Fast Facts Friday: 1/18/2019

Downtown San Diego’s Tallest High-Rise


By: Blake Sonuga 
January 18, 2019, 4:19 am. PST.

JAHN Architects

Located at 600 W. Broadway Street is downtown San Diego’s tallest building, One America Plaza (OAP). Designed by Helmut Jahn of Murphy/Jahn Architects, OAP stands 500 ft tall, with 34 floors and 625,000 SF of commercial office space. The main contractor responsible for developing OAP was Shimizu Corporation who completed construction in November 1991.

Why does OAP hold the tallest building title in San Diego?

In 1987, prior to construction of major high-rises in downtown San Diego, the federal aviation administration (FAA), through a city of San Diego land use ordinance presented an advisory circular (AC 150/5190-4A). 

The FAA’s advisory circular established a “minimum clear space” requirement, creating the city of San Diego’s land use ordinance which restricts height of objects, such as buildings, in a 1.5 mile radius of San Diego international airport to 500 ft.

OAP was built to the exact height limit restriction imposed by the ordinance, and when the 500 ft high-rise was completed in November 1991, it took the title of San Diego’s tallest building from Symphony Towers, a 499 ft tall high-rise which held the tallest building title from 1989-1991.

With this restriction unlikely to change in the foreseeable future, OAP will likely remain the tallest building in downtown San Diego for a long time. That is, unless a developer is successful in obtaining a variance and presenting a compelling argument to allow thier new high rise to be built above the 500 ft mark.

Current profile

Ownership of OAP has changed hands a few times since its completion in 1991. The Irvine company, OAPs current owner and landlord purchased the high rise for $300M in 2006. For the 2018 tax year, the county of San Diego assessed OAP’s value at $206M with a tax levy of $2,480,846.70 

MTS currently runs the blue and silver lines of the San Diego trolley at the ground level of the building. Some current tenants in the building include: UBS Financial, Allianz Capital, and Allen, Matkins, Leck Gamble & Mallory LLP

Source: The Irvine Company.

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Corridor of high-rise buildings will drastically change the downtown San Diego skyline

By: Blake Sonuga
January 11, 2019, 5:05pm PST.

If you have recently walked or driven around East Village, more specifically, around the Park Boulevard and Eleventh Street corridor, you may have noticed what seems to be a lot of cranes and construction activity.
Construction crews at these sites began excavating almost without warning and little did we know that what they were working on will change our skyline for generations to come.

You are probably just as curious as we are to find out what these buildings will eventually end up looking like and what each building will consist of. So, we dug up some information about these buildings and are excited to share the details with you and we would like to hear your thoughts on these developments too.

In totality and to put the projects in the Park and 11th corridor in perspective, here are some general data on the number of active, pending and completed construction projects in all of downtown San Diego, as of July 2018.

Completed projects:
232
condominiums
626 apartments
70k retail
44k office
98 hotel rooms

Development projects under construction (21):
285
condominiums
4,155 apartments (315 affordable)
160k retail
52k office space.
765 hotel rooms

Approved projects pending construction (26):
365
condominiums
4,144 apartments (562 affordable)
332k retail
1,825k office
2,218 hotel rooms

Projects submitted pending approval (14)
331
condominiums
2,192 apartments (171 affordable)
69k retail
117k office
364 hotel room

Source: Civic San Diego

Park x Eleventh Corridor Projects

Three new high-rise and two low-rise buildings are currently being constructed on just two of the eleven blocks on the Park Boulevard and Eleventh Street corridor. One additional high-rise on an additional block will be added, should the approval be granted. For good measure, these buildings will forever change the skyline of downtown San Diego.

Park and Market

Park x Market x Eleventh x G
601 11th Avenue (Tower)
660 Park Boulevard (Office low-rise)

Currently, the largest in size active construction project in the east village neighborhood is a full block of mixed-use development on 51,600 SF. of city-owned land space the developer, Holland Partner Group, paid $12.3M.

The Park and Market apartment building and the downtown home of University of California San Diego’s satellite campus are being constructed on the site bounded by Market street, G street, Eleventh Avenue, and Park Boulevard.

Park and Market will consist of a 34-story apartment tower with 426 units, standing 370 feet tall with 745,000 SF of residential space a 4 story office building will keep the apartment tower company, the office space will have 14,600 SF of office/retail space.

Holland was granted a site development permit (SDP) to allow significant alterations to the historic Remmen Building which was already on the site. Holland plans to incorporate the rehabilitated building to the development design.

For more pictures, fast facts, stats and development data, click here.

11th and Broadway (Pinnacle towers)

Park x Broadway x Eleventh x E
1100 Eleventh Avenue

The latest mixed-use development constructed by Canadian developer, Pinnacle International, currently named “11th and Broadway”, will consist of two towers and will be constructed on 40,000 SF land bounded by Broadway Boulevard, Park Avenue, Eleventh Street, and E Street.

The mixed-use development will consist of approximately 11,361 SF of combined commercial space. Tower 1, the 31 story south tower will stand 310 FT tall. and tower 2, the 32 story north tower will stand 319 FT tall.
Combined, both towers will consist of 636,360 SF of residential space and 618 apartment units, 39 of the apartments will be designated as affordable apartments.

In addition, there will be plenty of parking space in the two towers, 639 of them to be exact. The developer will incorporate 10,630 SF of outdoor space on the shared fourth floor of both buildings. This is where the swimming pool and other outdoor living facilities will be built.

For more pictures, fast facts, stats and development data, click here.

F11 Apartments

Park x E x Eleventh
812 Park Blvd

A low-rise, set on a 25,056 SF piece of land bounded by Park Boulevard, E Street and Eleventh Street is the most recently completed mixed-use project in the corridor. The project development was completed by The Richman Group.

The 7 story, 99 apartment unit building consists of 79,828 SF residential space and 5,644 SF of ground floor retail space. The third-floor outdoor amenity area is a wood deck space that consists of a gathering area with fire pit and lounge seating. Additional to this outdoor space is a barbeque area with a 4ft pool and jacuzzi.

For more pictures, fast facts, stats and development data, click here.

F11 Apartments

By: Blake Sonuga
January 8, 2019, 6:50 pm PST.

Development Profile:
Project name:  F11 Apartments
Project address:  812 Park Boulevard
Owner/Developer: The Richman Group
Downtown neighborhood: East Village
Market: Mixed-use development (Multifamily residential and commercial)

Building specifications and figures:
Current status: Under Construction.
story low-rise (85 ft. tall)
137,511 sq. ft. above grade sq. ft. of building.
99 residential units (37 studio units, 11 one bed, 51 two bed)
104 total parking spaces
4,254 sq. ft. common outdoor space
5644 sq ft. ground floor retail space
LEED certification: Pending

Economic impact:
$776,772
development impact fee (DIF). Funding share for new parks, fire station, and traffic circulation improvement in Downtown.
Approximately 107 construction jobs and 27 permanent jobs created.
DoInclusionary housing ordinance fee, in lieu of providing affordable units: $1,008,687

Building efficiency:
Solar PV System
5 electric automobile charging stations
Energy star appliances
Photocell lighting for exterior
Low flow faucets, shower heads, and faucets
Green cleaning program
Smoke-free public spaces

11th and Broadway (Pinnacle towers)

By: Blake Sonuga
January 4, 2019, 7:47 pm PST.

Martinez + Cutri Corporation.

Development Profile:
Project name: 11th and Broadway (Pinnacle towers)
Project address: 1100 Eleventh Avenue
Owner/Developer: Pinnacle International
Downtown neighborhood: East Village
Market: Mixed-use development (Multifamily residential and commercial)

Building specifications and figures:
Current status: Under Construction.
Tower 1: 307 residential units|31 stories (310 ft.)
Tower 2: 309 residential units|32 stories (319 ft.)
39 total affordable rental units.
10,630 sq ft. amenity space, green space, swimming pool.
11,361 sq. ft. of street-level commercial space.
40,000 sq ft. lot size
LEED certification: Pending

Source: Martinez + Cutri Corporation.

Martinez + Cutri Corporation.

Projected construction costs: tower 2
$97,614,718
total cost to develop tower 2.
Land cost: $2,740,000
Hard and Soft construction cost: $75,576,521 ($242,232 per-unit)
Parking garage: $13,387,500 ($37,500 per-space)
Financing cost: $5,910,697 (insterest /fees)
Tower 1 costs are approximately similar to tower 2.
Total approximate cost for tower 1 and tower 2: $195,229,436

Source: The London Group Realty Advisors

Park and Market

By: Blake Sonuga
January 3, 2019, 11:00pm PST.

Development Profile:
Project name: Park and Market
Project address:  601 11th Avenue (Tower)
660 Park Boulevard (Office low-rise)

Owner/Developer: Holland Partner Group
Downtown neighborhood: East Village
Market: Mixed-use development (Multifamily residential and commercial)

Building specifications and figures:
Current status: Under Construction.
34 story high-rise. (370 ft.)
426 residential units. (85 affordable rental units)
5600 sq ft. amenity space, green space, swimming pool.
8500 sq ft. movie courtyard, linear amphitheater, and outdoor venue space.
14,600 sq. ft. of street-level commercial space.
LEED certification: Pending.

Project financing structure
$277 MM
total cost to develop.
Capital source for construction:
Tax-exempt bonds: $216,500,000|78%
NASH/Holland equity: $60,950,000|22%
Capital source upon completion:
Tax-exempt bonds: $216,500,000|78%
Low income housing credits: $16,794,000|6.1%
Sales proceeds from office space $37,359,000|13.5%
NASH/Holland equity: $6,797,000|2.4%

Economic Impact:
Approximately 600 construction jobs and 185 permanent jobs created.
Downtown public facilities financing plan: $4,000,000 development impact fees. Funding share for new parks, fire station, and traffic circulation improvement in Downtown.
Annual gross property and sales tax generation of $550,000

Broadstone Makers Quarter

Development Profile:
Project name: Broadstone Makers Quarter.
Project address: 939 16th Street San Diego, CA. 92101.
Owner: Navarra Properties, Broadway, L.P.
Developer: Alliance Realty Partners, LLC.
Downtown neighborhood: East Village (Makers Quarter).
Market: Mixed-use development (Multifamily residential and commercial)

Building specifications and figures:
Current status: Complete.
story mid-rise (85 ft.)
298 residential units,
4600 sq ft. amenity space, 2 interior courtyards, swimming pool.
343 parking spaces.
550 sq. ft. studios to 1200 sq. ft. bedroom apartments.
5,100 sq. ft. of street-level commercial space.
$60-million cost to develop.
LEED certification pending

Economic Impact:
Approximately 290 construction jobs and 25 permanent jobs created.
Downtown public facilities financing plan: $2,146,851 development impact fees. Funding share for new parks, fire station, and traffic circulation improvement in Downtown.

Shift Tower Apartments

The intersection at 15th and J street. Carrier Johnson + Culture

Building Profile:
Project name: Shift Tower Apartments.
Project address: 460 16th Street San Diego, CA. 92101.
Owner: Lennar Multifamily Communities.
Developer: Swinterton.
Downtown neighborhood: East Village.
Market: Mixed-use development (Multifamily residential and commercial)

Building specifications and figures:
Current status: Complete.
21 story tower (253 ft.), 5 story mid-rise (65 ft.)
368 residential units, indoor/outdoor amenity space, 508 parking spaces.
631,000 square feet (sq. ft.) of residential space.
600 sq. ft. studios to 1200 sq. ft. 2 bedroom apartments.
19,000 sq. ft. of street-level commercial space.
$120-million cost to develop.
LEED certification pending.

Carrier Johnson + Culture

Economic Impact:
Approximately 395 construction jobs and 82 permanent jobs created.
Downtown public facilities financing plan: $1.6 million development impact fees. Funding share for new parks, fire station, and traffic circulation improvement in Downtown.