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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.

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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

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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.

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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

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Bird Rock parade and Cove fireworks highlight Fourth

This article originally appeared in The La Jolla Village News

Whether barbecuing, dining out, participating in or attending parades or fireworks this Fourth of July, La Jolla is the place for you. The Jewel, as the beach community is known, has all kinds of diversions to entertain on Independence Day.

Parade & festival

The iconic Bird Rock Fourth of July Parade will march down Beaumont Street in the heart of the community for the 37th consecutive year.

San Diego-based Murfey Construction, with brothers Scott and Russ Murfey, are sponsoring and coordinating this year’s homespun parade bringing the event full circle with needed volunteers and donations.

This year’s Beaumont Parade theme, “1980’s Rad BMX, Surf & Skate” will kick-off with registration at 9:15 a.m. on the holiday with a shotgun start at 10 a.m.

For decades, hundreds of bikes and small floats have anchored this quintessential “small town” celebration spanning generations of La Jollans.

“The Fourth of July parade is one of the things that defines this neighborhood,” said Russ Murfey. “For us, there is the obvious personal connection to the parade, but more importantly is what it means to the community as a whole.”

Started in 1980 by Barbara and Buddy Murfey, Scott and Russ’ parents, alongside other Bird Rock parents, the parade initially consisted of just a few Bird Rock families and grew exponentially year after year, now attracting nearly 5,000 participants.

This year, in addition to the parade, there will be plenty of food and activities including carnival games and photo booths at the end of the parade route in the Methodist Church parking lot.

Despite moving full steam ahead, volunteers and donations are still needed. People interested in supporting the Bird Rock Fourth of July Parade can go to www.gofundme.com/2016birdrockparade to make an online donation.

For questions or more information, contact Russ Murfey at russ@murfeyconstruction.com.

Cove fireworks

In another annual La Jolla Fourth of July tradition, a dazzling fireworks display can be viewed free from Ellen Browning Scripps Park for the 31st consecutive year. The approximately 25-minute Cove fireworks display will begin at 9 p.m.

The annual extravaganza, begun originally by La Jolla restaurateur George Hauer, is now coordinated by the La Jolla Village Merchants Association Business Improvement District. Deborah Marengo, who organized the display for a few years after Hauer stepped away, continues in that capacity.

Marengo credited LJVMA’s executive director Sheila Fortune, and civic activist and former La Jolla Town Council president Darcy Ashley, for their role in “collecting donation money that can be written off in taxes.

“They’ve been helpful getting word out (about fireworks) and keeping donors for at least five years,” said Marengo, noting all donations are important, no matter how big or small.

“We’ve had people donating $1, $10 – whatever they could afford,” Marengo said adding, “It’s really inspiring that so many people continue to donate because they’re concerned about our community and our heritage here.”

Supporting sponsors for the La Jolla Cove fireworks display are Hughes Marino, George’s at the Cove, La Jolla Beach & Tennis Club, Duke’s La Jolla, La Jolla Cove Suites, La Valencia Hotel, Willis Allen, Leo Loves Fireworks, J. Todd Figi, John Barbey and Steven Black.

Cautioning that La Jolla’s steadfast core group of fireworks donors “won’t be around forever,” Marengo added it’s important to continually be looking to expand the list of event supporters.

And staging fireworks, with permitting, security and other costs, only gets more expensive each year.

“When I started seven years ago the cost was about $40,000,” Marengo said. “Now it’s in the range of $50,000 to $55,000 with more security and fencing required.”

Marengo reminded fireworks attendees that Coast Boulevard will be closed to vehicular traffic starting at 5 p.m. on July 4.

 Independence Day dining

Just a few suggestions, out of many possible throughout the Village, for dining/fireworks viewing on July 4:

  • Brockton Villa Restaurant, 1235 Coast Blvd.: One of La Jolla’s best parties on the Fourth is at this restaurant from 6 to 9 p.m. overlooking the Cove. For $75 for adults, $25 for kids 12 and under, the Independence Day special includes a full dinner buffet, appetizers, dessert and non-alcoholic drinks. The holiday observance includes yard games, hourly raffle prizes, a photo station, great service and loads of fun. Attendance includes epic firework viewing all the way up the coast. For more information, call 858-454-7393.
  • The Marine Room, 2000 Spindrift Drive in La Jolla Shores: A true classic, bring your appetite to this oceanfront eatery that features, besides exquisite cuisine, a “High Tide Dinner” as the tide, quite literally, brings waves right up to the restaurant’s picture windows.
  • George’s at the Cove, 1250 Prospect St. in the Villlage: There’s almost no better place to watch fireworks than from this three-story restaurant with an outdoor patio offering unparalleled views of La Jolla Cove and holiday pyrotechnics. Call 858-454-4244.
  • Duke’s La Jolla, 1216 Prospect St. in the Village: Join this two-story, Hawaiian-inspired restaurant with outdoor dining and ocean views for the Fourth. Call 858-454-5888.
  • Eddie V’s Prime Seafood, 1270 Prospect St. in the Village: You can’t go wrong at this elegant, fine dining restaurant with a seafood and steak menu, cocktail lounge and incomparable ocean views that frequently features live jazz.
  • Nine-Ten Restaurant & Bar, 910 Prospect St. in the Village: This restaurant with chic, contemporary décor in the Grande Colonial Hotel offer inventive takes on seasonal cuisine. Call 858-964-5400.
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Combining Subdivided Lots: What You Need to Know

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://murfeycompany.com.

 

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The Inside-Out Guide to Prepping Your Home for Summer

This article originally appeared in The La Jolla Light

Just as with winter, summer has its own set of requirements for home preparedness. Here is a brief guide to get you started.

Inside:

Check Your Air. If you have an air conditioner, change your filters—this is often neglected and should be done far more regularly than most people do. Also, make sure your HVAC filters are not blocked or clogged. Test your thermostat ahead of time, making sure when you set it to cool and turn down the temperature that it actually cools down. You don’t want to find out your AC is broken in the middle of a heat wave, when the heating and cooling companies have a month-long wait list.

You may also want to check your ducts for leaks, or have any attic insulation checked (and potentially filled in after natural seasonal compaction).

Finally, you may want to consider adding an attic fan or vent to pull the hot air out of your home.

Be Insulated, Not Isolated. During cold and rain, sometimes doors and windows can have a slight separation from the frame. You can easily repair this by applying an external sealant/silicone caulking. Then, make sure your doors’ weather stripping is in good shape and that your doors have a good seal. Check your windows for cracking, splitting, or even peeling of their seals. Having proper seals and insulation will keep the hot air out and, if you use an air conditioner, the cool air in, making your home more energy efficient and your energy bills a little lower.

The Full Window Treatment. Aside from checking the seals on your windows, assess how much sun (and heat) comes through certain windows, and which part of your house takes the brunt (think of how hot it gets in your car when it’s parked in the sun). Without proper protection, you wind up wasting energy when turning up the air conditioning to compensate for this added sun heat. Adding shutters, blinds, or dark curtains can prevent the sun from heating up that room (and then the whole house). Most home goods stores offer inexpensive blackout or SPF curtains and rods, which are easy to install.

For a bigger investment, consider installing reflective film on the glass, or if you’re ready for a bigger, long-term investment, replace your windows with double- or triple-paned glass and with a low solar heat gain coefficient (SHGC).

Be a Fan of Fans. Fans use much less electricity than air conditioning units and can work well with your home’s natural cross-ventilation (if your home does have good cross-ventilation access points).

Check and Patch-Repair Screens. This is a small, easy prep item on the check list, even if it doesn’t seem as exciting. But if you’re utilizing your home’s cross-ventilation, think of how important screens will be in keeping out the flies brought out during the day and the moths and other creatures attracted to your home in the evening. Unless you prefer a home filled with bugs or are collecting for your Komodo dragon, in which case, more power to you.

Clean Dryer Vents. When the vent to your dryer gets clogged, warm air blows back into the room, raising the temperature of the whole house. This can be easily cleaned out with a snake.

Outside:

Call the Tree Trimmer. El Niño brought more rain over the winter, and more rain means more vegetation. However, in Southern California, we dry out easily. Even without the potential La Niña, that extra growth will dry out and provide extra fuel during a potential fire season. Therefore, one of the best ways to prepare for the dry summer months, with likely high winds continuing this year, will be to cut back all the dead foliage, clean out the weeds, and cut back all plants and trees near your house. Old, dry growth makes the perfect tinder, and it’s best to cut back your plants and trees early on and continue maintenance trimming throughout the season.

Go Native. If you haven’t already, now is an ideal season to put in native, drought-tolerant plants. These will require less water during the ongoing drought (especially as we enter the dry months), and will require less upkeep while still keeping your yard looking nice. Ground cover such as aptenia is a common and appealing replacement for lawns, and it has the added benefit of attracting honey bees. Aptenia, however, is not recommended if your home borders wild areas.

There are many other available varieties, most familiar to people being the Coast Dudleya and Giant Chalk Dudleya. A fun statistic: according to the San Diego Natural History Museum, San Diego can boast “the greatest floristic diversity of any county in the continental United States.”

Check the Flow. After rains, yards often undergo erosion. When you do (responsibly) water your yard, make sure that the soil is ready to absorb the water, and that the water doesn’t run off into walkways or patios. Go to a home gardening center for a bag or two of soil, and consider adding wood chips or other cover to alleviate rapid evaporation. Also, if you have them, check your sprinklers to make sure they aren’t spraying someone’s car or the sidewalk. Ideally, set them on a timer to go off after dusk, when evaporation will be at its lowest, and your garden will benefit from maximum saturation. Keep in mind, though, if your area has any watering prohibitions during this drought, and only water on allotted days.

Is Your pH Going Swimmingly? If you have a pool, be sure to check your chlorine and pH levels to avoid bacterial growth, on top of irritated eyes and ruined bathing suits.

At Murfey Construction, we’re happy to go over summer preparation with you, as well as any other needs for your home, so please visit us athttps://murfeycompany.com.

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No Fuss, No Muss

This article originally appeared in San Diego Home/Garden

A family-friendly makeover encourages laid-back living in a casual, comfortable atmosphere

By Eva Ditler

Photography by Martin Mann

Family photographs that fill walls with happy smiles tell the tale of a La Jolla home’s interior remodel — a makeover energized by the joy of kith and kin, with an emphasis on fun and relaxation.

“Very little needed to be done on the home’s exterior,” architect Trip Bennett says. “We refined the stucco color, refinished exposed overhangs and added chimney caps to bring in a little more Spanish Colonial Revival style.”

The interiors mimicked the exterior’s formality, which was not the easy-living, dressed-for-comfort impression the homeowners desired. Closed-off, dark rooms cast a forbidding gloom. Early ’80s finishes exuded a dated, weary look. And multiple additions weren’t cohesive.

“The first discussion in the initial plan was about the chopped-up interior public spaces,” Trip says. “By reconfiguring the center section of the house, we ended up with a large family room, kitchen and dining room that connect with each other.”

Interior designer Alison Dorvillier specified the new finishes, custom cabinetry and flooring. And, Trip says, she “pulled the palette together.”

The contractor also played an integral part in actualizing a remodel that contained numerous grading difficulties. “One of the most interesting things was the challenge of working in a tight space,” Jesse Lyons of Murfey Construction says. “The house is on a corner lot on a hillside. Being able to do all this work, with the way the house sits, was one of the greatest accomplishments and achievements of this project.”

Another intriguing agenda challenge was attaining an “I’m-on-vacation” feel — which makes itself evident as soon as the rustic front doors open to reveal a sun-filled living space that looks out expansive glass doors to the backyard pool’s emerald waters. Adding fountain features and classically patterned tiles enlivened what had been a typical pool. These inclusions, along with the switch from a series of French doors to 20-foot-wide, lift-and-slide glass doors vastly improved the view.

To the living room’s east, a removed wall opens the area to a transformed kitchen/dining space. Raised ceilings add a sense of volume to what was a cramped, separate room that hadn’t inspired cooking. By stealing space from an office (now situated on the other side, between the kitchen and garage), a casual dining area sits prettily partnered with the kitchen. Both face pool views, while the window over the kitchen sink looks out toward the Pacific.

A curved staircase just beyond the dining area leads up to the master bedroom, where an ocean panorama beckons from the moment one wakes. Taking out an unneeded fireplace enlarged the master suite and added space for a his-and-her closet. A small deck just outside the bedroom was expanded, resulting in enough room to include a day bed. A retractable awning provides shade when needed.

More bedrooms, including two guestrooms and a children’s suite with twin bunk beds and a sky-blue-hued bathroom, can be found downstairs. Overnight visitors have easy access to the pool, living room and kitchen without fuss or bother should the homeowners still be upstairs enjoying their own cozy, sea-view retreat.

Also downstairs, on the other side of the hallway from the living area, two indoor play spaces stand side by side in the spot where a den and the original living room had been located.

“The homeowners repurposed what had been the living room into a formal dining room because it was the only big room they had where they could all sit together,” Trip says.

Family fun time includes lots of games and sports. In one playroom, billiards take precedence; in the other, board games win the day (but at night, when the room might be closed off, a Murphy bed can come out of hiding to accommodate an extra guest or two). Outside, a pingpong table awaits challengers.

“In the rear corner of the back yard was a two-level patio with an ocean view,” Trip says. “We raised it to the higher level to make one larger, single space, and then added a trellis with a retractable canvas system and a pingpong table for legendary family tournaments.”

Dubbed “The Eagle’s Nest,” the area, which includes a wet bar, small fridge, custom awnings and made-to-order lighting, became one of the homeowners’ favorite spots.

On the front side, a second split-level patio, also converted to a single level and also with a vista to the sea, link the game rooms to the front guest bedroom.

Visual connections between rooms and views are among the makeover’s primary assets but they travel hand-in-hand with a new, easy-going style that reminds one of the familiar and cherished.

 

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A Guide to Remodeling Your Business

This article originally appeared in the La Jolla Light

With the recent boom in Downtown San Diego and the neighboring areas, many business owners may be thinking of ways to fit in with the new surroundings. Now may be the time to consider an update or facelift to keep up with the demand for newness while also paying service to the locals who have their favorite establishments. At Murfey Construction, we do more than just home builds and remodels. We have a long history of ground-up construction as well as remodels for commercial properties. As with any major project, it is important to have a solid plan before you make any big steps, especially with something as important as your business. So here are a few key points to keep in mind.

Remodeling is an Investment

Most remodels will be costly. But an update can boost the perceived value of your store and your overall brand.

Determine the needs of the community

This will also help determine how much of an investment you make into your remodel. Many businesses have suffered by spending too much on a cosmetic remodel, only to see the business fold within a year of completion. Some of this comes from hoping that an underperforming store or restaurant will be miraculously changed with a cosmetic update. But also don’t confuse outdated for “homey”—with the changing clientele, you want to make sure your business can attract the new residents who will be flooding into the community. Curb appeal will go a long way.

Set a clear plan for your project

What needs to be done? Is your property in need of demolition? Can you preserve infrastructure such as plumbing, load-bearing beams, and the gas lines and electrical panels? Do you need to add new restrooms or update an old kitchen? Is the layout underperforming? Can you get away with minor refacing, such as new flooring, wall paint, and fixtures? Do you really just need to replace appliances or repaint? Think of the best way to maximize your investment at every price level. It might end up being only a new sign or storefront.

Choose an experienced contractor and team

If you are making an investment into your company, you want someone who knows the ins and outs and can help you plan for contingencies. Also, inexperienced workers can delay the time of construction, losing you valuable business. You also need a team that can ensure what permits are needed and how they should be processed and who are up to date on the most recent safety codes. Bad work can end up shutting down your business just as you’re ready to take off.

Make sure you set a viable timeline

You and your contracting team should work not only the finance numbers but the time numbers (time is money, after all). Working with a set timeline helps to minimize costs and losses.

If your business remains open during construction, utilize the space well

Have a set plan for what work will be done in what area at what time. You will still need to present your merchandise in a way that doesn’t detract from both its appeal and its accessibility. Make sure you have an uncluttered space that makes the flow of traffic easy for customers (without interfering with the construction team). Consider how cash registers will fit and how all your customer’s needs must be accommodated. Even loyal customers won’t be enticed if they feel a visit to your business is a chore.

Consider how your new layout will best suit the image and brand you want to sell

Find a good model. Who are your competitors? What works for them? How can you improve on that? And again, what is the need of the community who will be your patrons? Go on neighborhood investigations to find examples. While you don’t want to rip off someone else’s concept, it is okay to be influenced by what is currently popular, especially if your brick-and-mortar shop has not been updated in a long time (or ever).

Then consult with your construction team. The best ones will have some insight on layout and best use of space, but this is also your vision. Take advice to mull over, but don’t let your project be hijacked. However, if your contractor tells you your vision isn’t viable, and this is an experienced contractor, it might do you well to heed the advice even if you don’t completely take that person’s vision. Remember that when you consult experts, they want the best for your business as well, as their reputation is also on the line.

When planning your remodel, think too about where your customers will be spending most of their time, how you want the foot traffic to flow, how seating will figure in, and if you have restrooms, make sure you have enough to accommodate the amount of customers you expect.

Planning is a process

Coming up with your remodel vision isn’t a one-and-done procedure; you and your team should revise until you’re satisfied with the finished blueprint. And during the build, if you have hesitations on materials or any part of the build, let your contractor know up front, especially before it’s late in the game, when changes become much more costly.

Try to not to be wishy-washy

Once you know what you want, you can still make edits throughout the process; however, constantly changing your mind will only add to the cost and the delay of your business returning to normal—or better than ever.

Follow through after project completion

You want to measure the success of your investment. Create a sales target, based on similar stores in your area, that will help offset the cost of the renovations. The overall goal is to increase your long-term profits, and part of the investment will also be in promoting your newly renovated business. Don’t forget to factor that into your costs.

For any questions on commercial builds or remodels, or if you’re ready to make the next step in your renovation and want experienced and talented builders, contact us at 858.459.6865 or visit our websitehttps://murfeycompany.com to see samples of our urban construction.

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