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Your Luxury Home Construction Timeline

This article originally appeared in the La Jolla Light.

It would be so much easier to go into any project knowing exactly how much time it will take to complete. For many people who are ready to build their luxury dream home, they want it ready yesterday, which is understandable. The construction process is long, it’s messy, it’s hard, and it is expensive. It can strain healthy relationships. But one thing your luxury home construction timeline won’t be is as precise as a Falcon 9 rocket landing.

That being said, you want a licensed and practiced professional working on your luxury dream home. Aside from being knowledgeable about what you’ll need during the planning phases, your highly experienced architect and builder will be able to give you an accurate general timeline because they know how to build luxury homes, all the ins and outs of what needs to be dealt with, and they have the teams on hand to actually do the work.

If you’re building your luxury home by using a personalized construction plan, your luxury home build might take anywhere between six to ten months to build. However, for a custom plan with many unique features and details, don’t be surprised if your build takes closer to a year or more to complete. It took three years to complete construction on Tom Brady and Giselle Bündchen’s 22,000 square foot mansion and moat and ball-inflation room. And while that was well before Brady had all that time off from work, he did probably have an experienced team working continuously on the project.

Your exact timeline will be dependent on the size of your home, as well as working around fine and specific detailing, i.e., do you want a mosaic-tile floor installed by hand? Do you have many unique angles? All custom designing will take extra time, as tiles or wood will need to be cut exactly to the shape they’re filling. There can always be delays in a project, but your builder should be able to give you a fairly accurate estimate up front.

So once you get through the concept and design phase, including planning, price estimation, value engineering, and evaluation, you and your team (including a designer, if you hire one), will move into the phase of purchasing materials.

Permits will be required before the process begins. Your builder will be able to walk you through all the specific needs required for your area and type of structure.

Then comes the budget approval and finalization, loan approval, and, at last, the construction phase begins. Often, your contractor will want to have another meeting to make sure everything is set to start smoothly.

One of the benefits of new construction is that you do not have to worry about the surprises you might find in a remodel (bad plumbing, mold, faulty wiring, etc.). There will be a geological survey to make sure that the foundations are solid, and your house is up to date on all the codes (especially the earthquake codes here in California).

Many construction companies will have a dedicated project manager keeping you up to date on all the developments throughout the construction process.

In Southern California, we have the benefit of being able to work year-round, with only a few stops because of significant rain. In freezing or near-freezing climates, you have to wait for warmer weather to pour the concrete foundations. While it takes about 27 days for the foundation to fully cure, framing can start two to three days after pouring, as it will take a long time (more than 27 days) for the structure to be heavy enough to require full concrete curing.

Inspections occur after each phase of the building process: after foundations are poured and cured, the complete rough framing and exterior drywall installation, after the rough plumbing and electrical and HVAC and all ductwork, after which the roofing goes in and the structure is considered “dried in.”

If you have lots of elaborate framing, including arches or vaulted ceilings, this will add to the timeline. But the bigger your builder’s company, then, technically, the more hands you will have on deck and the quicker the process will go.

Once the inspections for these have been conducted, the complete insulation and interior drywall installation and surfacing takes place, followed by the exterior finishes, such as stucco, plaster, or masonry. Next up in the process is the completion of interior trim, including windowsills, frames, moldings, doors, as well as the paving of walkways and driveways.

After this, all the hard surfaces go in. Here’s the fun part, where the structure starts to really look like the luxury home you’ve been dreaming of. Floors go in, as well as cabinets and countertops. Next up comes the installation of the mechanical and bathroom fixtures, and your electrical panel is completed.

Then, all the mirrors, doors, and extra fine detailing go in, followed by the cleanup.

During this phase, landscaping will also take place. You can decide whether you want to move in before the landscape and external details are completed, or whether you want to wait for all your external features to be completed before you move in. Keep in mind that even external work will be messy and likely increase the dust and dirt levels in your new home, especially if you are adding features such as outdoor rooms or a casita or solarium, or if you are adding features to a pool such as waterfalls, which will likely require tile- or stonecutting, which automatically equals mess.

The last requirement is the final inspection by a building code official, who will then fill out a certificate of occupancy. If the building code official finds anything wrong or missing during this final inspection, the builders will need to make any corrections and a final walk-through will need to be conducted before the certificate of occupancy is awarded.

To get started on your luxury home build or remodel project for 2017, or for any questions about the luxury home design and building process that our expert team can advise you on, contact us at www.murfeyconstruction.com.

Solana Beach Serenity

This article was originally featured in Ranch & Coast

A modern version of the quintessential beach cottage was designed by the team at Stephen Dalton Architects, who worked in tandem with the luxury custom estate builders at Murfey Construction to bring the homeowners’ vision to life in coastal Solana Beach.

Open-plan design is the over-arching theme of the interior, which embodies a white and grey color palette. The great room features the clean lines associated with simplicity and modernity. Kitchen cabinetry from Lecht, high-end European appliances, and polished concrete floors work together seamlessly to create a space for living and entertaining in a way where form truly meets function.

While the home is relatively modest in size at just under 2,000 square feet of living space, some of the key design elements work to bring the outdoors in, creating the illusion of a much larger home. Opposing La Cantina doors in the great room and bi-fold doors in the master bedroom extend the space onto well-appointed patios. The true star of the show, however, is a rooftop deck, where glass railings allow for unobstructed views of the ocean and California coastline. 858.459.6865, murfeyconstruction.com

Luxury Home Resolutions for 2017

This article originally appeared in The La Jolla Light

While many people are making up their list of resolutions for the New Year to include health, fitness, and variations of good behavior, the New Year marks a potential time to kick start your adventure to finally getting your new luxury dream home.

Here are a few things to consider for a remodel or construction project in the next year:

Think about your timeline. If you have never embarked on a renovation project, you’ll need to keep in mind that these projects will always take a little longer than expected. Plans will be made and revised, permits will be required, and then…there’s life. Even in Southern California, there can be sudden, unexpected weather changes, which can delay construction, or work or family matters can shift priorities and timelines. Then there are the unexpected developments that can happen during the construction or renovation project, ranging from old pipes that need replacing to an urgent geological reinforcement to a storm off Gibraltar that delays the shipment of your Italian marble by a month. This is why you always want to budget extra time into your construction timeline.

Also critical in the planning phase? Think about where you will live during the project, whether you are undertaking a full construction or a remodel. Will you need to sell a home before you move in? That is an important consideration as it is very ambitious, even among the most easy-going families, to live in a home while it is under renovation or construction. Families have been driven apart by far less. Even if a home is technically “habitable,” there will be fine dust, loud noises, and ongoing teams of workers who will need you to be out of the way. Large portions of the day may include shut off electricity and water. Remember: camping trips are fun because they’re short term. Construction is long term. Make sure you have a place to stay that is convenient for you and your family, either for getting to work, school, or sanity.

Next to consider: Purchase or remodel? Foremost, remember that location is the key to your home’s potential worth. Do you love the location of your current home? If you have school-aged children, how are the schools in that district? Is the neighborhood up-and-coming, or is it a neighborhood with an established identity, not likely to change much? Also, do you want beachfront or up in the hills, remote or in the middle of the action? Is your lifestyle more suited to a gated community, or do you want more suburban access? These will be among the most difficult decisions you make, as the structure and cosmetics of your build can still be altered during the early stages of the building process.

When you make your construction resolutions for the New Year, have a tentative move-in date in mind, but as a general guide. If a summer construction project would work best for you, know that you will want to start planning as early as January so that you can ensure your contractor and crew will be available. Remember, they may have other projects already lining up for the year, so you don’t want to wait until just before you think you might be ready to start your build. Even more important: you do not want to skimp on your architect or contractor, as each needs to be licensed professionals with plenty of experience in designing luxury homes. Also, architects and contractors experienced with building luxury homes may be able to help guide you through some of the decision making process; you want someone whom you trust to be honest with you. Yes, your luxury home should be your design; however, a great architect and contractor will tell you what works best and what doesn’t, helping you realize the best luxury home possible.

Do your research, check reviews, and even ask around in developments under construction.

Next month, I’ll start walking you through the phases of your luxury dream home building project and how to move forward with your resolutions, from the wish phase to construction.

If you’re ready to plan your luxury home build or remodel project for the New Year, or if you have questions about any part of the luxury home design and building process, contact us for expertise at www.murfeyconstruction.com.

Murfey Construction grows brand to become the Murfey Company

This article originally appeared in The La Jolla Light

Murfey Construction is well known in San Diego, particularly in La Jolla, for the seven-year-old company’s commercial and primarily residential building services, everything from general contracting to consulting. It’s also recognizable for its distinctive pelican logo and, of course, for that spelling of Murfey (for founders Scott and Russell Murfey).

Well, neither that name nor the pelican are going anywhere, but what Jesse Lyons, director of operations and marketing, calls a “brand expansion” will designate the parent company as Murfey Company. Divisions of Murfey Company, each offering their specific services, will have their own established brands: Murfey Construction (general contracting); Veritas Urban Properties (real estate development), BidRancher (software application development); and Murfey Management (property management). The idea, Lyons said, is “to encompass all the different activities and the brands we manage and those we hope to add.

“There are a number of things we do well. That’s the reason we wanted to create our parent company.” The other reason? To show that Murfey is a major player. “Our message is we’re a big company,” said Lyons, who came onboard at Murfey three years ago.

By any name, the company’s emphasis is on urban infill. “I think the No. 1 thing is we want to bring value to the community,” Lyons explained. “It’s really about taking a space that no one else wanted or could do anything with or which sat vacant for years, and turning it into something usable.”

One such project set for January, when ground will be broken, is the 78-unit, mixed-use Driftwood luxury apartment building in Point Loma in the Sports Arena (aka Valley View Casino Center) area on the corner of Kenyon and Kemper streets. Driftwood, Lyons said, is a perfect example of the kinds of space utilization projects that “provide valuable housing to San Diego, which is virtually starved for new apartments.”

Murfey Construction — or should we say Murfey Company? — is occupying a new residence itself, having recently relocated from Pacific Beach to the former Buffalo Breath costume store space in Old Town. Murfey today boasts 30-plus employees, with more than 40 years of combined industry experience.

In addition to the brand expansion and the development of residential properties like Driftwood in early 2017, there is plenty on the Murfey horizon. “We actually have a hotel division where we are working (on remodel projects) with some of the nation’s hotel chains,” Lyons said, “not just in California but in a couple of other states as well.”

But growing and improving communities through well-conceived projects remains at the top of the list. “We really see ourselves growing further as a trusted urban infill developer,” said Lyons. “We’re always looking for the unused pieces of dirt that are out there.”

 

— Murfey Construction, 2050 Hancock St., Suite B., San Diego (858) 459-6865. murfeyconstruction.com

 

The Business Spotlight features commercial enterprises that support La Jolla Light.

Copyright © 2016, La Jolla Light

Shape of Things to Come: Adaptive Reuse is Rethinking the Luxury Home

This article originally appeared on The La Jolla Light

A home building resurgence is underway in Southern California, especially of luxury homes. But limited space will make construction of new properties harder to come by, especially in desirable suburbs. But if you want your luxury home, you don’t have to wait for your perfect mansion in the hills or beach-front spread.

An increasing number of home buyers are turning the traditional style of homes on its head by re-envisioning the shape of luxury with adaptive reuse.

Urban renewal and renovation projects have given rise to visionary homeowners who are looking to revitalize old and historic buildings, adapting them and reusing them to make their luxury dream home.

From a 19th century tobacco and candy shop to water towers to an extreme case of Holmenkollen’s ski jump in Oslo, Norway, being converted into a home, adaptive reuse leads people to be creative with not only what can become a living space but how to make a luxurious living space from an industrial or unexpected structure.

Older buildings often used solid materials and were crafted, rather than thrown together. Many of these details are coveted now and can be put on full display in the repurposed luxury home. Peeling plaster can be redone or it can be polished, giving interior walls an aged, patina look, evocative of old Europe. Many of the original features of the structures are highlighted to give an aged look or industrial edge to the luxury dream home. Before, builders would deconstruct old barns to get the wood to floor or beam new construction with the already-weathered and worn wood; now, adaptive reuse means updating the barn itself.

So Southern California doesn’t have many barns. However, many urban areas have buildings no longer in use, and so factories can become single-unit dwellings or zoned for a luxury duplex, or even combined to be a home and an office (this seems to be a frequent occurrence among architects).

Most factories already have the desired open floor plan and plenty of windows to let in natural light, making a perfect skeleton for a large living room and dining room for entertaining, or a game room (or bowling alley?). And since the structure is already built (and usually, these preexisting structures are in solid shape, even if a little shabby), more of the focus of the homeowners can go into the personalizing details that will become the signature showpieces for any luxury dream home.

San Diego has in place ordinances for historic preservation and adaptive reuse and under the Mills Act offers property tax relief to rehabilitate and maintain what the city has designated a historical resource. These are rehabilitation tax credits, and overall, San Diego believes that preservation can increase property values while conserving resources and generating jobs—as well as heritage tourism.

If you’re on the lookout for an adaptive reuse location or are ready to plan your luxury home, contact us for expertise at www.murfeyconstruction.com.

VERITAS URBAN INVESTING IN REDEVELOPMENT OF HILLCREST AND POINT LOMA NEIGHBORHOODS

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.

Luxury for the Environment

This article originally appeared on The La Jolla Light

Many people who are ready to build their luxury home are also concerned with the environmental impact their home, its construction and its operation, could potentially have. People understand the need for sustainability, especially in the growth economy of construction. And yet, there are concerns that an eco-friendly home may be austere, or have to be made from a concrete block and include edible soy mats for both window coverings and seating. Fortunately, “eco-friendly” and “luxury” are not the mutually-exclusive concepts they once were. In fact, many of the elements that are favored in modern luxury home construction and design are actually the best at reducing the home’s overall carbon footprint.Get LEED. How do you make sure that your home is eco-friendly? The easiest way is to look into LEED Certification. LEED stands for Leadership in Energy and Environmental Design, and it’s a certification from the U.S. Green Building Council that your home is certifiably green. To start the process of registering your home, you can visit the LEED guidelines on their website www.usgbc.org/cert-guide/homes. There are minimum requirements that must be met, including fixture on a permanent location, be a complete dwelling as defined by building codes, be certified in whole, and comply with project size requirements. Hundreds of thousands of homes already have LEED Certification, and the number is expected to keep growing.Sustainable and Local Luxury. This is the “back to basics” approach that dates to original structures (as in, when cave people moved out of their caves). Regions were once defined by the materials used to build their housing, and many UNESCO World Heritage Sites honor this of-the-region construction—using materials that are abundant in the region. Modern architects and builders are utilizing these practices today to reduce the carbon footprint with the transport of materials. This doesn’t mean your San Diego home must be constructed only of California sycamore and Arroyo willow. But cutting edge building is actively seeking and developing local solutions to meet local engineering challenges. Green Materials. Green construction materials are identified by their resource and energy efficiency, indoor air quality, water conservation, and sustainability. They include recycled or salvaged or remanufactured materials, are natural and renewable, and are durable. For indoor air quality, green materials must be rated as low or non-toxic with minimal chemical emissions, can be maintained and cleaned with low Volatile Organic Compounds (VOCs), and are moisture resistant. Literally, Green Materials. You can actually make your roof a garden. The Vikings gave us turf houses,  but thanks to 1970s Germany, we have the concept of a modern green roof, in which a garden is grown onto the roof of the home, using waterproofing sheets, root barriers, drainage and irrigation systems, and soil or other growing substances. Not only are these gardens pretty, they provide greater and more efficient natural cooling as well as habitats for animals, including migrating birds and butterflies. And you don’t have to go back to the grocery store when you forget to buy salad. Geothermal Heating and Cooling. Geothermal systems use pumps and the ground’s temperature to heat or cool, as needed, using a water loop. These are becoming increasingly efficient and desirable as the carbon footprint is low, and systems can be designed to be powerful enough to heat a home, water, and a pool at the same time. Solar-worshipping. Solar paneling used to be thought of as an eyesore, but now they’re so ubiquitous, especially throughout Southern California, that they are really just another roof design. Many can be hidden from street view anyway, and the benefits to the eco-friendly home are increasingly sought-after; over a million homes in the U.S. already have them. Innovations in the technology and design are even offering more stylistic adaptations. Smart is Sexy. Smart technologies that control lighting, heating, irrigation, sound, and security are booming, meaning better technology evolving at a rapid and increasingly efficient pace. And because you can operate these systems remotely, you can save energy by turning systems off or on when no one is home. For entertainment, pre-wired surround sound and home theaters are also linked up to these smart systems. And you can even set up an underwater sound system for your pool to live your laps in luxury.

Our City Development of the Year

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

Custom Build for Luxury

This article originally appeared in The La Jolla Light

Your home is your castle, and for some people, that’s a more literal than figurative statement. People are back to reinvesting in property, and for those who want to build their life around their home, they want a castle that will stand the test of time.

Which means it’s important to get it right the first time.

First, let’s go back to discuss the buy versus build question. When planning to own a luxury home (generally considered to be a home above the 1 million price range), you want to be certain of your investment. When buying a luxury home, you can either buy a pre-owned home or something from the many posh community development projects popping up in increasing numbers throughout Southern California.

Sometimes, however, developers get what they want, but homeowners don’t necessarily get what they want. Usually developers have a good sense of what buyers want in a luxury home, yet it’s not a perfect system; personal taste varies so widely that it would be impossible to satisfy every household, even when offering 3-5 models within a development.

Homeowners have a right to be particular about their house, especially when investing a high amount. But making changes to an existing house here and there, cosmetic or structural, add up to a significant increase beyond the purchase price.

When buying a luxury home as part of a development, it’s smart investing to do your research. Make sure the developer has a clean record, and make sure you get a thorough assessment of the property by a trusted home inspector who is certified, with plenty of experience, and who has a reputation for attention to detail. You want to avoid any surprises on your final walk through or—worse—a year into ownership of your new home that should have been caught during the inspection.

The perks of custom building a luxury home

The most obvious: you get what you want when you design it yourself. You can have your floor plan custom to your tastes and needs, and all of the materials are what you want and can afford. Some older luxury homes may not have been that luxurious to begin with, but property values and location—even size—may have increased its value over the years. When this happens, there’s a good chance that the work and the style are both dated. Or, homes may have been built with quality materials but that catered to a specific trend that has already aged-out. Even shag carpet was once considered luxurious.

Here is a brief checklist to consider when building your luxury home:

  1. As with any real estate but especially with a luxury home, choose the best location, whether it’s tucked up in rolling hills or in the middle of an urban center. What is in the area? In one example from Los Angeles, there was a home going for 1.2 million that was located two doors down from a soup kitchen. If a mixed-income urban idea is what you’re going for, that’s fine, but if you have concerns about resale value and heavy foot traffic, you may want to rethink that choice. The soup kitchen isn’t going anywhere. Are there plans to update? Is the neighborhood a little rough around the edges but heading for major redevelopment, either with new housing or industry? These factors can skyrocket property values. But decide whether you prefer a busy, modern urban environment or something more secluded and quiet.
  2. Choose a builder who has experience building luxury homes. Don’t cut costs by choosing a builder with less experience, or who is used to doing small projects. Also make sure the builder is open to working with your ideas, since the whole point of the project is to get your dream home.
  3. Calculate the cost of each detail, and make sure you match the other luxury homes in that area. It’s easy to have an eye for the best materials, or relish in the perks of creating your own living space from scratch. But along the way, it is essential to keep track of all the add-ons. If you have a budget of 2 million, for instance, but you decide during the process to add heated floors, an extra bathroom with a disco, or a casita—anything not in the original plans—you can find yourself swelling the budget by hundreds of thousands or even millions dollars. If budget is no object, this is fine. One word of caution on this front, however: if you build a 20 million dollar home in a 1 million dollar neighborhood, you will have a very rough time ever reselling. If you want your 20 million dollar home, select a neighborhood that has at least a few homes with equivalent appraisal values.
  4. Functionality is the new black. Luxury homes are more attainable—there isn’t that museum-like quality that you used to see in exclusive neighborhoods twenty, thirty years ago, or in Versailles. People actually want to live in their luxury homes, to live in their living rooms. Where do you want to spend most of your time? How do you want to spend your time there? Think about what best suits you, whether it’s a kitchen island with plenty of workspace but also a bar with enough seating for the whole family or guests, or a long living room with access to the kitchen or backyard to fit a large number of people. And if you don’t want a museum but also don’t want toys of any kind lying around, consider a game room. Like watching movies? Many companies specialize in home theater design and installation, and many can even make custom fantasy theaters designed to look like the Millennium Falcon or a 1930s speakeasy. Create a design for your family and for the type of entertaining you plan to do. Also, plan for top-of-the-line appliances in your kitchen and laundry area, as those are luxury home must-haves, essential for any resale.
  5. Finally, don’t forget the security system. Luxury homeowners, especially not in gated areas, should have the peace of mind of reliable security. There are many perks to having a smart home, but the biggest conveniences are the security options that come with a smart home, such as monitoring the system from your smart device when you’re away, or setting up light timers that don’t require a lamp to be plugged into a rotary dial. As a bonus, with these smart home systems, you can also control your thermostat from anywhere, so you can check on whether you shut off your AC when running out the door to the airport, or you can turn on your AC when leaving work so you can come home to your already-cooled-off house.

If you’re ready to plan your luxury home or have questions about any part of the luxury home design and building process, contact us for expertise at www.murfeyconstruction.com.

Business Spotlight: Murfey Construction continues to build its business in San Diego County and beyond

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