All Forum Posts by: Colin L.

 That's just hard costs.  

I've worked on several projects similar to this in Coronado and one in San Diego.  The Coronado build price I think usually ran around $300+/SF and the San Diego project is not built yet but I think it will run around $200-225/SF.  

Some differences between SFH and MFH (4+ units):

-you will need a licensed architect

-you will need a licensed M/E/P engineer

-you will need a civil engineer for the usual grading/drainage, plus consolidating the 2 lots and/or the condo split for the townhomes

-there may be other consultants required for landscape architecture, environmental studies, etc. (I'm working on a 38 unit project w/ 7 consultants on the team)

-construction is similar to a MFH except you will need fire rated separation between units and also comply w/ accessibility codes 

-parking often becomes the limiting factor on smaller lots in regards to how many units you can build

-talk w/ the city planning department regarding the process to determine if its just a simple building permit or depending on the location you may need to go through a design review or some other type of entitlement process

Creating a list of 2-4 unit properties for mailing is fairly easy using websites like propertyradar and listsource.  It's not that expensive and you can add other criteria such as % equity, # of years owned, zip code, etc.  

I'd be interested.

Hi Keeya,  are you sure the property falls under the County jurisdiction and not the City?  I have not done a project in that neighborhood but I think its part of the City.   Just asking because the county zones for singe family and duplex are RS and RD.  If its in the city, R1/R2 zones are outdated, you would need to check here for the current zoning:

http://apps3.sandiego.gov/siteinfoweb/begin.do

Hey Matt, congrats on making it through architecture school alive.  There is a community of architects here in San Diego that have had great success doing exactly what you are describing, such as Jonathan Segal, Ted Smith, Lloyd Russell, Form for Foundation, Sebastian Mariscal.  Their business model relies on the efficiency and savings they can achieve by acting as the client, architect, and contractor.  Take a look at their work and business model and keep plugging away at your job, learn as much as you can about detailing a building, permitting, and construction.  

Hey Dominic,

It sounds like a decent project.  Depending on your budget and timeline I might know some folks looking for work.  Feel free to send me a PM and we can talk more.

@Rami W. it is definitely 2.  @Matt C. Escondido and City of San Diego are two different jurisdictions w/ different zoning codes.

Biggest factor to look for besides # of dwelling units is the floor area allowed & parking requirements.  In some San Diego zones a garage is considered floor area (further limiting livable space) and in others its excluded from it.  Parking requirements vary by zone as well.  It's always a good idea to take your property address down to Development Services and ask questions.

an architect would definitely be able to refer you to builders, as well as facilitate the bidding/negotiation process.  the reverse is also true, many builders will have architects they refer.

love the cabinets and the viking appliances are a nice touch.