Kettner Kickin’ Buttress

San Diego – Driving, biking or walking down Kettner Blvd. in Little Italy is almost reminiscent of the pre-2008 days of easy money and redevelopment driven projects, with at least two substantial developments underway. Both projects have excavated their underground parking, and are building out their foundations.

On the West side of Kettner Blvd., between Fir and West Grape streets, is the Broadstone mixed use development. Approved in March 2011, the project received broad support. It will feature ground floor retail and market rate rental residential apartments above. The apartments will consist of a mix of studios and 1 and 2 bedroom apartments. There will also be a courtyard area with pool and spa. It will have two levels of underground parking. The building will be next to award winning designs: across Fir from the Doma building (Martinez + Cutri) and across Kettner from The Q (Jonathan Segal). Project specifications are listed below and in the 2011 CCDC staff report. (Across Kettner appeared to be a small infill structure underway – steel framing, photo below – but it could not be confirmed)

Also on the West side of Kettner Blvd further South, at the corner of Kettner and West Beech, is the Ariel Suites development. The development is adjacent to the well known whale mural on the U.S. Bank building (formerly San Diego National Bank). The mural is by renowned artist Wyland (Robert Wyland). He painted it in 1981 as the 64th mural of 100 he painted in a three decade quest “to increase appreciation and understanding for aquatic habitats and the life within.” The mural will survive, though it may not be as visible as before from the north on Kettner. Breaking the trend of down-sized 6 story buildings, Ariel Suites will rise 22 stories. However, similar to Broadstone, it will be retail on the ground floor and market rate residential rental 1 & 2 bedroom apartments above. Originally approved in 2009 with completion estimated in March 2012, the developers twice revised its design. First in November 2010, it obtained approval of increased size (wider base and 3 stories taller), according to the CCDC staff report. Then in April of this year, the developer sought design approval of a revision of its decorative “fin” in order to decrease construction costs. The project now appears to be well underway with estimated completion at the end of 2013, as can be seen below.

The activity on Kettner looks to continue all over downtown in the next 18 – 24 months, according to a recent article by Roger Showley (UT San Diego), which reported that there will be a revival in residential construction downtown, with several projects having broken ground or lined up to break ground. Notable with a couple of exceptions, is the reduced size/height of most of the projects. As measured by stories, 6 is the new 30 in the post redevelopment and banking melt-down era, with several six story buildings rising where formerly there were much larger buildings planned (e.g., 13th & Market). Six stories is somewhat of a magical number in terms of construction cost, with more height requiring different framing systems involving substantially greater costs. (However, the height of Broadstone was likely dictated by the proximity of the airport and Little Italy zoning). Additionally, new residential projects are rental instead of condominium, reflecting the recession economy and tighter lending market. Nevertheless, the projects add jobs to the San Diego economy and continue the redevelopment and increased density in downtown.

Broadstone:

Estimated Completion Date: Dec 1 2013
Primary Use: Apartment
Secondary Use: Retail
Units/Rooms: 201
Stories: 6
Height: 85 feet
Square Footage:
Residential 195,308
Retail/Commercial 9,414
Floorplans: Studio, 1 and 2 bedroom
Price Restricted Units? No
Parking 321 spaces
Architect: Carrier Johnson+Culture
www.carrierjohnson.com
Developer: Alliance Realty Partners, LLC
Contact: Michael Yanicelli, 858-382-9247

Ariel Suites:

Estimated Completion Date: Mar 17 2012 (changed to Oct. 2013)
Primary Use: Apartment
Secondary Use: Retail
Units/Rooms: 224
Stories: 22
Height: 269 feet
Square Footage:
Residential 165,396
Retail/Commercial 17,300
Floorplans: 1 & 2 bedrooms
Price Restricted Units? No
Parking 279 spaces
Architect: AVRP studios
www.avrpstudios.com
Developer: Ariel Suites, LP
Contact: Ariel Suites, Leo Frey, 702-732-7794