their properties in any way they want, including supplementing their income. They say short-term rentals are good for tourism and the local economy.

Opponents believe there are too many investor-owned second homes being used as short-term rentals, especially along the coast. What once were quiet neighborhoods are now neighborhoods filled with vacationers. The use of second homes as short-term vacation rentals reduces the number of long-term rentals, which adds to the problem of a lack of affordable rentals in the area, too.

In 2018, city officials had proposed ordinance restrictions that would have prohibited short-term rentals for a second home but would have allowed a home to be used as a short-term rental while the owner was absent for up to six months in a year. However, the proposed regulation changes were repealed after voters agreed in the November 2018 election to let voters decided.

San Diego voters will have the opportunity to have their say on the issue in 2020 when a referendum will be placed on the ballot. In order for the measure to be placed on the ballot prior to 2020, a special election would need to be held.

Some city officials have said they are concerned that placing the issue on the ballot eliminates any possible progress for the next two years. Additionally, some fear that large companies with a vested interest in the issue will spend big dollars to sway public opinion.

San Diego is not alone in its attempt to find a balance for owners and neighbors. Other communities across America are facing similar concerns regarding short-term rentals. Some municipalities have tightened their ordinances and written stricter guidelines to appease those who support short-term rentals and those who oppose them.

As a developer and property management firm, the professionals at Murfey Company can understand all sides of the argument.

Murfey Company’s real estate development division and construction division are ready to help the property owners of both short-term and long-term rentals.

The real estate development division, which specializes in urban development and investment, can assist owners return their short-term rental space into a long-term housing solution. Devoted to the core principles of truth, integrity and excellence, this division handles all aspects of real estate investment, including Entitlement, Project Management, Construction Management, Property Management, Brokerage, Leasing, and Financial Management.

The construction division of Murfey Company is able to assist property owners upgrade their short-term rental income potential and work with long-term home owners to build their lifestyle dream. Our first step in this process is to ask our clients: “How do you want to live?”

To learn more about Murfey Company, a leader in construction and real estate development for commercial and residential projects, please visit www.collinsbuild.wpengine.com.

Although increasing interest rates and labor costs have slowed down sectors of the construction, the demand for commercial real estate, school construction and public works projects remain strong. The demand for multi-family unit construction will continue into 2019, partially due to the numbers of empty nesters and Millennials seeking affordable options for housing.

Rising costs

Construction costs rose in 2018 and this will continue in 2019 for both materials and labor. These construction industry trends will continue as long as there is a decreased supply and increased cost for materials.

The very low unemployment rate is expected to affect costs, because there are more jobs than workers. Projects have slowed down or stalled due to the shortage of labor. The result of any project slow down is higher costs. Time is money in construction.

The use of technology

Technology will continue to impact the construction industry. The cost of implementing technology saves money in the long run. Construction industry technology, such as computer programs and applications, promote efficiency, transparency and accountability. Project management software offers real-time communication and the ability to track the project.

With more drone usage and 3D printing than ever before, it is likely the construction industry will embrace both these forms of technology.

After all, both will make construction work safer and easier; drones can be used to ensure materials are placed exactly how they should be, and 3D printing can be used to make sure every material is the perfect size. Another form of technology that people can expect to see more of is Building Information Modeling (BIM). BIM will make the collaboration aspect of construction easier. Most construction projects require tens (or even hundreds) of people to come up with essential aspects of the plan, but it can be difficult for all these people to stay in communication. There are lots of benefits to using BIM; it makes resource management easier, it helps people to stay in touch throughout the project, and it enables enhanced collaboration.

Green construction and sustainability

Green construction and sustainability are here to stay. Even though these terms appear to be interchangeable, these two concepts have differences. Green technologies improve the carbon footprint; sustainability is a method employed to make the world a better place.

This growing field in construction. More and more buildings and plans are incorporating green technology into the construction process. Green construction is a way of building projects in an environmentally responsible and resource-efficient way. It covers from planning to design, to construction, maintenance, and demolition. These methods aren’t that different from the classic building methods since the economy, utility and durability are all important facets of the process.

Increasingly, people are focused on sustainability, so the most successful companies are also focusing on sustainability. This is a terrific way to appeal to the Millennials, and of course, it is also much better for the world as a whole. For this reason, it is very likely that most, if not all, construction companies will place a strong focus on sustainability. While it is still important to find the best product for the job, it is likely managers will look for products that have a focus on ecological benefits, such as living walls that provide an area with fresh oxygen. Sustainable construction can include the preservation of the environment, an efficient use of resources, with an eye to social progress and culture. These can include buildings with ways for natural light to reach the middle of the building, thereby reducing electrical costs or buildings that reuse water from the sinks in the toilets. These focus on making small changes to reduce the number of resources necessary to build a new building and such.

Increase in Prefabrication and Modular Construction Projects

many projects, but production has slowed or stalled due to the labor shortage. While this is why companies are turning to modular and prefabricated construction in order to make project deadlines, it doesn’t’ change the dwindling number of workers.

The trend of prefabrication and modular construction will continue to be strong because these products are energy efficient and cost-effective. In some cases the use of these product reduces overall costs significantly. You can expect to see a lot more permanent modular buildings in the future, as well as pop-up buildings and prefabricated homes.

Improved safety procedures and equipment

Construction industry trends that will continue into 2019 are the better safety equipment products. With the rise in new equipment, there will also be a rise in standards. Due to the hiring number of accidents and deaths related to construction, it’s clear that there will be a push for better safety equipment.

These improvements will help keep more of the workers safe on a site and bring about a new era in construction safety.

The construction industry suffers far more workplace accidents and fatalities than most industries. The development of technology designed to make construction sites safer, such as mobile apps and computer programs, encourages employees to adhere to safety measurements when they are working.

Murfey Company is committed to environmentally responsible and resource efficient construction in its commercial and residential projects from start to finish. If you are interested in learning more about our construction and real estate development projects, please visit www.collinsbuild.wpengine.com.

This article originally appeared in The La Jolla Light

Smart technology is changing more than how we live at home it is changing our work place, too.

Designing smart buildings helps to improve efficiencies, such as optimizing building operations, which leads to controlling costs.

Universities, governments and large commercial facilities/campuses have understood the value of these efficiencies for many years. In large environments, a full-time operator identifies operational problems and dispatches maintenance help. But, most stand alone commercial buildings do not have the luxury of staff dedicated to monitoring potential problems or concerns.

The Internet of Things, or IoT, has changed how buildings are managed. As discussed in the October column regarding smart home technology, IoT refers to anything with an on/off switch that connects to the Internet.

All smart buildings are connected through IoT. Because of IoT owners are able to monitor and control building comfort (indoor temperatures), lighting, security, fire safety, predictive maintenance and energy efficiency.

Below are some of 2018’s most notable smart building trends.

Comfortable indoor temperatures

The primary complaint in most buildings is that some offices are too hot and other spaces are too cold. The Comfy App is just one of a number of new technologies that are changing the never-ending cycle of hot-cold calls. Comfy App gives occupants control over their environment while offering building operators data to understand the comfort level of occupants.

In fact, smart technology allows the data generated by building automation systems to be monitored and analyzed consistently and constantly. Hot and cold problem areas, broken valves, equipment failures and other operational problems can be found quickly. This is a huge time saver for building engineers who do not have time to watch over a traditional automation system.

Energy efficiency

In commercial buildings the most important impact of IoT is energy efficiency. Networked sensors can control temperature and even can take into account weather forecasts, which in turn can reduce energy costs. Sensors can offer information to help building engineers/managers to control their assets better and reduce harmful waste in the environment.

Predictive maintenance

IoT sensors and other hardware devices provide valuable information related to the physical state of a commercial building and its equipment. The data actually can offer a maintenance schedule or predict when a piece of equipment will need to be serviced. The end result is fewer unknowns that are common in the world of maintenance. And, there are fewer interruptions when maintenance adheres to a predictive schedule that is generated by real time information about the equipment.

Improved air quality

Indoor air quality and work productivity are directly related. According to an Environmental Health Perspectives study, the better the air quality is the better work environment. For this reason air quality management is a trend in smart buildings.

IoT devices connected to specific air sensors can check and measure air quality and carbon dioxide levels in the air.

Data tracking and applications

IoT allows commercial facility managers to track information, measure and collect data and report it quickly.

Sensors can be installed in areas that have been inaccessible in the past, allowing building engineers and managers to obtain valuable information. These interconnected systems with sensors also allow for the collection of real-time data. The data can be analyzed and used to improve goals such as energy conservation.

Because building managers receive information much faster than ever before due to IoT devices, they are able to react quickly to emergencies or building concerns (a pipe bursting or a HVAC issue).

IoT applications give facility managers the tools they need to conduct various experiments to check the result of optimization. It also gives them room to use IoT devices in monitoring buildings systems using one panel.

Speaking of applications, another trend is the use of complex applications. These applications can assist in the detection of needed maintenance. A good example is thermal imaging. The application provides a look at the temperature range of specific equipment, and when the temperature becomes too hot maintenance can be scheduled before there is a problem that causes the system to go down.

Green building movement

Smart buildings are designed as environmentally friendly and energy efficient. System failures are detected earlier, which in itself optimizes the use of natural resources. Both indoor and outdoor spaces are monitored at all times with sensors for the best use of ventilation, lighting, fire and security, too.

Murfey Company is committed to environmentally responsible and resource efficient construction in its commercial and residential projects from start to finish. If you are interested in learning more about our construction and real estate development projects, please visit www.collinsbuild.wpengine.com.

The Internet of Things, or IoT, refers to anything with an on/off switch that connects to the Internet. The ability to connect devices to other devices is impacting both home renovations and new-build projects.

Even though the concept of smart buildings emerged when energy conservation became an important and necessary part of construction, the technology is evolving quickly – and consumers are accepting the idea of connecting the devices across their world.

Controlled lighting

Voice activated lighting allows you to walk into your dark house from the garage and command the lights to turn on. Or, you are able to sync your household lighting system with your cell phone and turn lights on and off while you are away for the weekend. Outdoor lighting systems offer motion detectors, bringing another layer of security to your property. With these systems, the integrated controls introduce the idea of a home being able to sense when something needs to be done, or if something is wrong.

Home surveillance cameras

Installing a home surveillance camera brings an extra level of security to the home dweller, but it also increases neighborhood security.

After these products are installed, you can monitor your property whether you’re at home or hundreds of miles away.

Neighbors participating on social media sites are sharing footage of late-night creepers trying to break into cars and thieves stealing packages from front porches, and they are sending out alerts to their neighbors when they see suspicious activity happening.

New devices continually are developing – from facial-recognition cameras to remote locks and video doorbells.

Smart thermostats, appliances and more

Smart refrigerator sales are rising fast. Consumers appear to like the convenience of a refrigerator that can assist with their grocery list, display the family calendar for everyone to see, display a slideshow on its front panel and able to connect to the Internet to find a recipe and read it out loud.

Smart ovens are making their way into kitchens as well. The ovens can be programmed to turn on and off from a remote location.

Voice activated systems are available for other areas of the home, too. Delta and Kohler offer voice-activated shower heads and faucets. The benefits of this type of technology include saving water and reducing the transfer of germs.

Smart thermometers control heating and cooling through programming, and when you are away the new generation of these devices can be controlled from a cell phone application.

Environmental quality monitoring devices

Monitoring home air and water quality is another area that smart technology has emerged. These applications provide a notification if the air quality sensor detects harmful chemicals such as carbon monoxide, volatile organic compounds or radon. There are units that can detect a water leak and shut off the water. This would be valuable if a pipe bursts or there is a leak while you are at work or on vacation.

Final thoughts

Although the homeowner can install smart technology after the construction of their new home or renovation is completed, these technologies also can be integrated into design plans.

During construction, it is sensible to install a hardwired network and wireless access points to provide a strong wi-fi signal in all locations including the “dead zones” such as the backyard or the garage.

Traditional outlets are needed throughout your home, because even high tech devices generally are plugged into a three-prong outlet. But there are different products out there such as outlets that include a port for charging your cell phone or laptop. Discuss with a professional where the outlets should be located and how many are needed in each room.

Murfey Company is committed to efficient construction in its commercial and residential projects from start to finish. The San Diego based company is Leadership in Energy and Environmental Design (LEED) certified by the U.S. Green Building Council. If you are interested in learning more about our construction and real estate development projects, please visit collinsbuild.wpengine.com.

Café-style break rooms enhance the work environment, by simply making it a more pleasant place to be. Employees appreciate having a place to hang out that offers amenities – and in some offices, a variety of healthy food for purchase. One reason employers like the concept of a workplace café is that the space can be repurposed for employees to work.

When considering a workplace café give some thought to the following elements.

Location, location, location

Setting aside space for the workplace café is an investment of space, furnishings and time. The café should be located centrally and close to the center of activity so employees can access the space easily. The location should make sense for staff to be able to drop in for a 5-minute break, for an informal meeting or for a team member to work.

One cost effective bonus of this space is that mobile workstations can be built into the area. Much like the work stations found in an airport, there are office furnishings that are adaptable to USB connections and outlets and are conducive to working remotely.

The design principle

The design of the café is vital to its success. Comfort, functionality and lighting should be addressed during the predesign phase. Long communal tables work well and some offices have the space to accommodate lounge seating for conversations.

In order for the café to double as work space a reliable wireless network is needed. The café’s location must have good cell service, too. Electrical outlets, fast charging stations and monitors with quick connect technology are essentials.

Additionally, this space is the perfect place for company announcements and congratulatory messages. An oversized bulletin board or a white board could is an inexpensive option, but digital message boards are available.

Eat, drink and be productive

From craft coffee to green tea, designer beverages are big business. These days, traditional drip coffee makers do not make the grade in many offices. Single-serve coffee dispensers are popular, because they offer a variety of beverage options. Espresso and cappuccino machines are making their way into some break rooms. Then, there is the all-in-one, single-serve drink makers that use packets. The digital interface allows you to mix and match a variety of packets to make lattes from coffee, tea and cocoa. There are even packets to make soup.

While some offices stock the break room with snacks, a current trend is the honor-system vending. Today’s technology allows employees to pay effortlessly for what they purchase. Plus the do-it-yourself system usually has a wider choice of healthy food options such as fresh fruit, veggies with dip, granola, hard-boiled eggs and yogurt.

For large office spaces, “micro markets” are reasonable options, too. A micro market sells food and drinks from a self-service, convenience store-style display. Employees grab their purchases and pay for them at the scanning station/checkout. Generally security is not an issue, because most of these services are equipped with a visible security camera system.

Learning to work differently

Another part of the successful addition of a workplace café is for employees to learn how to use the space. Expectations for appropriate use, cleanliness and noise need to be set immediately. Short training sessions to explain the rules and how to use the equipment or new technology is a must.

Most importantly, office leaders need to use the space. This will show employees that working in the work café is acceptable, and they will not be perceived as constantly on break.

Murfey Company is a leader in construction and real estate development for commercial and residential projects. To learn more please visit www.collinsbuild.wpengine.com.