COMPACT SPACES; A HOUSING TOWER

UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO

COMPACT SPACES A HOUSING TOWER University Of Miami SOA · MANA Wynwood

UNIVERSITY OF MIAMI

MANA WYNWOOD

course code academic calendar semester professor/s

UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO ARC 407-510, 608-609 2015-2016 SPRING 2016 Jacob Brillhart John Onyango Dr. Chuck Bohl

professors’ email

j.brillhart@miami.edu j.onyango@miami.edu mredu.arc@miami.edu

in collaboration with

MANA Wynwood

CONTENTS 006 ABOUT

course description about the sponsor 008 THE SITE

Downtown Miami Wynwood

010 AREAS OF STUDY

land use policies and codes market analysis design environment

011 PROGRAM REQUIREMENTS

what to consider UNIVERSITY OF MIAMI · MANA WYNWOOD

DOWNTOWN RESIDENTIAL TOWER

WYNWOOD RESIDENTIAL BUILDING

014 Maimi 21 Zoning 020 Stefani Fachini

Melodie Sanchez Ana Barrera-Ochoa Gobbo Giuliano Sanjay Devarakonda Michael Shawn Carlos Hollender Stephanie Onukwugha 040 Chiou Yi Wei

Ouwais Albar Lawrence Raab Leroy Davis

104 Maimi 21 Zoning 060

080

-

Irene Balza Grant Souviron Bradley Sawyer

108 Su Jie

Jeff Adler Alexis Kanare Innocent Chinweze Virginie Dorris

128 Nora Gharib

Abhirajika Agrawal Jacob Cassady Nsilo Alcantara Dilia Tabora

148 Alberto Alfaro

Natalia Cebollero Jennifer Zawid Reinaldo Juan Mouriz Barak Zadok Nathalie Remelus Joe Ivey Ian Griggs Nicky Lopez Tamara Felton-Howard

168 Andrea Garcia

Carlo Magno Johnathan Hrasar Zhucong Guan Julianna Faynleyb 186 Andrew Richler

Shihui Wang Eric Sasso Emily Graham 204 PRECEDENT STUDIES

case studies for micro-units

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016

6 UNIVERSITY OF MIAMI · MANA WYNWOOD

Cultural Infrastructure for Downtown Miami “compact spaces - a housing tower”

about our sponsor

course description

The studio is sponsored by MANA Development Company. With 35 acres in Wynwood and 31 properties (totaling 780,000 square feet) in downtown Miami, MANA has assembled a strategic concentration of adjacent real estate (and at key intersections) so as to make a significant impact in the continued revitalization and transformation of Miami. Their vision is to develop Miami’s “Cultural Infrastructure”, placing emphasis on innovative design solutions that foster the arts, continue to bring creative people to the City of Miami, and respond to the changing demographics in our urban core.

This sponsored, upper level design studio will focus on design possibilities for COMPACT (micro) housing in Miami -- a typology currently not encouraged under Miami 21, but one that offers legitimate solutions to skyrocketing housing costs, changing demographics, and the need to densify our urban cores.

Conceived as a “Superstudio”, this interdisciplinary course combines architecture, real estate development and environmental design. The goal is to create a meaningful design process that results not only in innovative architectural solutions and sustainable design strategies, but also market research and tangible data to challenge current zoning regulations.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 7

TWO SITES

DOWNTOWN MIAMI The Studio project is located in Downtown Miami in the Urban Core.

About Downtown: A new renaissance has made the urban core the most sought after area in the City and a world-class destination. New generations of people, from hundreds of different countries, are coming to Downtown because of the lifestyle it affords: walkability, great weather, and immediate proximity to the Bay, as well numerous cultural institutions, parks, restaurants, nightlife, shopping, transportation, and more.

Renowned architects and developers are also fueling an ever-changing skyline downtown, with new residential high-rises, retail and office spaces, resort hotels, and museums coming online. Notable projects include the Perez Art Museum, the Science Museum, All Aboard Florida, Brickell City Center, Miami World Center, and Centro among others. (Notably, the City has established a no-parking requirement in this zone (T-6), making developments like Centro, with smaller residential units, more achievable). Meanwhile, the Downtown Development Authority will soon begin a multi-million dollar Flagler Streetscape renovation.

8 UNIVERSITY OF MIAMI · MANA WYNWOOD

Dwelling Unit

Dwelling Unit

4 stories 67 DU 80 parking spots

4 stories 67 DU 80 parking spots

26 units 41 units

26 units 41 units 60 parking spots Retail & 20 parking spots

60 parking spots Retail & 20 parking spots Dwelling Unit Dwelling Unit

4 stories 67 DU 80 parking spots

4 stories 67 DU 80 parking spots

Dwelling Unit

Dwelling Unit

3 stories

3 stories 67 DU 50 parking spots 67 DU 50 parking spots

6 units 41 units

6 units 41 units 20 units & 30 parking spots Retail & 20 parking spots

20 units & 30 parking spots

Retail & 20 parking spotsDwelling Unit Dwelling Unit

4 stories 67 DU

50 parking spots 4 stories 67 DU 50 parking spots

8 units 11 units 16 units

8 units

16 units 16 units

11 units 16 units

60 parking spots

16 units 16 units

Retail & 20 parking spots

60 parking spots

Dwelling Unit

Retail & 20 parking spots 7 stories 67 DU 80 parking spots

Dwelling Unit 7 stories 67 DU 80 parking spots

WYNWOOD

The area has also garnered new attention in terms of urban planning; under leadership of MANA, 30 acres are now governed by a special area plan (SAP); which will allow residential, commercial, tech and media hubs, hotel, retail, industrial and manufacturing components, along with public squares, plazas for open-air retail, courtyards and pocket parks. These elements will help further transform Wynwood into a thriving and livable mixed-used community designed to attract young, urban professionals.

16 units 16 units

11 units 16 units

8 units & 30 parking spots

16 units Retail & 20 parking spots 16 units 8 units & 30 parking spotsDwelling Unit Retail & 20 parking spots Dwelling Unit

6 stories 67 DU 50 parking spots

6 stories 67 DU 50 parking spots

HOTEL

The second site is located just north of Downtown in the thriving arts hub known as Wynwood.

Visionaries such as Tony Goldman, MANA and other developers have transformed the former warehouse district into a one of the most acclaimed creative communities in the country. Outdoor art has played a vital role in the transformation of the neighborhood – as former warehouses have now become canvases for stunning wall murals, street art and graffiti. Today, these spaces are home to art galleries, restaurants, cafes, boutiques and creative businesses.

11 units 16 units

PARKING

1/2 ON SITE PAR

HOTEL

1/2 ON SITE PARKING

PARKING 26 units

6 units 41 units

41 units 60 parking spots

26 units

Retail & 20 parking spots

41 units 60 parking spots

Hotel

Retail & 20 parking spots

4 stories 67 DU 80 parking spots

Hotel 4 stories 67 DU 80 parking spots

20 units & 30 parking spots

6 units 41 units

Retail & 20 parking spots Hotel

20 units & 30 parking spots Retail & 20 parking spots 4 stories Hotel

67 DU 50 parking spots

4 stories 67 DU 50 parking spots

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 9

AREAS OF RESEARCH Use Policies and Codes: Analysis of Miami 21 and how it affects the development 1. Land of micro-housing in the City of Miami. Workshop led by Professors Juan Mullerat, John Onyango and Jacob Brillhart, with guest speaker Iris Escarra.

Analysis: Advanced demographic analysis of the proposed neighborhood(s) 2. Market / site(s) and analysis of the micro-housing building typology as it relates to regional and urban growth trends. Led by Professor Chuck Bohl – with the inclusion of forty (40) Masters of Real Estate Development (MRED) students.

Design precedent studies/ analysis of micro-housing in other global cities 3. Design: such as New York, San Francisco etc, - and development of individual architectural proposals and designs. Led by Professors Jacob Brillhart and John Onyango.

Initial evaluation of environmental factors/ considerations surrounding 4. Environment: the neighborhood(s)/site(s); as well as evidence-based analysis of the energy consumption and quality of the indoor environment of each student’s design proposal. The software used to analyze the work will include Ecotect, EnergyPlus run through Sefaira and or OpenStudio and Sketchup, and IESV / MIT Cool Vent. Led

by Professor John Onyango.

10 UNIVERSITY OF MIAMI · MANA WYNWOOD

PROGRAM · Compact Housing Tower · +/- 300 Units · Unit size - 250sf to 550sf · Units need to rent for $900-$1200 per month · Lobby · Mailbox room · Package / Amazon delivery storage · Bike storage · No Parking or compact parking · Laundry · Gathering spaces

· Personal storage lockers · Balconies? · Roof deck · Pool · Amenity deck · Gym · Elevator core · Fire stairs · Loading dock · Mechanical and equipment rooms · Retail component / Art gallery on first floor / sidewalk

Some of the aspects that should be considered in all cases are: Common area spaces for residents to gather, ie, billiard rooms, TV/theatre areas, gardens, etc.

Furniture as an integral part of the project, understanding furniture in a broader meaning.

Ultimately, furniture should be understood as the interface between the spaces and human activities, a kind of microarchitecture. Furniture is everything related with human tasks and our body, our behaviour; furniture is not a “good looking” catalogue of elements to choose from.

Furniture invites, excites, suggests, orient. Furniture define our conduct and hold our body/tasks actions. This small scale notion of design is essential in creating a small living space.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 11

WYNWOOD RESIDENTIAL BUILDING

12 UNIVERSITY OF MIAMI · MANA WYNWOOD

DOWNTOWN RESIDENTIAL TOWER “compact spaces - a housing tower” 014 Miami 21 Zoning 020 Stefani Fachini

Melodie Sanchez Ana Barrera-Ochoa Gobbo Giuliano Sanjay Devarakonda Michael Shawn Carlos Hollender Stephanie Onukwugha 040 Chiou Yi Wei

Ouwais Albar Lawrence Raab Leroy Davis

060

Irene Balza Grant Souviron Bradley Sawyer

080

Jeff Adler Alexis Kanare Innocent Chinweze Virginie Dorris

-

Abhirajika Agrawal Jacob Cassady Nsilo Alcantara Dilia Tabora

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 13

DOWNTOWN ZONING ANALYSIS What is allowed by MIAMI 21 zoning for this site? “so, why would a developer choose this massing...?”

14 UNIVERSITY OF MIAMI · MANA WYNWOOD

ZONING ANALYSIS

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 15

DOWNTOWN ZONING ANALYSIS

16 UNIVERSITY OF MIAMI · MANA WYNWOOD

Site dimension

Ground floor setback

70% Frontage

Floor dimension above 8th floor

ZONING ANALYSIS

Floor area above 8th floor

Setback above 8th floor

Ground floor area Type - A

Building dimension Type - A

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 17

DOWNTOWN ZONING ANALYSIS

Ground floor area Type - B

Building dimension Type - B

Residential Efficiency Dwelling Unit - 400sqft /du

Residential - 1,000 sqft /du

TFA 294,721 sqft / Max Stories: 35 / Height: 501ft / Max DU: 507 (limited by Miami21)

TFA 436,596 sqft / Max Stories: 60 (limited by Miami21) / Height: 851ft / Max DU: 292

18 UNIVERSITY OF MIAMI · MANA WYNWOOD

ZONING ANALYSIS

Hotel - Micro Housing 250sqft /du

Hotel - Efficiency Dwelling Unit - 4000 sqft /du

TFA 351,471 sqft /Max Stories: 45 / Height: 641ft / Max DU: 1,000 (limited by Miami21) TFA 436,596 sqft / Max Stories: 60 (limited by Miami21) / Height: 851ft / Max DU: 863

Hotel - One Bedroom Dwelling Unit - 550 sqft /du

Hotel - 1,000 sqft /du

TFA 436,596 sqft / Max Stories: 60 (limited by Miami21) / Height: 851ft / Max DU: 767

TFA 436,596 sqft / Max Stories: 60 (limited by Miami21) / Height: 851ft / Max DU: 292

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 19

DOWNTOWN RESIDENTIAL TOWER

ARCHITECTURE AND DESIGN

20 UNIVERSITY OF MIAMI · MANA WYNWOOD

STEFANI FACHINI / MELODIE SANCHEZ

Description of Concept The project is a mixed - use proposal located in the urban core of Downtown Miami. The Downtown area is poised to become the next area of urban renewal, however it currently lacks the young energy of a dynamic urban core.

The design aims to bring this by providing opportunities for community interaction through program and the introduction of micro units-- which is currently not allowed in Miami 21 The development features two buildings. The first is a 8 story office building fronting the iconic Flagler street. The second is a residential tower with 244 units predominantly micro units.

The design aims the challenge the concept of a micro unit by shifting floor plates to create units that feel larger and more accommodating. The micro units explore the idea of section by creating lofted units that provide double height rooms opportunities for flexibility and privacy. The units also incorporate balconies that extend the size of the micro unit beyond the wall boundaries and onto the city. The tower also features shared amenities spaces on various levels that encourage interaction between the residents

RESIDENTIAL TOWER Amenities deck Pool

BASE Amenities deck

OFFICE BUILDING Restaurant and green spaces

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 21 ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016

DOWNTOWN RESIDENTIAL TOWER

RESIDENTIAL UNITS

DEVELOPMENT PROGRAM

AMENITIES DECK 1

RESIDENTIAL UNITS

AMENITIES DECK 2

STORAGE / MECHANICAL RESTAURANT

PARKING

OFFICES

RETAIL / LOBBY RETAIL

22 UNIVERSITY OF MIAMI · MANA WYNWOOD

DEVELOPMENT PROGRAM TABLE 22117 T6-36B-O 36

LOT SIZE SITE ZONING HEIGHT LIMIT LOT COVERAGE TOTAL SQFT TOTAL UNITS UNIT TYPES:

STEFANI FACHINI / MELODIE SANCHEZ

18969

254,347 244 Micro Units Type Loft Units (14'c) Tri-plex (16'c) Typical 1 Typical 2 (14'c) Typical 3 (14'c) Total

SQFT 275 sqft 350sqft 370sqft 340sqft 400sqft

Number 48 30 40 26 52 196

Non Micro Units

PARKING SPOTS TOTAL RETAIL SPACE TOTAL OFFICE SPACE STRUCTURE AMENITIES

1330 sqft 40 2 Bed + Den Duplex 1 Bedroom + Den 850 2 2 Bedroom 1200 sqft 3 3 Bedroom 1500 sqft 2 Penthouse 2000 sqft 1 Total 48 120 TOTAL 13209 SQFT ‐ 20 SPOTS PER FLOOR ‐ 6 LEVELS 1,715 SQFT 1 LEVEL ‐ 16'C 18,708 SQFT 6 FLOORS STEEL FRAME + CONCRETE SLABS Amenities Break Down Storage Level Type Storage Space for Units Mechanical Space Total

SQFT 10000 sqft 2000 sqft 12000 sqft

Usable Deck Space Laundry Quick Stop Convenience Residential Bar/ Lounge Area Gym Total Gross Total Sellable

5558 sqft 1200 sqft 400 sqft 1000 sqft 1500 sqft 5657 sqft 4100

Lower Level Amenities

Top Level Amenities Pool Deck Pool Amenity Total Gross Total Sellable

Total MIAMI 21

1985 700 5657 2685

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 23

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT RESIDENTIAL TOWER

TOWER

BASE

BASE OFFICE BUILDING

Massing after zoning analysis

RESIDENTIAL TOWER 17 Concrete slabs

Divide tower for floor slabs 24 UNIVERSITY OF MIAMI · MANA WYNWOOD

Separate buildings and raise tower

RESIDENTIAL TOWER Steel frame

Add steel frame

STEFANI FACHINI / MELODIE SANCHEZ

RESIDENTIAL TOWER Circulation Core: 4 elevators 2 fire stairs

BASE 8 floors: Grocery Store Lobby Parking Mechanical rooms Storage Retail

OFFICE BUILDING Circulation Core: 2 elevators 2 fire stairs

OFFICE BUILDING 8 floors: Retail Offices Restaurant

Add main core for tower and flagler building

Base and flagler building with 8 floors

RESIDENTIAL TOWER Amenities deck Pool

OFFICE BUILDING Grocery ground level

BASE Amenities deck

OFFICE BUILDING Retail ground level

OFFICE BUILDING Restaurant and green spaces

Modify massing for pedestrian circulation

Add public spaces

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 25

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT TYPICAL UNIT Grid design

UNIT A Grid design

1

1

2

3

4

5

6

7

8

9

2

3

5

4

6

Tower typical grid design

Shift grid design E

A

A

A

B A C

B A C

B A C

D D

B A C

B A C

B A C

D

D

D

D E

F B A C F

B A C

F

E

B A C

D

F

E

D

Units / Section design 26 UNIVERSITY OF MIAMI · MANA WYNWOOD

STEFANI FACHINI / MELODIE SANCHEZ

Typical section - Units A,B,C,D,E and F ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 27

DOWNTOWN RESIDENTIAL TOWER

FLOOR PLANS W FLAGLER ST

W FLAGLER ST

1st ST

1st ST

Ground floor plan

28 UNIVERSITY OF MIAMI · MANA WYNWOOD

Second floor plan / Parking

STEFANI FACHINI / MELODIE SANCHEZ

Typical floor 1

Typical floor 2

Triplex and Loft Units

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 29

DOWNTOWN RESIDENTIAL TOWER

TRI-PLEX UNIT DESIGN UNIT A

E

F

D

B A C

D E

F

F

B A C

E B A C

F

D D E

30 UNIVERSITY OF MIAMI · MANA WYNWOOD

Tri-plex unit axon

STEFANI FACHINI / MELODIE SANCHEZ

DOWNTOWN MIAMI RESIDENTIAL TOWER UNIVERSITY OF MIAMI · MANA WYNWOOD

B

Section B.B. UPPER LEVEL

Section A.A.

8’ LOWER LEVEL

U

8’

A

A

Living Room / Kitchen / Bathroom floor plan

B

Bedroom floor plan

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 31

DOWNTOWN RESIDENTIAL TOWER

LOFT UNIT DESIGN UNIT B

E

F

D

B A C

D E

F

F

B A C

E B A C

F

D D E

32 UNIVERSITY OF MIAMI · MANA WYNWOOD

Loft unit axon

STEFANI FACHINI / MELODIE SANCHEZ

B

A

A

Section A.A.

B Bedroom floor plan

Living Room / Kitchen Bathroom floor plan

Section B.B.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 33

DOWNTOWN RESIDENTIAL TOWER

ENERGY ANALYSIS

E

E Loft unit axon 34 UNIVERSITY OF MIAMI · MANA WYNWOOD

STEFANI FACHINI / MELODIE SANCHEZ

Loft unit axon ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 35

DOWNTOWN RESIDENTIAL TOWER YR

PROFORMA

0

1

2

3

OPERATIONS Residential Base Rent Less Vacancy Effective Gross Income Miscellaneous Revenue Operating Expenses

$4,164,240 ($208,212) $3,956,028 $197,801 $1,186,808

$4,289,167 ($214,458) $4,074,709 $203,735 $1,222,413

$4,417,842 $4,550,377 ($220,892) ($227,519) $4,196,950 $4,322,859 $209,848 $216,143 $1,259,085 $1,296,858

$4,686,889 $4,827,495 ($234,344) ($241,375) $4,452,544 $4,586,121 $222,627 $229,306 $1,335,763 $1,375,836

Residential NOI

$2,967,021

$3,056,032

$3,147,713 $3,242,144

$3,339,408 $3,439,591

Retail Base Rent Less Vacancy Effective Gross Income

$246,840 ($12,342) $234,498

$254,245 ($12,712) $241,533

$261,873 ($13,094) $248,779

$269,729 ($13,486) $256,242

$277,821 ($13,891) $263,930

$286,155 ($14,308) $271,847

Retail NOI

$234,498

$241,533

$248,779

$256,242

$263,930

$271,847

Office Base Rent Less Vacancy OpEx Effective Gross Income Office NOI

$561,240 ($84,186) ($187,080) $289,974

$578,077 ($86,712) ($192,692) $298,673

$595,420 ($89,313) ($198,473) $307,633

$613,282 ($91,992) ($204,427) $316,862

$631,681 ($94,752) ($210,560) $326,368

$650,631 ($97,595) ($216,877) $336,159

Total NOI

$3,491,493

$3,596,238

$3,704,125 $3,815,249

$17,509 $242,424

$17,509 $0

Net Cash Flow Before Debt Service

$3,231,560

$3,578,728

$3,686,616 $3,797,739

$3,912,197 $4,030,088

Debt Service DSCR (NOI) DSCR (NCF)

$2,909,578 1.20 1.11

$2,909,578 1.24 1.23

$2,909,578 $2,909,578 1.27 1.31 1.27 1.31

$2,909,578 $2,909,578 1.35 1.39 1.34 1.39

$321,982

$669,151

CapEx Reserve Leasing Commissions

Net Cash Flow After Debt Service FINANCING AND CAPITAL EVENTS Equity Draw Loan Proceeds Reversion Residential Retail Office Less sellling costs Total Reversion Loan Repayment

36 UNIVERSITY OF MIAMI · MANA WYNWOOD

($18,938,399)

4

$17,509 $0

$777,038

5

$17,509 $0

$888,162

6

7

$3,929,706 $4,047,597 $17,509 $0

$17,509 $0

$1,002,619 $1,120,511

$41,476,039 $59,818,966 $4,727,782 $5,846,249 ($1,759,825) $68,633,172 ($35,642,029)

($36,626,463)

Levered Cash Flow Cash-on-Cash return

($18,938,399)

$0

$5,171,558 1.70%

$669,151 3.53%

Unlevered Cash Flow

($54,109,710)

$0

$3,231,560

$3,578,728

IRR Unlevered IRR Levered Yield on Cost (Stabilized) NPV @ 10% Break even Occupancy Resi Sale Price

9% 16% 6.45% $6,109,158 75% $70,392,997

$777,038 4.10%

$888,162 4.69%

$33,993,763 $1,120,511 5.29% 5.92%

$3,686,616 $3,797,739

$72,545,369 $4,030,088

STEFANI FACHINI / MELODIE SANCHEZ

+ Assumptions •

CONSTRUCTION COSTS • $225/sf Steel Tower; $200/sf Flagler; $18k/stall Parking • Soft Costs – 20% of Hard Costs

•

FINANCING COST • Construction Loan • 65% LTC • 5.0% Fixed Interest Rate • Take Out Loan • After First Stabilized Year (YR 2) • DSCR Test @ 1.20x • LTV 65% • 5.0% Fixed Interest Rate

•

MARKET ASSUMPTIONS • 5% Vacancy Resi/Retail; Office Vacancy – 15% • 3% Income/Expense Inflation • Exit Cap (Year 6 / 5YR Hold) • 5.75% Residential, Retail, Office • Retail Type – NNN; 5 yr Lease • Office - Full Service; $10/sf OpEx; 5 Yr Lease • Residential Absorption Rate – 35 units per month

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016

DOWNTOWN RESIDENTIAL TOWER

+

FINANCIAL SUMMARY Land Cost - $5,625,000 • Total Development Cost - $51,632,910 • Residential Rate - $2.81 psf (weighted avg) • Micro Units - $900-$1200 • Traditional Units - $1800 - $4500 • Penthouse - $6000 • Retail Rate - $40 NNN psf/yr • Office Rate - $30 psf/yr Full Service •

IRR Levered – 16% • Yield on Cost (Stabilized) – 6.45% • NPV @ 10% - $6,109,158 • Break even Occupancy Resi – 75% • Sale Price - $70,392,997 •

38 UNIVERSITY OF MIAMI · MANA WYNWOOD

STEFANI FACHINI / MELODIE SANCHEZ

+

+ Sensitivity Analysis Sensitivity Analysis IF Cap Cap raterate 5% 5% 7% IRR Levered 9% IRR Levered 21% 21%

nnIF

7% 9%

n IF

Construction Costs $175.00psf n IF Construction Costs $175.00psf Yield on Cost 7.76% Yield on Cost IRR Levered 28% 7.76%

IRR Levered 28% n IF Interest Rate increase 6.00% LeveredRate increase 14% 6.00% n IF IRR Interest IRR Levered 14%

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016

DOWNTOWN RESIDENTIAL TOWER

MIAMI TITLE LIGHTHOUSE

40 UNIVERSITY OF MIAMI · MANA WYNWOOD

Site Plan

CHIOU, YI-WEI

Description of Concept Coral reef, ocean wave and lighthouse are three elements constitute the spirit of Miami Lighthouse, they respectively represent the corner stone, marine culture and home of Miami.

Miami Lighthouse is a 33-stories residential and commerical complex tower located at Downtown Miami, this building aims for advancing living standard, aesthestics and providing affordable housing to young people who work in downtown. Therefore Miami Lighthouse provides 184 affordable micro units, 5 retails including 1 art gallery, over 15,000 ft2 public outdoor space, and several public facilities like pool, gym, laudry, roof garden, lounge and study room for residence.

Living in Miami Lighthouse is intersting and delighting, transforming furnitures will surprisingly create more essential space for residence, and you can feel no difference between 330 ft2 unit and one-bedroom apartment.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 41

DOWNTOWN RESIDENTIAL TOWER

DEVELOPMENT PROGRAM 31F – 33F Rooftop Restaurant and Mechanical Room

9F – 30F Residential Unit

6F – 8F Residential Unit and Transitional Floor

Brise Soleil 3F – 8F

Residential Unit, Leasing Office and Roof Top Pool

1F – 5F Parking Garage

Building Composition a. Lot Area

22,117 sq. ft.

i. Parking Provide

92 on-site parking spaces (1f-5f)

b. Lot Coverage

17,562 sq. ft.

j. Retail Space

c. Total Floor Area / FLR

277,126 sq. ft. / 12.53

13,200 sq. ft. j-1: on SW 1st St. side: 8,400 sq. ft. j-2: on Flagler St. side: 4,800 sq. ft.

d. Open Space Area

4,555 sq. ft.

e. Stories

33

f. Floor Height

k. Mechanical Area/ 2,220 sq. ft./ 23,713 sq. ft.

Public Facility Area k-1: Gym: 2,460 sq. ft.

25 ft. for 1st floor, 14ft. for all the other

g. Building Height

473 ft.

h. Dwelling Unit

252 du h-1: 330 sq. ft. : 140 du h-2: 380 sq. ft. : 44 du h-3: 420 sq. ft. : 5 du h-4: 550 sq. ft. : 52 du

1F -3F Retail at SW 1st St

h-5: 1,200 sq. ft. : 2 du h-6: 1,500 sq. ft. : 2 du h-7: 1,800 sq. ft. : 7 du

42 UNIVERSITY OF MIAMI · MANA WYNWOOD

1F-2F Retail at W. Flagler St

k-2: Laundry: 720 sq. ft. k-3: Lounge: 1,180 sq. ft. k-4: Leasing Office: 2,120 sq. ft. k-5: Mail Room: 570 sq. ft. k-6: Study Room: 980 sq. ft. k-7: Pool: 1750 sq. ft. k-8: Other Outdoor Public Area(2f33f): 13,933 sq. ft.

Brise Soleil

CHIOU, YI-WEI

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 43

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT

44 UNIVERSITY OF MIAMI · MANA WYNWOOD

CHIOU, YI-WEI Circulation 3F Retail   

14ft. Height Art Gallery After we enjoy our time at 2F, we can walk through the ramp to appreciate the art works from 2F to 3F art gallery

Retail space 2,400 sq. ft.

2F Retail   

14ft. Height Escalator, Elevator and spiral stair are the non-egress connection between 1F and 2F Ramp gallery and elevator are the non-egress connection between 2F and 3F

Retail space 2,400 sq. ft.

1F Retail  

25ft. Height Suitable for supermarket or other retail which needs more floor height

Retail space 3,600 sq. ft.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 45

DOWNTOWN RESIDENTIAL TOWER Circulation Dwelling Unit Public Facility

Circulation 5F Parking Garage

8F Transitional Space    

14ft. Height Gathering most of the public facilities Residence above 8F have to change the elevator in this floor The bridge connect to the Flagler side building

4F Parking Garage 7F Residential Area   

14ft. Height Have a garden in the west side of floor Every room type of apartment in this floor is 2 bedroom

6F Residential Area  

14ft. Height Every room type of apartment in this floor is 2 bedroom

Parking Garage  

Clearance: 7’ ~ 9’ Parking spaces: 92

2F Retail 46 UNIVERSITY OF MIAMI · MANA WYNWOOD

CHIOU, YI-WEI Circulation Dwelling Unit Public Facility 9F Rooftop Pool  

Outdoor space Has bridge to connect with 9F of SW 1st St side tower

8F Leasing Office  

14ft. Height Has bridge to connect with 8F of SW 1st St side tower

3F ~ 7F Residential Area  

14ft. Height Has 5 units on each floor

2F Retail  

14ft. Height Escalator is the non-egress connection between 1F and 2F

1F Retail  

25ft. Height Suitable for retail which needs more floor height

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 47

DOWNTOWN RESIDENTIAL TOWER Circulation Dwelling Unit Public Facility 30F Residential Area   

14ft. Height Two Kinds of Micro Unit: 330 ft2 du and 380 ft2 du Has overhanging shading public outdoor space on east and west side of the floor

10F ~ 29F Residential Area  

14ft. Height Two Kinds of Micro Unit: 330 ft2 du and 380 ft2 du

9F Residential Area    

48 UNIVERSITY OF MIAMI · MANA WYNWOOD

14ft. Height Two Kinds of Micro Unit: 330 ft2 du and 380 ft2 du Has bridge to connect with 8F of W. Flagler St side tower Has public outdoor space around the units

CHIOU, YI-WEI Circulation

33F Roof Top Office  

14ft. Height Will be the 2nd floor of office

32F Roof Top Office   

14ft. Height Outdoor garden for appreciating night view of Downtown Miami A shared workspace

31F Mechanical Room   

14ft. Height Area: 3445 ft2 Will be lit up in the night just like a lantern room in lighthouse

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 49

DOWNTOWN RESIDENTIAL TOWER

FLOOR PLANS 1F Floor Plan

2F Floor Plan

3F Floor Plan

West Flagler St. side Floor plate area: 3,426 ft2

West Flagler St. side Floor plate area: 3,426 ft2

West Flagler St. side Floor plate area: 3,426 ft2

SW 1st St side Floor plate area: 14,136 ft2

SW 1st St side Floor plate area: 14,136 ft2

SW 1st St side Floor plate area: 14,136 ft2

0’

5’

10’

0’

20’

5’

10’

20’

0’

5’

10’

20’

4F Floor Plan

5F Floor Plan

6F Floor Plan

West Flagler St. side Floor plate area: 3,426 ft2

West Flagler St. side Floor plate area: 3,426 ft2

West Flagler St. side Floor plate area: 3,426 ft2

SW 1st St side Floor plate area: 14,136 ft2

SW 1st St side Floor plate area: 14,136 ft2

SW 1st St side Floor plate area: 14,136 ft2

0’

5’

10’

20’

50 UNIVERSITY OF MIAMI · MANA WYNWOOD

0’

5’

10’

20’

0’

5’

10’

20’

7F Floor Plan

8F Floor Plan

West Flagler St. side Floor plate area: 3,426 ft2

West Flagler St. side Floor plate area: 3,426 ft2

SW 1st St side Floor plate area: 14,136 ft2

SW 1st St side Floor plate area: 14,136 ft2 Public outdoor space: 5,293 ft2 Indoor space: 8,843 ft2

0’

5’

10’

0’

20’

5’

10’

CHIOU, YI-WEI

9F Floor Plan

(Below Mezzanine) West Flagler St. side Floor plate area: 3,426 ft2 Public outdoor space: 3,426 ft2 SW 1st St side Floor plate area: 14,136 ft2 Public outdoor space: 5,293 ft2 Indoor space: 8,843 ft2

20’

0’

5’

10’

20’

10F~29F Floor Plan (Below Mezzanine)

Floor plate area: 5,425 ft2/floor

9F Floor Plan

30F Floor Plan

(Above Mezzanine)

0’

5’

10’

Floor plate area: 5,425 ft2 Public outdoor space: 3,445 ft2 Indoor space: 1,980 ft2

20’

10F~29F Floor Plan (Above Mezzanine)

0’ 0’

5’

10’

5’

10’

20’

0’

5’

10’

20’

20’

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 51

DOWNTOWN RESIDENTIAL TOWER

MICRO UNIT DESIGN

What can you have in 330 sq. ft.?

Dining Area? Kitchen? Shower? Living Area?

One Queen Size Bed and One King Size Bed? Guest Room? Walking Closet? Personal Office?

Balcony? Presentation Space? …Or both!

Not just Small but Complete

Area: 330 ft2 Length: 27’6” Width: 12’ Floor Height: 14’ Available Height below Mezzanine: 7’6” Available Height above Mezzanine: 5’6”

52 UNIVERSITY OF MIAMI · MANA WYNWOOD

CHIOU, YI-WEI

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 53

DOWNTOWN RESIDENTIAL TOWER

ENERGY ANALYSIS

image description 54 UNIVERSITY OF MIAMI · MANA WYNWOOD

CHIOU, YI-WEI

Annual Cooling Load (kBtu) (Made by Ecotect 2011©) Annual Cooling Load (kBtu) (Made by Ecotect 2011©)

15500

15500 15000

15000 14500

14500

14000

14000

13500

13500

13000 12500

100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Window Window Window Window Window Window Window Window Window Window Window Opeining Opeing Opeing Opeing Opeing Opeing Opeing Opeing Opeing Opeing Opeining

13000

Translucent Skylight

Single-glazed AlumFrame

Single-glazed AlumFrame_Blinds

Double-glazed AlumFrame

Translucent Skylight

Single-glazed AlumFrame

100% Window Opeining

90% Window Opeing

Single-glazed AlumFrame_Blinds

Double-glazed AlumFrame

80% Window Opeing

70% Window Opeing

60% Window Opeing

50% Window Opeing

Double-glazed Low-e AlumFrame

Double-glazed Low-e AlumFrame

Brise Soleil and Annual Energy Consumption (kBTU) (Made by Sefaira©) 23000 22000 21000

22035 21398

21586 21013

21107 20598

20000 19000

18690

18548

18000

18406

20618 20171

18265

20125 19740

18124

19626 19303

17984

19120 18860 17846

18618 18421 17710

18133 17999 17577

17691 17621 17445

17000 100% glazing 90% glazing 80% glazing 70% glazing 60% glazing 50% glazing 40% glazing 30% glazing 20% glazing 10% glazing u-factor: 0.35

u-factor: 0.15

17315 0% glazing

u-factor: 0.15 / Brise Soleil (horizontal 0 degree, seperation: 0.7', depth: 1.6') ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 55

DOWNTOWN RESIDENTIAL TOWER

PRO-FORMA Development Program Design and construct a mix-use retail and residential project, offering affordable units under $1000.00 in Miami’s urban core, by challenging local zoning to better create a more sustainable community.

Financial Analysis

Financial Analysis – Development Budgets

56 UNIVERSITY OF MIAMI · MANA WYNWOOD

CHIOU, YI-WEI

Financial Analysis – Loan Analysis

Financial Analysis – Before Tax Cash on Cash Return

Financial Analysis – Cash Flow Analysis

Financial Analysis – After Tax Upside Analysis

Financial Analysis – After Tax Cash on Cash Return

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 57

DOWNTOWN RESIDENTIAL TOWER

Financial Analysis – After Tax IRR

Market analysis

AFTER A 10 YEAR HOLDING PERIOD: 51.83%

Development Program – Unit Features / Community Features

Fully Furnished Apartments

•

High Speed Internet

•

A/C

•

Heating

•

Ceiling Fans

•

Smoke Free

•

Wired for Cable

•

Dishwasher

•

Garbage Disposal

•

Kitchen

•

Microwave

•

Oven

•

Stove

•

Refrigerator

•

Balcony

The heart of Downtown Miami. Walking distance to many of downtown Miami amanitas. Attract more young professional singles.

Demographics

COMMUNITY FEATURES

UNIT FEATURES •

Location

• • • • • • • • • • •

Self-Service Laundry On-Site Property Manager Online Services Business Center Fitness Center Pool Front Door Service BBQ Grill Picnic Area Easy Access to Miami Metrorail and MetroMover Walking Distance to Bayside, American Airline Arena, Brickell, and Historical Downtown

58 UNIVERSITY OF MIAMI · MANA WYNWOOD

CHIOU, YI-WEI

Competitors 

Comparable group market summary

Micro Unit Market 

Rental Rate Performance

Wrap Up Project Recap: Lighthouse blends a combination of residential, commercial, cultural uses into a single affordable product.

Zoning: T6-60 zoning provides substantial parking reduction entitlements and fosters a community of sustainable development in a market with constant growth.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 59

DOWNTOWN RESIDENTIAL TOWER

ARCHITECTURE AND DESIGN

VIEW ON SW 1ST ST 60 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

Description of Concept Downtown Miami is an urban setting which is looking to get rehabilitated to attract a new wave of young, creative artists to reestablish Flagler as new vibrant community.

This development is located directly adjacent to the upcoming All Aboard Florida Transportation project and its program will offer a mix of two office types as well as residential and public spaces, utilizing each to define the tower’s design.

The residential tower offers a silhouette both rational and sculptural as undulating balconies are provided for each resident and large outdoor open terraces are placed within the tower.

Organized as a slender stacked tower of inhabited floors, the building is interrupted by two sculptural moves where the program changes. These areas become outdoor green spaces where residents and occupiers of the building can enjoy the tropical weather and come together in a large public space. The idea is to provide the tenants of these affordable housing units a series of larger spaces where they can unwind. These inhabitable movements bring human scale from street level into the skyline, embodying the unique tropical environment of South Miami.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 61

DOWNTOWN RESIDENTIAL TOWER

DEVELOPMENT PROGRAM

ALLOCATION OF RETAIL AND BUILDING AMENITITES 62 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

ALLOCATION OF RESIDENTIAL UNITS AND OUTDOOR TERRACES ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 63

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT

64 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 65

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT

66 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

VIEW ON W FLAGLER ST ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 67

DOWNTOWN RESIDENTIAL TOWER

TITLE DESIGN CONCEPT

image description 68 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 69

DOWNTOWN RESIDENTIAL TOWER

FLOOR PLANS UP

GROUND FLOOR PLAN

70 UNIVERSITY OF MIAMI · MANA WYNWOOD

TYPICAL FLOOR PLAN A

IRENE BALZA

8TH FLOOR TERRACE & GYM AMENITIES

TYPICAL FLOOR PLAN B

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 71

DOWNTOWN RESIDENTIAL TOWER

UNIT DESIGN

MICRO LOFT AXONOMETRIC

72 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

DAY

NIGHT

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 73

DOWNTOWN RESIDENTIAL TOWER

UNIT DESIGN

STUDIO AXONOMETRIC

74 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

DAY

NIGHT

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 75

DOWNTOWN RESIDENTIAL TOWER

ENERGY ANALYSIS

Building Performance Factors

Energy Use Intensity

Life Cycle Energy Use/Cost

匀唀䴀䴀䔀刀 匀䠀䄀䐀伀圀匀

圀䤀一吀䔀刀 匀䠀䄀䐀伀圀匀

Renewable Energy Potential

76 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

Energy Analysis Report Annual Carbon Emissions Annual Energy Use/Cost Annual Energy Use/Cost

Annual Energy Use/Cost Energy Use: Fuel

Energy Use: Fuel

Energy Use: Electricity

Energy Use: Fuel Energy Analysis Report

Energy Use: Electricity Monthly Heating Load DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 77 ARC 607 · UPPER-LEVEL ARCHITECTURAL

DOWNTOWN RESIDENTIAL TOWER

DEMOGRAPHICS

The Age Group of 25-29 represents the largest cohort among males and females in Greater Downtown, making up 14% of the Downtown population, with the age groups of 30-34 and 20-24 a close second and third at 13.3% and 8.5%.

According to the 2012 5-year American Community Survey about 56% of the population ages 25-44 have at least a Bachelor’s degree and about 25% have a Graduate or Professional degree.

In 2014 the Median household income of Greater Downtown residents was $65,311, a 32.4% increase from 2010’s figures. This increase was at a rate four times faster than all of Miami-Dade county.

The average household size has decreased from 1.97 in the 2010 Census to an estimated 1.93 in 2014 making Micro-housing a more appealing option for renters.

Source: Miami DDA Downtown Miami Population: 2014 Demographics Report

ZONING CHANGES 1) There is a 400 square foot minimum for Dwelling Units under the Code and our Micro Lofts are 200 square feet.

2) The May 2015 Amended Code requires more parking than we currently have planned.

For the residential component alone we would need 238 parking spaces (already including the 30% waiver for being within the TOD area).

More spaces needed for the office component and other uses.

Parcel should be rezoned to T6-60 there is no requirement for residential parking (and the requirements for the other components would be met with our 112 spaces).

In 2012, San Francisco changes its building code to allow 220 square feet as the minimum size for market-rate units, including a bathroom and closet. November, 2014 Seattle city government wrote a new code section to regulate micro housing as individual, small efficiency dwelling units with a minimum of 220 square feet. 220 sq. ft. is also the minimum size in Washington DC. 78 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

COMMERCIAL/RETAIL In 2015 it is estimated the Greater Downtown area received $656.3 million in expenditures from residents across all retail and when workers and visitors are included the expenditures rose to $1.7 billion.

Miami Office/Retail Demand Trends

Restaurants captured most of the expenditures at $117.8 million with Grocery a close second at $111 million.

The estimated revenues of all businesses in the Greater Downtown are was $18.6 billion with Micro and Small business capturing a large share of this revenue with about $10 billion.

All together these businesses employ an estimated 136,459 people, which when combined with a resident population of 80,750, results in a daytime population of around 220,000 people not including visitors.

Source: Miami DDA Annual Report 2014-2015.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 79

DOWNTOWN RESIDENTIAL TOWER

Development Program

DEVELOPMENT PROGRAM

80 UNIVERSITY OF MIAMI · MANA WYNWOOD

IRENE BALZA

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 81

DOWNTOWN RESIDENTIAL TOWER

ARCHITECTURE AND DESIGN

View From Highway 82 UNIVERSITY OF MIAMI · MANA WYNWOOD

JEFFREY ADLER

Description of Concept Flagler Tower is a mixed-use development that challenges the current residential Miami 21 Zoning Code through convertibility. Under these codes, developers are limited mostly by the number of dwelling units, forcing them to create larger units to max-out building envelope and sellable square footage. Flagler Tower combats this by leaving open floor plans and providing flexible furniture.

This allows residences to customize their apartment sizes and layouts.

This idea of customization is something millennials have expressed interest in making them the target clientele.

Dwelling sizes can be reduced to as low as 200 square feet which puts these apartments in an affordable price range for recent graduates with entry level jobs. Because units can be so condensed, a wide range of amenities will be provided to allow tenants more spaces and create a sense of community.

In addition to the residences, there will be retail and office at the base of the building. This can potentially allow tenants to save time and money on commuting by working where they live. Retail will include an indoor farmers market that can be converted to an event space at night.

These spaces will bring members of the surrounding community to the building as well.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 83

DOWNTOWN RESIDENTIAL TOWER

DEVELOPMENT PROGRAM BUILDING SECTION

FLOORS 9-29 RESIDENTIAL: 62,296 SQ. FEET. (60 LOFTS AND UP TO 176 MICRO UNITS) FLOOR 8 AMENITY DECK: -POOL & HOT TUB: 3,700 SQ. FEET -GYM: 2,700 SQ. FEET -STU -STUDY/MEETING ROOM: 620 SQ. FEET -GAME ROOM/ LOUNGE: 620 SQ. FEET FLOORS 5-7 OFFICE: 27,007 SQ. FEET PRIVATE PARKING: 51 SPOTS (ALTERNATING FLOOR SLABS)

SPACE ALLOCATION DIAGRAM MICRO LOFTS (60 LOFTS AT 350 SQ. FEET) OFFICE: 42,297 SQ. FEET (22,398 ON FLAGLER) AMENITIES: 22,866 SQ. FEET PARKING: 116 SPOTS CONVERTIBLE APARTMENTS (UP TO 176 MICRO UNITS) CIRCULATION RETAIL: 9,788 SQ. FEET (INCLUDING 3,900 SQ. FEET MARKET)

FLOORS 3-4 OFFICE: 11,545 SQ. FEET PAID PARKING (ACCESSIBLE TO PUBLIC): 28 SPOTS

FLOOR 2 OFFICE: 3,745 SQ. FEET RETAIL: 2,888 SQ. FEET PARKING: 14 SPOTS

FLOOR 1 RETAIL/MARKET: 6,900 SQ. FEET (3,000 SQ. FEET ON FLAGLER) RESIDENTIAL LOBBY WITH AMENITIES: 5,100 SQ. FEET (RECEPTION, MAIL ROOM, STORAGE, WASHERS/ DRYERS) PARKING: 23 SPOTS

84 UNIVERSITY OF MIAMI · MANA WYNWOOD

JEFFREY ADLER 22,117 SQ. FT. T6‐36 36 STORIES 82.00% 305,146 SQ. FT. 104 TO 236

LOT SIZE SIZE ZONING HEIGHT LIMIT LOT COVERAGE TOTAL SQ.FT. TOTAL UNITS UNIT TYPES: MICRO UNITS

Type Loft Units (13'c) Typical 1 (9'c)

SQ.FT. Number 350 sq.ft.

265 sq.ft. up to 176

60

NON MICRO UNITS Typical 2 (9'c) 530 sq. ft. up to 88 Typical 3 (9'c) 1,60 sq.ft. up to 44 Total Under Curent Code 144 Total With Only Micro Units 236 58.395 SQ. FT. ‐ 7 LEVELS 116 SPOTS 2 LEVELS ‐ 14'c 9.788 SQ. FT. 7 LEVELS ‐ 14'c 42,297 SQ. FT. CONCRETE COLUMNS + CONCRETE SLABS

PARKING SPOTS TOTAL RETAIL SPACE TOTAL OFFICE SPACE STRUCTURE AMENITIES:

AMENITIES BREAK DOWN LEVEL 1 Type Lobby and Reception Mail Room Storage Laundry Room

SQ.FT. 1,778 sq.ft.

593 sq.ft.

1,500 sq.ft.

1,300 sq.ft.

Type Gym Pool & Hot Tub Study/Meeting Room Game Room/Lounge

SQ.FT. 2,700 sq.ft.

3,700 sq.ft.

620 sq.ft.

620 sq.ft.

22,866 sq.ft.

LEVEL 8

TOTAL

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 85

DOWNTOWN RESIDENTIAL TOWER 4’-0”

COMPONENTS TO A MICRO UNIT

9’-0”

DESIGN CONCEPT

8’-6”

BED / DESK WITH STORAGE

2’-6”

9’-0”

6’-6”

KITCHEN / TABLE WITH STORAGE

8’-0”

9’-0”

4’-7”

BATHROOM

86 UNIVERSITY OF MIAMI · MANA WYNWOOD

JEFFREY ADLER CONVERTIBLE APARTMENTS

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 87

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT

BUILDING SPECIFICATION SITE: 22,117 SQ. FEET ENVELOPE: 17,838 SQ. FEET -29 FLOORS -334 FEET TALL -305,146 SQ. FEET FLR

RETAIL: 9,788 SQ. FEET (INCLUDI 3,900 SQ. FEET MARKET) -3,000 SQ. FEET ON FLAGLER -6,788 SQ. FEET IN MAIN BUILDIN

OFFICE: 42,297 SQ FEET -22,398 SQ. FEET ON FLAGLER -19,899 SQ. FEET IN MAIN BUILDI PARKING: 62,296 SQ. FEET -116 PARKING SPOTS

RESIDENTIAL (WITHOUT BALCO 95,585 SQ. FEET -60 MICRO LOFTS (350 SQ. FEET) -UP TO 176 MICRO UNITS

AMENTIES: 22,866 SQ FEET -GYM, POOL, WASHROOM, POO HOT TUB, MAILROOM, STOR GAME ROOM/LOUNGE, MEETING RO

WEST

88 UNIVERSITY OF MIAMI · MANA WYNWOOD

EET

ER STR

FLAGL

JEFFREY ADLER

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 89

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT

NORTH ELEVATION

90 UNIVERSITY OF MIAMI · MANA WYNWOOD

EAST ELEVATION

SOUTH ELEVATION image description

JEFFREY ADLER

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 91

DOWNTOWN RESIDENTIAL TOWER

FLOOR PLANS

92 UNIVERSITY OF MIAMI · MANA WYNWOOD

FLOOR 1B

FLOOR 3-7

FLOOR 1

FLOOR 2

JEFFREY ADLER CONVERTIBLE FLOOR SLAB

APARTMENT FLOOR SLABS

HIGHEST DENSITY FLOOR PLAN

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 93

DOWNTOWN RESIDENTIAL TOWER SMALLEST UNIT OPTIONS

10’-0”

18’-10”

16’-6”

8’-10”

UNIT DESIGN

8’-10”

1’-5”

14’-6”

8’-7”

5’-8”

18’-10”

12’-4”

10’-10”

15’-0” 12’-1”

1’-5”

10’-0”

94 UNIVERSITY OF MIAMI · MANA WYNWOOD

JEFFREY ADLER MICRO LOFT

14’-10”

23’-6”

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 95

DOWNTOWN RESIDENTIAL TOWER

ENERGY ANALYSIS Energy Analysis Report

Energy Analysis Report

Annual Carbon Emissions

Monthly Heating Load

Annual Energy Use/Cost

Monthly Cooling Load Energy Use: Fuel

Energy Electricity OF Use: MIAMI · MANA WYNWOOD 96 UNIVERSITY

Monthly Fuel Consumption

Daylight Analysis D a y lig ht F a c to r

Contour R ange: 9.0 - 29.0 % In S teps of: 2.0 % © E COT E CT v5

% 29.0+ 27.0 25.0 23.0 21.0

JEFFREY ADLER

19.0

Daylight Analysis D a y lig ht F a c to r

Contour R ange: 9.9 - 29.9 % In S teps of: 2.0 % © E COT E CT v5

17.0 % 15.0 29.9+ 13.0 27.9 11.0 25.9 9.0 23.9 21.9 19.9 17.9 15.9 13.9 11.9 9.9

Daylight Analysis D a y lig ht F a c to r

Contour R ange: 9.9 - 29.9 % In S teps of: 2.0 % © E COT E CT v5

% 29.9+ 27.9 25.9

Lighting in Loft at Ground Level 23.9 21.9 19.9

Daylight Analysis D a y lig ht F a c to r

Contour R ange: 9.9 - 29.9 % In S teps of: 2.0 % © E COT E CT v5

1% 7.9 2195..99+ 21 73 . 9 21 51 . 9 293. 9. 9 21.9 19.9 17.9 15.9 13.9 11.9 9.9

Lighting in Loft at Loft Level

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 97

DOWNTOWN RESIDENTIAL TOWER

PROFORMA Developments Cost Land Basis $ Architects & Engineers $ Legal $ Building Permit & Impact Fees $ Marketing $ Taxes & Insurance $ G&A $ Furniture, Fixtures, & Equipment $ Hard Costs $ Parkings $ Total Development Costs $ $

Financing Costs Total Project Costs $ Combined NOI (w/o inflation) Combined NOI (w/o inflation) resi Micro Loft

$ $ $ $

Total 12,414,800 1,443,159 577,264 1,443,159 577,264 577,264 1,731,791 1,028,975 28,863,188 2,900,000 51,556,865

$ $ $ $ $ $ $ $ $ $ $

1,812,735

$

230510 PSF % of Total 53.86 23.3% 6.26 2.7% 2.50 1.1% 6.26 2.7% 2.50 1.1% 2.50 1.1% 7.51 3.2% 4.46 1.9% 125.21 54.1% 12.58 5.4% 223.66 7.86

53,369,600 3,546,190 2,081,664 1,409,667 671,996

% HC 5.0% 2.0% 5.0% 2.0% 2.0% 6.0%

Micro 40% 40% 40% 40% 40% 40% 40%

3.4% 100% 40%

68% 32% Micro Lofts $ 250 $ 250 40% 19%

Development Costs 98 UNIVERSITY OF MIAMI · MANA WYNWOOD

Mana ‐ Flagler Assumptions

JEFFREY ADLER

Project Timeline Construction Start Date month 1 Construction Duration 24 months Final Month of constructi month 24 Occupancy month 25 Total SF (with Parking) Total Sf (w/o parking) Total Parkings

Land Parcel 1 Parcel 2 Parcel 3 Total

Price Size $ 5,600,000 6,000 $ 2,550,000 6,000 $ 4,264,800 10,117 $ 12,414,800 22,117

230,510 170,510 116

Loan Assumptions Interest Rate Orginal Amount ‐$ Plus CL Interest Reserve ‐$ Total Construction Loan ‐$ Month of repayment

6.00% 32,877,505 2,011,034 34,888,539 24

Permanent Loan Assumptions Interest Rate 3.80% Amortization (yr 30 Loan Amount ‐$ 34,888,539 Monthly Payme $ 162,566 ADS $ 1,950,789 Loan Payoff afte $ 32,905,728

Resi Gross SF Micro units Rentals Resi Gross SF Number of units Average unit size # revenue parking

80,213 176 265 60

Loft Rentals Resi Gross SF 38,238 Number of units 60 Average unit siz 400 # revenue parki 20

Revenues Avg rent psf Avg rent/month/unit Vacancy Factor Annual Inflation Operation Expenses Monthly Parking Misc Income

4.15 1,100 3% 2% 30% 150.00 3%

Revenues Avg rent psf $ Avg rent/month $ Vacancy Factor Annual Inflation Operation Expen Monthly Parking $ Misc Income

4.00 1,600 3% 2% 30% 150.00 3%

Disposition Cap Rate Cost of Sale

5.75% 3%

Disposition Cap Rate Cost of Sale

5.75% 3%

Office Office Leasable Area Parking Spaces

42,297 36

Revenues Rent PSF NNN $ Projected Passthroughs P $ Vacancy/Collection Loss Annual Inflation Monthly Parking $ Passthrough Leakage

45.00 4.50 10% 3% 200.00 10%

Commission Assumptions Commission % Term Commissions $ Value $

5% 5 523,425

Commission Assumptions Commission % 5% Term 2 Commissions 15,015.00

Disposition Assumptions Cap Rate Cost of Sale

6.00% 3%

Disposition Assumptions Cap Rate 7.75% Cost of Sale 3%

$

$

Retail Retail Leasable Area Revenues Rent PSF NNN $ Passthroughs PSF $ Vacancy/Collection Loss Annual Inflation Monthly Net Rent/Parkin Passthrough Leakage Disposition Assumptions Cap Rate Cost of Sale

118451

Office Absorptio% Total SF Yr 3 Yr 4 Yr 5 Total

Residential Absorption Total SF Yr 3 Yr 4 Yr 5 Total

SF 70% 30% 0% 100%

42,297 29,608 12,689 ‐ 42,297

%

# micro units

80% 20% 0% 100%

141 35 0 176

Market Retail Leasab # of Revenue

3900 0

Revenues Rent PSF NNN $ Passthroughs $ Vacancy/Colle Annual Inflati Monthly Net Passthrough L

35.00 3.50 10% 5% ‐ 10%

# lofts 48 12 0 60

Market Total SF Yr 3 Yr 4 Yr 5 Total SF

% 90% 10% 0% 100%

SF 3900 3510 390 0 3,900

5,862 60.00 6.00 10% 3% 15 10% 6.75% 3%

Total SF Yr 3 Yr 4 Yr 5 Total SF

70% 30% 0% 100%

5862 4,103 1,759 ‐ 5,862

Assumptions ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 99

DOWNTOWN RESIDENTIAL TOWER

PROFORMA Land Soft Costs Hard Costs, FFE, pkg Assumptions Development Costs Land Basis Architects & Engineers Legal Building Permit & Impact Fees Marketing Taxes & Insurance G&A Furniture, Fixtures, & Equipment Hard Costs Parking Total Financing Costs Construction Loan Draw Interest Expense Total Costs Revenues Micro Units Inflation Factor (untrended) Sf Leased/Yr Cumulative SF Plus : Micro Units Rent Gross Less : Vacancy Op.ex % Op.ex. $ Micro Unis Income Misc. Income Parking Income Micro Units NOI Sales proceeds Cost of sale Net sale proceeds Lofts Inflation Factor (untrended) Sf Leased/Yr Cumulative SF Plus : Lofts Rent Gross Less : Vacancy Op.ex % Op.ex. $ Lofts Income Misc. Income Parking Income Lofts NOI Sales proceeds Cost of sale Net sale proceeds Office Inflation Factor (untrended) Sf Leased/Yr Cumulative SF Plus : Office Rent NNN Less : Vacancy Passthrought Leakage % Passthrought Leakage $ Office Income Parking Income Office NOI Sales proceeds Cost of sale Net sale proceeds Retail Inflation Factor (untrended) Sf Leased/Yr Cumulative SF Plus : Retail Rent NNN Less : Vacancy Passthrought Leakage % Passthrought Leakage $ Retail Income Parking Income Retail NOI Sales proceeds Cost of sale Net sale proceeds Market Inflation Factor (untrended) Sf Leased/Month Cumulative SF

Cost assumptions 100% 60% 40%

40% 60%

Yr 1

Yr 2

$ $ $ $ $ $ $ $ $ $ $

12,414,800 ‐$ 1,443,159 ‐$ 577,264 ‐$ 1,443,159 ‐$ 577,264 ‐$ 577,264 ‐$ 1,731,791 ‐$ 1,028,975 ‐$ 28,863,188 ‐$ 2,900,000 ‐$ 51,556,865 ‐$

12,414,800 865,896 ‐$ 346,358 ‐$ 865,896 ‐$ 346,358 ‐$ 346,358 ‐$ 1,039,075 ‐$ 411,590 ‐$ 11,545,275 ‐$ 1,160,000 ‐$ 29,341,606 ‐$

577,264 230,906 577,264 230,906 230,906 692,717 617,385 17,317,913 1,740,000 22,215,258

‐$ ‐$ ‐$

32,877,505 ‐$ 2,011,034 ‐$ 53,567,899 ‐$

10,662,246 ‐$ 639,735 ‐$ 29,981,341 ‐$

22,215,258 1,371,300 23,586,558

Yr 3

2%

4.15 3% 30%

$

3% 150.00

$ ‐$ ‐$ $ $ $ $

6% 3%

Yr 4

Yr 5

Yr 6

Total

1 37365 37365 1,861,200 $ 55,836 ‐$ 30% 541,609 ‐$ 1,263,755 $ 37,913 $ 108,000 $ 1,409,667 $ $ ‐$ $

1.02 9275 46640 2,369,664 $ 71,090 ‐$ 30% 689,572 ‐$ 1,609,002 $ 48,270 $ 110,160 $ 1,767,432 $ 31,352,705.22 $ 940,581 ‐$ 30,412,124 $

1.04 0 46640 2,417,057 $ 72,512 ‐$ 30% 703,364 ‐$ 1,641,182 $ 49,235 $ 112,363 $ 1,802,781 $ 31,979,759.32 959,393 31,020,367

1.06 0 46640 2,465,398 73,962 30% 717,431 1,674,006 50,220 114,610 1,838,836 $

1 19200 19200 921,600 $ 27,648 ‐$ 30% 276,480 ‐$ 617,472 $ 18,524 $ 36,000 $ 671,996 $ $ ‐$ $

1.02 4800 24000 1,175,040 $ 35,251 ‐$ 30% 352,512 ‐$ 787,277 $ 23,618 $ 36,720 $ 847,615 $ 15,035,955 $ 451,078.65 ‐$ 14,584,876 $

1.04 0 24000 1,198,541 $ 35,956 ‐$ 30% 359,562 ‐$ 803,022 $ 24,091 $ 37,454 $ 864,567 $ 15,336,674 460,100.22 14,876,574

1.06 0 24000 1,222,512 36,675 30% 366,753 819,083 24,572 38,203 881,859 $

1 29608 29608 1,332,360 $ 133,236 ‐$ 10% 119,912 ‐$ 1,079,212 $ 86,400 $ 1,165,612 $ $ ‐$ $

1.03 12689 42297 1,960,466 $ 196,047 ‐$ 10% 176,442 ‐$ 1,587,977 $ 88,992 $ 1,676,969 $ 28,787,975 $ 863,639 ‐$ 27,924,336 $

1.06 0 42297 2,019,280 $ 201,928 ‐$ 10% 181,735 ‐$ 1,635,617 $ 91,662 $ 1,727,279 $ 29,651,614 889,548 28,762,066

1.09 0 42297 2,079,858 207,986 10% 187,187 1,684,685 94,412 1,779,097 $

1 4103 4103 246,180 $ 24,618 ‐$ 10% 22,156 ‐$ 199,406 $

1.03 1759 5862 351,720 $ 35,172 ‐$ 10% 31,655 ‐$ 284,893 $

1.06 0 5862 351,720 $ 35,172 ‐$ 10% 31,655 ‐$ 284,893 $

1.09 0 5862 351,720 35,172 10% 31,655 284,893

199,406 $ $ ‐$ $

284,893 $ 4,220,640 $ 126,619.20 ‐$ 4,094,021 $

284,893 $ 4,220,640 126,619.20 4,094,021

284,893 $

6,818,716

Plus : Market Rent Gross Less : Vacancy Op.ex % Op.ex. $ Market Income Market NOI Sales proceeds Cost of sale Net sale proceeds

35 10% 10% 3.5

$ ‐$ ‐$ $

7.75% 3%

Construction 2%

$

$

4.00 3% 30%

3% 150.00

$ ‐$ ‐$ $ $ $ $

5.8% 3%

3%

$

45.00 10% 10%

$

200.00

$ ‐$ ‐$ $ $ $

6.00% 3%

3%

$

$

60.00 10% 10% 6.00

$ ‐$ ‐$ $ $

6.75% 3%

5%

100 UNIVERSITY OF MIAMI · MANA WYNWOOD

1 3510 3510

1.05 390 3900

1.10 0 3900

1.16 0 3900

Yr 2

51,556,865 ‐$

29,341,606 ‐$

22,215,258

$ ‐$

18,679,360 $ 32,877,505 ‐$

18,679,360 $ 10,662,246 ‐$

‐ 22,215,258

3,266,037

‐$ ‐$

32,877,505 ‐$ 2,011,034 ‐$

10,662,246 ‐$ 639,735 ‐$ $ ‐$

22,215,258 1,371,300 32,877,505 32,877,505

‐$

Funding Equity Construction Loan

Combined NOI Construction Draw Construction Loan Interest Construction Loan Repayment Permanent Loan Draw Annual Debt Service Permanent Loan Repayment Net sale Proceeds

Unlevered CF Levered CF Levered COC Cash Flow Unlevered COC Cash Flow 6,348,956

Unlevered IRR Levered IRR

‐$ ‐$

29,341,606 ‐$ 18,679,360 $ 0 0

143,325 $ 14,333 ‐$ 10% 12,899 ‐$

150,491 $ 15,049 ‐$ 10% 13,544 ‐$

158,016 15,802 10% 14,221

99,509 $ $ ‐$ $

116,093 $ 1,572,876 $ 47,186.29 ‐$ 1,525,690 $

121,898 $ 1,651,520 49,545.60 1,601,975

127,993 $

Lease‐up Yr 3

Yr 1

Assumptions Financing Total Costs

122,850 $ 12,285 ‐$ 10% 11,057 ‐$

Stabilization Yr 4

Sale Yr 5

Yr 6

4,912,678

$

3,546,190 $

4,693,003 $

4,801,418 $

‐$

1,950,789 ‐$

1,950,789 ‐$ ‐$ $

1,950,789 32,905,728 80,355,001

22,215,258 $ ‐ $

3,546,190 $ 1,595,401 $

4,693,003 $ 2,742,214 $

85,156,419 50,299,903

0 $ 0 $

1,595,401 $ 3,546,190 $

2,742,214 $ 4,693,003 $

2,850,629 4,801,418

465,492

18.82% 31.99%

1,054,085

5 Year CRs

JEFFREY ADLER COSTS Developments Cost Land Basis $ Architects & Engineers $ Legal $ Building Permit & Impact Fees $ Marketing $ Taxes & Insurance $ G&A $ Furniture, Fixtures, & Equipme $ Hard Costs $ Parkings $ Total Development Costs $

Total 12,414,800 1,443,159 577,264 1,443,159 577,264 577,264 1,731,791 1,028,975 28,863,188 2,900,000 51,556,865

PSF $ 53.86 $ 6.26 $ 2.50 $ 6.26 $ 2.50 $ 2.50 $ 7.51 $ 4.46 $ 125.21 $ 12.58 $ 223.66

Financing Costs

-$

2,011,034

$

7.86

Total Project Costs

$

53,369,600

$

455

SOURCES Equity $ 18,679,360 Construction Loan $ 34,690,240 Total Development sources $ 53,369,600

35% 65%

CASH FLOW SUMMARY NOI Micro units Sale Proceeds Micro units NOI Lofts Sale Proceeds Lofts NOI Office Sale Proceeds Office NOI Retail Sale Proceeds Retail NOI Market Sale Proceeds Market Revenues Cost of Sale CL Interests Permanent Loan Payoff Permanent Loan Interests Return of Equity Net Profits

$ 6,818,716 $ 31,979,759 $ 3,266,037 $ 15,336,674 $ 6,348,956 $ 29,651,614 $ 1,054,085 $ 4,220,640 $ 465,492 $ 1,651,520 $ 100,793,495 -$ 2,485,206 -$ 2,011,034 -$ 32,905,728 -$ 5,852,366 -$ 18,679,360 $ 38,859,801

RETURNS Unlevered IRR Levered IRR ERM

Year 3 NOI Year 3 yield Year 4 NOI Year 4 yield

18.82% 31.99% 3.08

Micro $ 1,409,667 $ 6.67% $ 1,767,432 $ 8.36%

YIELD ON COST Loft Office 671,996 $ 1,165,612 $ 6.57% 7.04% 847,615 $ 1,676,969 $ 8.28% 10.13%

Retail Market 199,406 $ 99,509 lease-up 7.59% 8.01% 284,893 $ 116,093 stabilization 10.85% 9.34%

PROJECT LEVEL CASH FLOW METRICS (SALE IN YEAR 5) Unlev - PV $ 13,711,220 Unlev - NPV $ 29,445,982 Lev - PV $ 17,322,663 Lev - NPV $ 36,002,023 Discount Rate 10% Yr 3 Yr 4 Yr 5 UNLEV COC* 6.88% 9.10% 9.31% LEV COC* 8.54% 14.68% 15.26% *Combined for All Product Types and Excludes Sale Proceeds

PPSF $ 30 $ 139 $ 14 $ 67 $ 28 $ 129 $ 5 $ 18 $ 2 $ 7 $ 437 -$ 11 -$ 9 -$ 143 -$ 25 -$ 81 $ 169

Micro Cost Micro Exit Micro Profit Loft Cost Loft Exit Loft Profit Office Cost Office Exit Office Profit Retail Cost Retail Exit Retail Profit Market Cost Market Exit Market Profit

USE PROFITABILITY Total Per unit -$ 21,147,271 -$ 120,155 $ 31,979,759 $ 181,703 $ 10,832,488 $ 61,548 -$ 10,235,875 -$ 170,598 $ 15,336,674 $ 255,611 $ 5,100,799 $ 85,013 -$ 16,559,294 $ 29,651,614 $ 13,092,321 -$ 2,626,006 $ 4,220,640 $ 1,594,634 -$ 1,242,590 $ 1,651,520 $ 408,930

PCSF -$ $ $ -$ $ $ -$ $ $ -$ $ $ -$ $ $

453 686 232 426 639 213 392 701 310 448 720 272 319 423 105

51%

50%

79%

61%

33%

Summary

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 101

WYNWOOD RESIDENTIAL BUILDING

102 UNIVERSITY OF MIAMI · MANA WYNWOOD

WYNWOOD RESIDENTIAL BUILDING “compact spaces - a housing tower” 104 Miami 21 Zoning 108 Su Jie

Natalia Cebollero Jennifer Zawid Reinaldo Juan Mouriz

128 Nora Gharib

Barak Zadok Nathalie Remelus Joe Ivey

148 Alberto Alfaro

Ian Griggs Nicky Lopez Tamara Felton-Howard

168 Andrea Garcia

Carlo Magno Johnathan Hrasar Zhucong Guan Julianna Faynleyb 186 Andrew Richler

Shihui Wang Eric Sasso Emily Graham

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 103

WYNWOOD ZONING ANALYSIS

104 UNIVERSITY OF MIAMI · MANA WYNWOOD

ZONING ANALYSIS

What is allowed by MIAMI 21 zoning for this site?

10’ 10’

10’ 10’

Site Dimension & Building Setback

10’ 10’

10’ 5’ 15’

15’ 5’ 10’

10’ 5’

10’

2’

-0”

21

2’

10’

15’ 15’

5 stories

10’

10’

21

5 stories

10’

6-8 stories

6-8 stories

10’

9-12 bonus

9-12 bonus 15’

10’ 5’

10’ 5’

15’

15’

15’ 5’ 10’

-0”

”

’ -0

70

”

’ -0

70

AL DENTIAL

NO PARKING ITE NO PARKING INGPARKING

Site Dimension & Building Setback ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 105

Setback

Building

Front

Residential: 67.9 du

Residential: 67.9 du

(1

acre 43,560= sq.

)Lodging: ft.

67.9 du

Lodging: 67.9 du

min.; 15 ft.

th min.

10 ft. above Story min.; 15 8ft.

DN

DN

Front min.

th above Story810 ft.

min.

th above Story810

min.; 15 ft.

th Story810 ft.Secondary 15 ft. min.; min.

Frontabove

0 c.

ft.Side 10 min.;ft.

th Story min. above 0 8

ft. 10 min.;ft. 0

th min.; ft.

Story 01 min. above 8ft.

th min.

Story above 0 8min.; ft. 01

0 d.

ft.Rear 0 min.;ft. 1

min.

8th Story above 0

ft. 0 min.;ft. 10

min.

8th ft. above Story 0 min.;ft. 1

th min.

Story above 0 8

10 ft. 15 ft. min.; min.

th ft.Story8ft. min.; min.

15 above

th above Story810 ft.

10b.

ft.

min.

Benefit Height

10’

th above Story8

ft. min.; min.

15

th above Story8

ft.

th min.

Story above 8

ft. 0 min.;ft. 1

10’

8 b.

Stories Max.

4 c.

Stories Max. Abutting Benefit Heightall

Height

2

Stories

2

Stories

8

Stories

8

Stories.

Transects 4 Stories Zones Abutting except 4 T3 all Stories.Transects

2

Stories

8

Stories.

Zones except 4 T3 Stories.

10’

10’

10’

th min.

Story above 8

WYNWOOD ZONING ANALYSIS 2 a. Min. Stories Height

Height

10’ 10’

21

2’

Building Height

ight

10’

Second Floor

-0”

21

21

2’

2’

-0”

Second Floor

-0”

21

2’

10’

-0”

”

’ -0

70

Proposed Zoning Proposed Massing Zoning Massing

10’

5 stories

ght

150 du/ acre Setback

10a.ft.Principal min.; 15 ft.

Front

) ft.

5 stories

ndary

acre 43,560= sq.

6-8 stories

(1

8 stories

150 g. Density du/ acre

”

’ -0

70

RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL

PARKING PARKING

1 units 66 units

1 units 66 units

60 parking spots

60 parking spots Retail & 20 parking spots Retail & 20 parking spots Dwelling Unit

Dwelling Unit

4 stories 67 DU 80 parking spots

4 stories 67 DU 80 parking spots

26 units 41 units 60 parking spots

26 units 41 units 60 parking spots Retail & 20 parking spots

Retail & 20 parking spots Dwelling Unit

Dwelling Unit 4 stories 67 DU 80 parking spots

4 stories 67 DU 80 parking spots

NO PARKING 1/2 PARKING ON SITE PARKING 1/2 PARKING ON SITE PARKING NO PARKING 1/2 ONPARKING SITE 1/2 ON SITE PARKING

1 units

1 units 34 units 66 units 34 units 66 units 60 parking spots 33 units & 30 parking spots 33 units & 30 parking spots 60 parking spots Retail & 20 parking spots Retail & 20 parking spots Retail & 20 parking spotsRetail & 20 parking spots Dwelling Unit 4 stories 67 DU 80 parking spots

26 units 41 units

16 units 16 units

11 units 16 units

60 parking spots

16 units 16 units

Retail & 20 parking spots

60 parking spots

Dwelling Unit

Retail & 20 parking spots 7 stories 67 DU 80 parking spots

Dwelling Unit 7 stories 67 DU 80 parking spots

Dwelling Unit

Dwelling Unit

4 stories 67 DU 3 stories 80 parking spots 67 DU

3 stories 67 DU 50 parking spots

Dwelling Unit

34 units

1 unit 34 units 1 unit 33 units & 30 parking spots 66 units 33 units & 30 parking spots 66 units

Retail & 20 parkingRetail spots& 20 parking spots

Retail & 20 parking spots Retail & 20 parking spots

6 units 41 units

26 units 41 units

6 units 41 units

20 units & 30 parking spots 60 parking spots Retail & 20 parking Retail spots & 20 parking spots

4 stories 67 DU 80 parking spots

20 parking spots

6 units 26 units 41 units 41 units 20 units & 30 parking 26 unitsspots

Retail & 20 parking spots Retail & 20 parking spots 41 units

Retail & 20 parking spotsDwelling Retail &Unit 20 parking Dwelling spots Unit

Dwelling Unit

Dwelling Unit

67 DU 50 parking spots

4 stories 67 DU 50 parking spots

4 stories 4 stories 67 DU 67 DU 804parking stories spots 50 parking spots

Dwelling Unit

4 stories 67 DU 50 parking3spots stories

3 stories 67 DU 20 parking spots

67 DU 20 parking spots

11 units 16 units 16 units 16 units

11 units 16 units

11 units 16 units

16 units

16 units 16 units

11 units 16 units 16 units

60 parking spots 8 units & 30 parking spots 16 units Retail & 20 parking Retail spots & 20 parking spots

16 units 16 units

16 units

Dwelling Unit

7 stories Dwelling Unit

67 DU 80 parking spots

16 units 3 units 16 units

16 units

16 units

Dwelling Unit

6 stories 67 DU 50 parking spots

6 stories Dwelling Unit 6 stories 67 DU 67 DU 50 parking spots 20 parking spots

6 stories 67 DU 50 parking spots

6 stories 67 DU 20 parking spots

NO PARKING 1/2 ON SITE PARKING

HOTEL

NO PARKING 1/2 ON SITE PARKING Hotel required parking

26 units

26 units 6 units 41 units 41 units 60 parking spots 20 units & 30 parking spots

41 units 60 parking spots

Hotel

Retail & 20 parking spots

4 stories 67 DU 80 parking spots

Hotel 4 stories 67 DU 80 parking spots

106 UNIVERSITY OF MIAMI · MANA WYNWOOD

Retail & 20 parking spots

3 stories 67 DU 20 20 parking spots

26 units 41 unitsRetai

Retail & 20 parking Dwelling Unit

3 stories 2 67 DU 20 parking spots

Retail & 20 parking Retail spots & 20 parking spots

26 units 6 units Hotel 41 units 41 Hotel units 60 parking spots20 units & 30 parking spots

Retail & 20 parking spots Retail & 20 parking spots 4 stories 4 stories Hotel 4 stories 67 DU 80 parking spots

67 DU 67 DU 80 parking Hotel spots 50 parking spots

4 stories 67 DU 50 parking spots

3 units 16 units 16 units

Retai

16 units 16 units

Retail & 20 parking Dwelling Unit

2

6 stories 67 DU 20 parking spot

HOTEL

1/2 ON SITE PARKING PARKING

1/2 ON SITE PARKING PARKING

16 units 16 units

units 8 units & 30 parking spotsDwelling 16 Unit Dwelling Unit Retail & 20 parking spotsRetail & 20 parking spots

6 stories 67 DU 50 parking spots

HOTEL

16 units 16 units

8 units & 30 parking spots 16 units Retail & 20 parking spots Retail & 20 parking spots

HOTEL

26 units

D

Dwelling Unit

3 units

11 units 16 units

11 units 16 units

60 parking spots 8 units Dwelling & 30 parking Unit spotsDwelling Unit Retail & 20 parking spots Retail & 20 parking spots

PARKING

41 units 60 parking spots

1 unit

66 units Retai Retail & 20 parking

8 units

8 units

7 stories 67 DU 80 parking spots

PARKING

3 stories 3 stories 3 stories 67 DU 67 DU 50 parking spots 20 parking spots 67 DU

20 units & 30 parking spots

Unit spotsDwelling Unit Retail & 20 parking spots Retail &Dwelling 20 parking

Dwelling Unit

Dwelling Unit

Dwelling Unit

3 stories 67 DU 50 parking spots

50 parking spots

6 units 41 units

Dwelling Unit

Dwelling Unit

60 parking spots 20 units & 30 parking spots

8 units 11 units 16 units

8 units

NO NO PARKIN

NO

NO PARKIN

Hote

6 units 41 units 20 units & 30 parking spots

Hotel required parking

6 units 41 units

Retail & 20 parking spots

Hotel required par

Hotel

20 units & 30 parking spots Retail & 20 parking spots 4 stories Hotel

67 DU 50 parking spots

4 stories 67 DU 50 parking spots

9-12 bonus

3 stories

Retail & 20 parking spots

Dwelling Unit

Site Dimension & Building Setback

Dwelling Unit

Dwelling Unit

3 stories 67 DU 50 parking spots

3 stories 67 DU 50 parking spots

3 stories (retail, parking, apartments) (retail, parking, apartments)

10’

Dwelling Unit

67 units

3 stories 67 DU 20 parking spots

10’

10’ 5’ 15’

26 units 41 units

26 units 41 unitsRetail & 20 parking spots

Retail & 20 parking spots

20 units & 30 parking spots

Retail & 20 parking spotsDwelling Unit Dwelling Unit

67 units

3 stories 67 DU

3 stories 20 parking spots 67 DU 20 parking spots

3 stories

9-12 bonus

First Floor

4 stories 67 DU 50 parking spots

9-12 bonus

4 stories 67 DU 50 parking spots

4 stories (retail, parking, apartments)

4 stories 67 units (retail, parking, apartments)

Retail & 20 parking Dwelling spots Unit Dwelling Unit

15’

6 units 41 units 20 units & 30 parking spots

15’ 5’ 10’ 15’ 5’ 10’

10’ 5’ 15’

6 units 41 units

67 units

10’

3 stories 67 DU 20 parking spots

15’

5 stories

3 stories (retail, parking, apartments) (retail, parking, apartments) 15’

67 units

15’

11 units 16 units 16 units 16 units

3 units 10’

16 units 16 units

16 units 16 units

3 units

16 units 16 units

16 units 16 units

8 units & 30 parking spots Retail & 20 parking spots

Retail & 20 parking spots

Retail & 20 parking spots

10’

6 stories 67 DU 50 parking spots

Second Floor

21

2’

-0”

21

2’

-0”

6 stories 67 DU 20 parking spots

1/2 PARKING ON SITE PARKING 1/2 ON SITE

”

’ -0

70

NO PARKING

1/2 ON SITE PARKING

units 6 67 stories (retail, parking, apartments)

67 units

4 stories (retail, parking, apartments)

HOTEL

HOTEL RESIDENTIAL RESIDENTIAL 1/2 ON SITE PARKING

10’

6 stories 67 DU 20 parking spots

Dwelling Unit

6 stories (retail, parking, apartments)

5 stories

10’

Dwelling Unit

10’

6 stories 67 DU 50 parking spots

5 stories

16 units 16 units

8 units & 30 parking spotsDwelling Unit Retail & 20 parking spots Dwelling Unit

6-8 stories

10’

11 units 16 units

67 units

6-8 stories

sing

10’

66 units 66 units Retail & 20 parking spots

Retail & 20 parking spots

spots

1 unit

1 unit

10’ 5’

6-8 stories

10’ 34 units

34 units 33 units & 30 parking spots 33 units & 30 parking spots Retail & 20 parking spots

spots

spots

ZONING ANALYSIS

10’

pots

G

NO PARKING NO PARKING

1/2 PARKING ON SITE PARKING 1/2 ON SITE

10’ 5’

G

RESIDENTIAL RESIDENTIAL

4 stories 67 units (retail, parking, apartments) 0”

’70

67 units

NO PARKING NO PARKING NO PARKING Hotel required parking

6 units 41 units 20 units & 30 parking spots

6 units units 3441units

Retail & 20 parking spots

34Hotel units 33 units & 30 parking spots units & 30 parking spots 33 20 units & 30 parking spots Retail & 20 parking spots Retail& & parkingspots spots 4 stories Retail 2020parking 67 DU Dwelling 50 parkingUnit spots Hotel

Dwelling Unit

4 stories 3 stories 67 DU 67 DU 50 parking spots 50 parking spots

3 stories 67 DU 50 parking spots

Hotel required parking 1 unit

1 unit

66 units

66 units Retail & 20 parking spots Retail & 20 parking spots Dwelling Unit

Dwelling Unit 3 stories 67 DU 20 parking spots

3 stories 67 DU 20 parking spots

6 stories (retail, parking, apartments) units 6 67 stories (retail, parking, apartments)

67 units

4 stories (lobby, parking, rooms) 3 stories 3 stories (retail, parking, apartments) 67 units (retail, parking, apartments)

67 units 4 stories67 units (lobby, parking, rooms)

67 units

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 107

WYNWOOD RESIDENTIAL BUILDING

TITLE ARCHITECTURE AND DESIGN

image description 108 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

Description of Concept The project is located at south area of Wynwood. The design thinking is trying to solve two main problem.

The first one is the dwelling number limitation. For 12 stories residential building, the 67 dwelling number is low. For keeping high efficient, the combinable unit concept can reduce the dwelling number as well as maintain the maximum number of total units (if consider them are individual).

The second direction of design thinking is modular unit. The one hand to support combinable concept and the other hand is trying to save construction time and maintenance cost. For longer term thinking, prefabricated modular design could be applied repeatedly in future development.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 109

WYNWOOD RESIDENTIAL BUILDING

DEVELOPMENT PROGRAM Setback floor

Gallery floor

Standard floor

Amenity floor

Axonometric Retail floor

Floor sections 110 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 111

WYNWOOD RESIDENTIAL BUILDING

TITLE DESIGN CONCEPT

Massing image description Diagram 112 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

Massing Diagram ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 113

WYNWOOD RESIDENTIAL BUILDING

DESIGN CONCEPT

Fold Frame 114 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

Exploded Diagram ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 115

WYNWOOD RESIDENTIAL BUILDING

TITLE DESIGN CONCEPT

Units Demonstration 116 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

Units Plan ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 117

WYNWOOD RESIDENTIAL BUILDING

FLOOR PLANS

First Floor Plan 118 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

Secound Floor Plan

Set back Standard Floor Plan

Standard Floor Plan

Gallery Floor Plan

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 119

WYNWOOD RESIDENTIAL BUILDING

UNIT DESIGN

Single Unit Demonstration 120 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

Multi Units Demonstration ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 121

WYNWOOD RESIDENTIAL BUILDING

ENERGY ANALYSIS

UNIT GOES HERE

Multi Units Demonstration 122 UNIVERSITY OF MIAMI · MANA WYNWOOD

Jie Site Info

6HIDLUD

Massings Baseline Concept

view report

Occupants

Gross Area (GIA)

609

243,766ft

SU JIE

GIA/User

2

2

400ft

Monthly Consumption (kBTU)

Utility Info

Month

800000 Appliances

Miami, FL US

Electricity Rate

0.240

$/kWh

600000

Heat Rate

8.80

$/MMBTU

400000

Water Rate

3.79

$/1000·gal

Lighting Cooling Hot Water Space Heating Electric Heating 200000

2

Annual Temperature Data (°F)

Fan

0

Annual Solar Data (W/ft )

Jan Feb Mar Apr May Jun

Jul

Aug Sep Oct Nov Dec

Month 90 42

85

Avg. Max Temp Avg. Min Temp

80

40 Avg Hrly Insolation

38 36

75

Renewables

34

70

32 65 60 Jan

Feb

Mar

Apr

May

Jun

6HIDLUD Jul

Aug

Sep

Oct

30

Water Fixtures

28 Nov

Dec

Jan

Feb

Mar

Apr

May

Month

Jun

Jul

Aug

Sep

Oct

Nov

Month

Annual Rainfall Data (in)

Envelope

Site Wind Speed Data (%)

HVAC

Monthly Consumption (kBTU)

3.5

枩ġ

Dec

Monthly Energy Sources (kBTU)

25 20

3

800000

Rainfall 2.5

800000

15

Appliances Report Lighting

Temps Above 64.4°F

Temps Below 64.4°F Fan

600000

CHP Fuel 600000

Wind Electric

Cooling

Solar Hot Water

Hot Water

2

400000

Space Heating

Solar PV Electric 400000

Grid Fuel

Electric Heating

1.5

200000

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

0

Dec

0 Jan Feb Mar Apr May Jun

Month

Grid Electricity 200000

Jul

Month

Aug Sep Oct Nov Dec

Jan

Feb Mar Apr May Jun

Jul

Aug Sep Oct Nov Dec

Month

Ground Water Temperature (°F) 78

Renewables

77.5 77

Ground Water

76.5

Water Fixtures

76 75.5

Envelope

75 74.5 Jan

Feb

Mar

Apr

May

Jun

Jul

Month

Aug

Sep

Oct

Nov

Dec

HVAC

Energy Use

Water Use

Report

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 123

CO2 Emission

WYNWOOD RESIDENTIAL BUILDING

PROFORMA

image description 124 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

image description ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 125

WYNWOOD RESIDENTIAL BUILDING

PROFORMA

126 UNIVERSITY OF MIAMI · MANA WYNWOOD

SU JIE

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 127

WYNWOOD RESIDENTIAL BUILDING

ARCHITECTURE AND DESIGN

128 UNIVERSITY OF MIAMI · MANA WYNWOOD

NORA GHARIB

Wynwood Connection The idea is to bring neighborhood movement into the building – bringing the community in – in order to create interesting and populated spaces. The building’s public areas are dynamic, interact with people, and offer a variety of spaces. The building stairs define a public open ground floor, where people can walk through, walk up or stop for some shade. Subsequently, the proposed building becomes a part of a pedestrian walkway sequence. This proposal encourages a concentration of activities related to culture and contemporary art to further the life and identity of Wynwood.

Pedestrians, cyclists and street artists all create a particular sense of place, which becomes very dynamic and flexible.

Transparency is important in order to achieve the relationship between building and community. A glass facade permits a visual relationship with the exterior. Every architectural element is structured to allow lightness and reflection.

Along with these elements, there are two different types of urban components considered to unite the people to their surroundings. The components are a grand stair platform and a ‘plaza’, both of which are in direct contact with the pedestrian walkway. These elements strengthen the relationship between the building and Wynwood – allowing interest and interaction with the proposed building.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 129

WYNWOOD RESIDENTIAL BUILDING

DEVELOPMENT PROGRAM

Level 6 - 12

Rooftop Amenity

110 units 98,600 sqft residential common space 14,520 sqft 5 level amenities

Amenity Spaces Residential Units

50 micro units 340 sqft 10 one bedroom units 650 sqft 10 two bedroom 800 sqft 20 loft units 2000 sqft

Collaborative Work Spaces

Level 2

Side Elevator Core

Side Elevator Core

basketball court gym, office workspaces, pool deck, parks, retail

Level 1

Upper Level Retail

Restaurant, cafe, retail shops, grocery store Outdoor exhbition space, public seating or performace space

Side Lobby MEP / Trash / Loading Parking Ramp

12 stories & 1 underground parking

total development 138,170 sqft

Ground Level Retail

Program Spaces By Floor

130 UNIVERSITY OF MIAMI · MANA WYNWOOD

Level 3 - 5

Residential Units

development allocation of spaces

NORA GHARIB

view from top of the stairs ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016

WYNWOOD RESIDENTIAL BUILDING

DESIGN CONCEPT

Connection to the

Neighborhood Bringing in

People connecting people together 132 UNIVERSITY OF MIAMI · MANA WYNWOOD

NORA GHARIB

PERFORMANCE SPACE

LED LIGHTING

PUBLIC ART

PUBLIC SEATING

SOUNDSCAPE

Public Interchangable spaces in between the columns

allows for a fun & interactive activities to “bring” the neighborhood into the building.

curiosity & exchange of ideas

Performances, music spaces, public seating or as an exhibition of local art sculptures

open public spaces - invite the neighborhood ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 133

DESIGN CONCEPT

NORA GHARIB

active users: grand stairs capture attention for pedestrian movement through the building

open outdoor spaces:meditative area for users

public plaza: interactive space for pedestrian walkway

side lobby: access to amenities & retail

WYNWOOD RESIDENTIAL BUILDING micro unit

1 bedroom

DESIGN CONCEPT

2 bedroom 3 bedroom loft

4 bedroom loft

flexibility & interchangable floor plans Unit Type # units / floor Micro Units 1 bedroom 2 bedroom 3 bedroom loft 4 bedroom loft

3 2 1 3 0

x10

Total Units 90

OR

Unit Type # units / floor Micro Units 1 bedroom 2 bedroom 3 bedroom loft 4 bedroom loft

5 3 1 1 1

x10

Total Units 110

OR

Unit Type # units / floor 7 Micro Units 3 1 bedroom Total Units x10 2 2 bedroom 130 1 3 bedroom loft 0 4 bedroom loft flexible & interchangable floor plan during planning stage

136 UNIVERSITY OF MIAMI · MANA WYNWOOD

NORA GHARIB

rooftop garden

9th

tranquil escape

7th

semi-private overlook 4th

active community

1st

dynamic street

outdoor spaces to allow inhabitants ability to retreat from rooms ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 137

WYNWOOD RESIDENTIAL BUILDING

FLOOR PLANS MEP

loading area

trash

UP

UP

ground level 1 A 5’

UP

10’

15’

20’

UP

level 2 - colllaborative workspaces

138 UNIVERSITY OF MIAMI · MANA WYNWOOD

90' - 0"

NORA GHARIB

UP

UP

5’

10’

15’

20’

level 4 - typical amenities spaces & residential tower

UP

UP

5’

10’

15’

20’

level 6 - 12 typical residential tower

image description

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 139

WYNWOOD RESIDENTIAL BUILDING

UNIT DESIGN

’-

23

3’

2

15

’-

” -0

0”

45

’-

0”

Unit Type A - Micro Unit

Unit Type C - 2 Bedroom Unit

’-

23

0”

75

’-

’-

23

0”

30

’-

0”

0”

0”

’-

31

Unit Type B - 1 Bedroom 140 UNIVERSITY OF MIAMI · MANA WYNWOOD

0”

Unit Type D - 3 Bedroom Loft

NORA GHARIB

An apartment that “morphs” into different rooms.

Allowing private life and work place to coexist without renouncing spacious pieces for each use.

storage clothes dresser

shelves work surface storage

closet shower restroom

storage office

W/D

kitchen raised flooring

rotating TV bar/storage

living room

dining room bedroom

image description ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 141

WYNWOOD RESIDENTIAL BUILDING

ENERGY ANALYSIS

image description 142 UNIVERSITY OF MIAMI · MANA WYNWOOD

NORA GHARIB

image description ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 143

WYNWOOD RESIDENTIAL BUILDING

PROFORMA

market analysis - important amenities & renter priorities 144 UNIVERSITY OF MIAMI · MANA WYNWOOD

NORA GHARIB

LTC7

0.00%

Interest Rate4

.50%

Amortization

25 Years

Annual P&I1

,281,466

Interest Only Period

1.5 Years

SF of Building

103,510

Management Fee

5.00%

Exit Via Sale After5

Years

Cap Rate on Trailing NOI

6.0%

Transaction Costs2

.25%

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 145

WYNWOOD RESIDENTIAL BUILDING

PROFORMA Project Cost Land Cost Total Sf building minus parking Hard costs/SF Soft costs/SF Total build costs/SF

$1,145,000.00 $113,670.00 $180.00 $36.00 $216.00

Total cost of on-site parking

$1,295,000.00

Total cost of off-site parking

$1,140,000.00

Total project Cost

$28,132,720.00

Parking Structure Total parking spaces requirement Number of Parking spaces off site (parking trust) Number of Parking Spaces on Site Size per parking space on site in SF Cost per space off site (parking trust) Cost per space on site

165 95 70 350 $12,000 $18,500

Total cost of on-site parking

$1,295,000

Total cost of off-site parking

$1,140,000

Total parking cost

$2,435,000

146 UNIVERSITY OF MIAMI · MANA WYNWOOD

NORA GHARIB

Residential Units Type

Units SF # of units

Total SF

Price per SF

Total Annual Rent

Microunits

340 sf

60

20,400 sf

$4

$81,600.00

One Bedroom Lofts

600 sf 2000 sf

25 25

15,000 sf 50,000 sf 85,400 sf

$3.15 $2.50

$47,250.00 $125,000.00 $253,850.00

Mixed Use Commercial Type

SF

Ground Lev el Retail SF Office space Lev el 2 SF

8840 9270

Price per SF Total Annual Rent $45.00 $25.00 $629,550.00

Equity and Project Lev el Returns Total Project Cost Principal Equity I nv estment Sale Price (5 years after construction complete) Project I RR Equity Net Cash Flow Upon Rev ersion Equity I RR Equity Multiple

$28,285,491 $ 9,768,272 $ 44,663,105 15.69% $22,210,609.00 29.09% 3.27x

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 147

WYNWOOD RESIDENTIAL BUILDING

ARCHITECTURE AND DESIGN

RENDERING - 20th STREET PERSPECTIVE 148 UNIVERSITY OF MIAMI · MANA WYNWOOD

ALBERTO ALFARO

Description of Concept GreenWood is a mixed-used building with an empahsis on the light and the use of the florida green. It is composed of micro-units and larger units to create a diverse living experience.

GreenWood is designed to create a natual experienece though its light and green spaces. It is composed of a series of lightwells that allow for natural lighting to enter the micro-units and hallways. It also allows cross ventilation to occur through the building.

It has a series of florida natural ladscapes.Vertical garden composed of jasmine flowers/bush that run along the exterior cores of the building.

Butterfly pea vines along the second floor parking facade. Hyacinth Bean for the balcony railings along the facade. Zoysia turf grass for the roof deck.

All these elements allow you to experience the florida landscape in your own home.

ROOFTOP RENDERING

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 149

WYNWOOD RESIDENTIAL BUILDING

DEVELOPMENT PROGRAM

150 UNIVERSITY OF MIAMI · MANA WYNWOOD

ALBERTO ALFARO

DATA TABLE ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016

WYNWOOD RESIDENTIAL BUILDING

DESIGN CONCEPT - LIGHTWELLS

SECTION PERSPECTIVE - LIGHTWELLS 152 UNIVERSITY OF MIAMI · MANA WYNWOOD

ALBERTO ALFARO

RENDERING - SECTION PERSPECTIVE OF ONE UNIT

RENDERING - VIEW OF LIGHTWELLS FROM HALLWAY ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 153

WYNWOOD RESIDENTIAL BUILDING

DESIGN CONCEPT - GREEN

JASMINE FLOWER VINES 154 UNIVERSITY OF MIAMI · MANA WYNWOOD

ALBERTO ALFARO

HYACINTH BEAN VINE ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 155

WYNWOOD RESIDENTIAL BUILDING

BUTTERFLY PEA VINES 156 UNIVERSITY OF MIAMI · MANA WYNWOOD

ALBERTO ALFARO

ZOYSIA TURF GRASS ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 157

WYNWOOD RESIDENTIAL BUILDING

FLOOR PLANS UP

UP

UP

1’ 5’

20’

40’

60’

GROUND FLOOR PLAN

UP

DN

UP

1’ 5’

158 UNIVERSITY OF MIAMI · MANA WYNWOOD

20’

40’

60’

SECOND FLOOR/PARKING PLAN

ALBERTO ALFARO

1’ 5’

20’

40’

60’

1’ 5’

20’

40’

60’

TYPICAL FLOOR PLAN

TYPICAL FLOOR PLAN AFTER SETBACK

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 159

WYNWOOD RESIDENTIAL BUILDING

5'-0"

7'-10" 12'-0"

7'-10"

UNIT DESIGN

4'-0"

6'-4"

4'-0"

5'-0"

REF

REF 13'-6" 3'-0"

12'-8"

13'-6"

9'-2"

3'-0"

9'-2"

12'-8"

TWO TYPICAL MICRO-UNIT FLOOR PLANS 160 UNIVERSITY OF MIAMI · MANA WYNWOOD

ALBERTO ALFARO

TWO TYPICAL MICRO-UNIT AXONOMETRIC ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 161

WYNWOOD RESIDENTIAL BUILDING

ENERGY ANALYSIS - BUILDING & UNIT

8TH FLOOR

3RD FLOOR

BUILDING DAYLIGHT DISTRIBUTION ANALYSIS 162 UNIVERSITY OF MIAMI · MANA WYNWOOD

ALBERTO ALFARO

UNIT - LIGHTING ANALYSIS ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 163

WYNWOOD RESIDENTIAL BUILDING

PROFORMA

5 Year Cash Flow Statement Assumptions The Residential rentable area is (SF) Market Vacancy is Expense Ratio for the first year Expenses are increasing at a rate of Rents increase at The going out cap rate is Resale costs are Market Discount Rate Loan to Value Ratio Loan Interest Rate Loan Amortization Term

88,568 5% 37.0% 3.00% 4.00% 5.75% 3.00% 10.00% 65.00% 4.25% 20

5 Year Post-Stabilization Cash Flow Statement Year -3 to -1 Total Potential Gross Income Market Vacancy Effective Gross Income

Stable Year 1

Stable Year 2

Stable Year 3

Stable Year 4

Stable Year 5

Stable Year 6

$3,642,332

$3,788,025

$3,939,546

$4,097,128

$4,261,013

$4,431,454

$163,905

$170,461

$177,280

$184,371

$191,746

$199,415

$3,478,427

$3,617,564

$3,762,267

$3,912,757

$4,069,268

$4,232,038

Total Operating Expenses

$1,347,663

$1,401,569

$1,457,632

$1,515,937

$1,576,575

$1,639,638

Net Operating Income

$2,130,764

$2,215,995

$2,304,635

$2,396,820

$2,492,693

$2,592,400

Annual Debt Service

-$1,575,745

-$1,575,745

-$1,575,745

-$1,575,745

-$1,575,745

-$151,200

-$151,200

-$151,200

$577,690

$669,875

$765,748

Capital Reserves Before Tax Cash Flow

$555,020

Development Equity

-$10,864,083

Parking Fund Payment

-$1,800,000

Workforce Housing Payment Initial Loan Balance

$640,250

-$693,000 $21,205,546

Gross Resale Proceeds

$45,085,226

Resale Costs

$1,352,557

Loan Repayment

-$17,455,246

Net Resale Proceeds

$26,277,423

Total Annual Cash Flows

-$13,357,083

What is the PV?

$18,716,938

What is the NPV

$5,359,855

What is the IRR?

18.17%

What is the Debt Service Coverage Ratio Cash on Cash Unleveraged IRR

164 UNIVERSITY OF MIAMI · MANA WYNWOOD

221%

$555,020

$640,250

$577,690

$669,875

$27,043,171

1.4

1.4

1.5

1.5

1.6

5.1%

5.9%

5.3%

6.2%

248.9%

12.01%

Financial Assumptions

ALBERTO ALFARO

FINANCIAL ASSUMPTIONS • • • •

$210 Residential Hard Costs $52.50 Soft Costs $18K/Parking Space $1.145MM Land Costs + $300K DD

• • •

Parking Fund - $1.8MM Workforce Fund $693K Allows for decreased parking reqs. and density bonus

Construction

City Funds

• • •

• •

•

Sale Cap Rate – 5.75% Sale Costs – 3% Gross Sale Proceeds $45MM 5 year hold poststabilization

Building Sale

$50/sqft NNN New construction average range $35$65/sqft

•

• • •

37% of EGI Inclusive of building management fees

• Expenses

• •

5.25% Construction Loan Rate 65% LTV 4.25% Permanent Loan Rate 20 Year

Interest Rates

•Retail

• •

•

Goal Micro Unit Rent $900-$1200 per Month Micro Units $1172/mo avg.

Large Units $3,860/mo avg.

•Residential

• •

10 Month Lease Up (Retail and Residential) 5% Market Vacancy

•Lease Up/Vacancy

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 165

WYNWOOD RESIDENTIAL BUILDING

Performance/Sensitivity

PERFORMACE

Development Costs Equity = $10,864,083 Parking Fund Payment = $1,800,000 Workforce Housing Fund = $693,000 Debt = $21,205,546 Total Cost = $34,562,629

Construction Time Frame

• Expected 23 month construction time • Inclusive of Site due diligence, Architectural work, and Permitting

Stabilization

• Stabilization expected to occur 10 months after building opening

Leveraged IRR

18%

Unleveraged IRR

12%

NPV

$5.3MM

DSCR Stable Year 1

1.35

Projection

Construction Costs

$275

$262

$250

Operating Expenses

40%

37%

35%

Sale Cap Rate

6.25%

5.75%

5.25%

10%

18%

25%

Leveraged IRR 166 UNIVERSITY OF MIAMI · MANA WYNWOOD

image description

7

ALBERTO ALFARO

Development Concept/Program DEVELOPMENT CONCEPT/PROGRAM This innovative development will push the boundaries of mixed use residential in Miami, pairing 48 large open floorplan units with 78 space efficient micro units. The design centers around the use of light and green space to blend the lines between indoor and open air. Community centered retail space will dominant the ground floor, with retail parking on the 2nd floor.

Development Elements

Square Footage

Unit Count

% of Building

Large Units

54,225

48

39%

Micro Units

26,760

78

19%

Common Area

16,727

12%

Retail

7,583

5%

Parking

19,268

Unusable/MEP

13,584

Total

138,147

38

14% 10%

Unique building features: ◦ ◦ ◦ ◦

Green roof deck with dog park Bike storage and laundry rooms throughout building Light wells bringing light and air into the center of the building Functional, well designed units that fit a large range of lifestlyes ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 167

WYNWOOD RESIDENTIAL BUILDING

ARCHITECTURE AND DESIGN

168 UNIVERSITY OF MIAMI · MANA WYNWOOD

ANDREA GARCIA & CARLO MAGNO

Social Climate Living Micro units bring to mind a small box, a cramped space.

Our design concept is about not living within a box. It’s about shared, open space, where you can enjoy the community within the building and the beautiful weather Miami has to offer. It takes advantage of natural light and ventilation, so that we can reduce the energy consumed throughout the day. By providing large common spaces, shared courtyards, and open circulation, the building promotes shared living, where being active with your neighbors is what matters. It’s creating a communal climate so that Wynwood’s social atmosphere can be found within the building, too.

ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 169

DOWNTOWN RESIDENTIAL TOWER

DEVELOPMENT PROGRAM RESIDENTIAL UNITS 13 units

AMENITIES DECK 1 11,000 sqft

RESIDENTIAL UNITS 17 units

PARKING/BIKE 26 cars STORAGE / MECHANICAL 250 sqft LOBBY/SERVICES 1,500 sqft

170 UNIVERSITY OF MIAMI · MANA WYNWOOD

RETAIL 8,000 sqft

ANDREA GARCIA & CARLO MAGNO

1ST PL

1ST CT

1ST AVE

NW 21ST ST

2ND AVE

SITE

NW 19TH ST

1ST CT

1ST AVE

NW 20TH ST

1ST PL

- Lot Size 20,140SqFt - Site Zoning - T6-8-O - Height Limit 8 Floors + 4 Floors Benefit = 12 Stories - Lot Coverage -15,700SqFt - Total SqFt - 166,200 - # Units - 114 - Type of Units * Micro Unit (63) - 290 SqFt * Micro Loft (18) - 325-350 SqFt * One Bedroom (12) - 400-550 SqFt * Two Bedroom (18) - 650-1000 SqFt * Three Bedroom (3) - 1250 SqFt - # Parking -26 - Retail SqFt - 8000SqFt - Structure - ReinforcedConcrete - Amenities * Cafeteria * Gym * Game Room * Lockers * Theatre * Cour tyards - Codes Challenged * # of units * Minimum size of units

NW 19TH ST

image description ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 171

DOWNTOWN RESIDENTIAL TOWER

DESIGN CONCEPT Typical solution

2 Towers

172 UNIVERSITY OF MIAMI · MANA WYNWOOD

Open living spaces

More open space

ANDREA GARCIA & CARLO MAGNO

Connection

Open space + ventilation

Built community

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DESIGN CONCEPT

Common Spaces

174 UNIVERSITY OF MIAMI · MANA WYNWOOD

ANDREA GARCIA & CARLO MAGNO

Common Space

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DESIGN CONCEPT

Shared Spaces

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ANDREA GARCIA & CARLO MAGNO

Shared Courtyard

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FLOOR PLANS

Retail/Lobby Floor

Parking

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ANDREA GARCIA & CARLO MAGNO

Residential 3-5th Floor

Residential 7-9th Floor

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UNIT DESIGN

Regular Micro Unit

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Micro Loft Unit

ANDREA GARCIA & CARLO MAGNO

25’

20’6

14’

14’

8’6

Regular Micro Unit

Micro Loft Unit

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ENERGY ANALYSIS

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ANDREA GARCIA & CARLO MAGNO

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PROFORMA

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ANDREA GARCIA & CARLO MAGNO

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ARCHITECTURE AND DESIGN

Night Rendering 186 UNIVERSITY OF MIAMI · MANA WYNWOOD

Andrew Richler & Shihui Wang

Description of Concept

SITE ANALYSIS---1 Mile Circle Map

Wynwood is the artist district of Miami. With bars, restaurants, art walls, and other cool vibe attractions – young artists are flocking to the scene. The current housing situation in the area is almost non-existent, and as such we propose a Micro-housing residential complex. Other areas in Miami are seeing incredible rent hikes, making living virtually unaffordable for millennials, especially for individuals with lower income (unfortunately like the creative artists that Wynwood attracts).

Night Life

This design allows for smaller units at realistic rent prices in an exciting neighborhood. With units ranging from under 300 sf to about 1600 sf, we aim to attract individuals of various backgrounds to entertain the idea of a mixed use complex that integrates communal spaces on every floor for fostering conversation and creative exchange.

The building mixes 3 typologies, with open inviting retail, office and gallery space on the first two floors, a more rigid standardized floor plate for 7 of the floors, and stationary as well as moving “pod” units on 3 levels.

Speaking to the complexity of Wynwood and its art, the design for this residence echoes the chaos while simultaneously finding the beauty in it.

Site Location Drink & Clubs

Night Life Site Location Food & Drinks Parks & Green Area School

Night Life Site Location Office & Gallery

Clubs Entertainment

Food Truck Cafe Shopping Market Entertainment

Office Art Gallery Design Studio

Night Life Site Location Main Roads Bus Stations

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DEVELOPMENT PROGRAM ENVELOPE 12 Stories + 1 U/G Parking 174 Feet Tall

SPACES 150 UNITS PARKING - 33 on-site spots +125 off-site spots

Nolli Map

Number of Unts - 77 Micro Units - 31 Bachelor / 1 Bedroom Units - 10 2/3 Bedroom Units - 32 Pod Units

Contextaul Site Overall 188 UNIVERSITY OF MIAMI · MANA WYNWOOD

Andrew Richler & Shihui Wang

DESIGN CONCEPT 1

2

3

4

189

Massing Model ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 189

WYNWOOD RESIDENTIAL BUILDING

DESIGN CONCEPT

Total Retail Area: 35,600sq. ft.

Overall Area: 140,000 sq. ft.

LEVEL 12

TOP FLOOR & ROOF DECK 8930 sq.ft.

LEVEL 11

STANDARD FLOOR WITH SETBACKS 14800 sq.ft.

LEVEL 10

PODS LEVEL 1440 sq.ft.

LEVEL 9

STANDARD FLOOR WITH SETBACKS 14800 sq.ft.

LEVEL 8

STANDARD FLOOR 17560 sq.ft.

LEVEL 7

PODS LEVEL 5360 sq.ft.

LEVEL 6

PODS LEVEL 6060 sq.ft.

LEVEL 5

LEVEL 4

STANDARD FLOOR 17560 sq.ft.

LEVEL 3

LEVEL 2

RETAIL / GALLERY / OFFICE 17800 sq.ft.

LEVEL 1

RETAIL / LOBBY / STORAGE / MECHANICAL 17800 sq.ft.

UNDERGROUND LEVEL

PARKING 17800 sq.ft.

Per Floor Area 190 UNIVERSITY OF MIAMI · MANA WYNWOOD

Andrew Richler & Shihui Wang

Level 10 - Moveable Pod Amenities: Cardio / Weight Room Yoga Studio Laundry Room Game Room Movie Room Party Room Rooftop Patio Deck Mid Story Exterior Patios

Level 6 - Pods Level

Curtain Wall: An integrated window / balcony door facade system is expressed throughout the standard levels.

Varying window panes rotate, hinge, and slide to open and allow residents the opportuniry to move from interior space out to the balcony.

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WYNWOOD RESIDENTIAL BUILDING

DESIGN CONCEPT

image description 192 UNIVERSITY OF MIAMI · MANA WYNWOOD

Andrew Richler & Shihui Wang

image description ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 193

WYNWOOD RESIDENTIAL BUILDING

FLOOR PLANS

Retail Restroom

Restroom

Garage

Retail

Underground Parking

Retail Lobby Retail

Level 1 - Retail Floor Plan

Amenity

Level 3-5, 8 - Standard Residential Floor Plan

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195

Andrew Richler & Shihui Wang

Level 6 - Typical Floor Plan

Level 10 - Typical Floor Plan (Moveable Deck)

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UNIT DESIGN

12’ X 24’ UNIT

20’ X 30’ UNIT

20’ X 40’ UNIT

24’ X 30’ UNIT

24’ X 40’ UNIT

36’ X 44’ UNIT

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Axo of Units

Andrew Richler & Shihui Wang

12’ X 12’ UNIT

UNDER LEVEL

197

UPPER LEVEL Axo and Unit Plan of Pods on Level 10 ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 197

WYNWOOD RESIDENTIAL BUILDING

ENERGY ANALYSIS ANNUAL ENERGY USE / COST

ENERGY USE - FUEL

ENERGY USE - ELECTRICITY

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Andrew Richler & Shihui Wang

DAYLIGHITING ANALYSIS

ENERGY SAVINGS TABLE

GLASS PERFORMANCE SPEC

MONTHLY ELECTRICITY CONSUMPTION

DIURNAL WEATHER AVERAGES

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Market Analysis Trends Neighborhood is comprised mostly of rental units: 81% Renter Occupied Housing 72% mainland Miami millennial’s are renters 19% Owner Occupied housing

200 UNIVERSITY OF MIAMI · MANA WYNWOOD

Asking Rent Per Unit Age after 2009 (2015) Miami Metro Average: $2,110 up 4% this year Miami Submarket Average: $2,287 up 5.4% this year

Andrew Richler & Shihui Wang

Market Analysis: SWOT Analysis The Wynwood neighborhood is already trending higher in value `nd needs more features before growth can really take-off.

Strengths Located in central location, near amenities of other areas, such as Midtown and Edgewater grocery stores Area still underdeveloped with room to grow Miami 21 could bring new life.

Area has entertainment like art galleries, bars, an independent cinema, and certain amenities.

Weaknesses Low income area with average crime compared to Miami Area lacks certain amenities, such as grocery stores, in Wynwood.

Poorly rated schools Opportunities Talk of new development in area.

Property values have begun increasing Developers being at the forefront of recreating a neighborhood Community businesses pro-growth and cooperation

Threats Miami rental and apartment market will become more inundated with supply in the next couple of years.

Public transportation based on car sharing instead of mass transportation.

Infrastructure being able to support growth.

Community organizations against more traffic

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PROFORMA SCHEDULED BROSS INCOME & BUILDING CONSTRUCTION COSTS Year 3

Year 4

Year 5

Year 6

Total Potential Gross Income Market Vacancy Effective Gross Income Total Operating Expenses Net Operating Income

$2,272,320 $568,080 $1,704,240 $681,696.00 $1,022,544

$2,420,021 $121,001.04 $2,299,020 $726,006.24 $1,573,014

$2,577,322 $128,866.11 $2,448,456 $773,196.65 $1,675,259

$2,744,848 $137,242.40 $2,607,606 $823,454.43 $1,784,151

Retail Total Potential Gross Income Market Vacancy Effective Gross Income Total Operating Expenses Net Operating Income

$868,250 $43,413 $824,838 $0 $824,838

$894,298 $44,714.88 $849,583 $0 $849,583

$921,126 $46,056.32 $875,070 $0 $875,070

$948,760 $47,438.01 $901,322 $0 $901,322

Total Net Operating Income

$1,847,382

$2,422,596

$2,550,330

$2,685,473

Leasing and Capital Costs Capital Reserves Leasing Commissions Total Leasing and Capital Costs

-$15,668 -$68,169.60 -$83,837.10

-$15,668 -$72,600.62 -$88,268.12

-$15,668 -$77,319.66 -$92,987.16

-$1,322,391

-$1,322,391

-$1,322,391

Scheduled Gross Income

Year 0

Year 1

Year 2

Residential

Annual Debt Service

-$628,082 -$1,256,164.00

Before Tax Cash Flow

-$628,082

-$1,256,164

$441,154

$1,011,937

$1,134,952

-$4,831,400

-$4,831,400

$0

$0

$0

Cash Outlay

-$1,145,000

Building Construction Costs Total Building Costs Gross Resale Proceeds Resale Costs Loan Repayment Net Resale Proceeds Total Annual Cash Flows What is the PV? What is the NPV What is the IRR? What is the Debt Service Coverage Ratio

202 UNIVERSITY OF MIAMI · MANA WYNWOOD

$41,314,976 -$2,065,749 -$16,853,923 $22,395,304 -$1,145,000 $5,638,839 $4,493,839 20.93%

-$5,459,482

-$6,087,564

$441,154

$1,011,937

$23,530,256

1.40

1.83

1.93

Andrew Richler & Shihui Wang

FIVE-YEAR FLOW ASSUMPTIONS 5 Year Cash Flow Statement 5 Year Cash Assumptions Flow Statement Assumptions

rice Land Price uildable SF Total Buildable SF t Construction Percent Complete Construction Year 1 Complete Year 1 t Construction Percent Complete Construction Year 2 Complete Year 2 entable Income TotalApartments Rentable Income Apartments cy for Apartments Vacancy Year forOne Apartments Year One cy for Apartments Vacancy After forYear Apartments One After Year One entable Income TotalRetail Rentable Income Retail cy for Retail Vacancy Year Onefor Retail Year One cy for Retail Vacancy After YearforOne Retail After Year One ng Expenses Operating Apartments Expenses Apartments ng Expenses Operating Retail Expenses Retail Reserves PSF Capital Reserves PSF g Commissions Leasing Gross Commissions Income Gross Income ses are increasing Expenses at a are rateincreasing of at a rate of ncrease at Rents increase at Out Cap Rate Going Out Cap Rate costs are Resale costs are Discount Rate Market Discount Rate uction Loan Construction (Interest Only) Loan (Interest Only) o Value RatioLoan to Value Ratio nterest Rate Loan Interest Rate mortization Loan Term Amortization Term onstruction Total CostsConstruction Costs Outlay Cash Outlay mount Loan Amount

$1,145,000 104,450 50% 50% $2,272,320 25% 5% $868,250 5% 5% 30% 0% $0.15 3% 3.00% 3.00% 6.50% 5.00% 10.00% 7.00% 65.00% 5.50% 25 $27,608,000 $9,662,800 $17,945,200

$1,145,000 104,450 50% 50% $2,272,320 25% 5% $868,250 5% 5% 30% 0% $0.15 3% 3.00% 3.00% 6.50% 5.00% 10.00% 7.00% 65.00% 5.50% 25 $27,608,000 $9,662,800 $17,945,200

Street View Rendering ARC 607 · UPPER-LEVEL ARCHITECTURAL DESIGN STUDIO · COURSE 2015-2016 · SPRING 2016 203

WYNWOOD RESIDENTIAL BUILDING

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PRECEDENT STUDIES

case studies for micro-units 206 MVRDV

216

Warsaw Poland Micro Housing

218

Le Corbusier Unite d’Habitation

220

Gary Chang 32m2

222

nArchitects My Micro NYC

156 apartments 208 Steven Holl

28 apartments 210 MD+A Architects

Use of lightwells 212 adAPT NYC

60 apartments

214 MoreDesignOffice

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Micro-housing

MVRDV Location : Sanchinarro, Madrid, Spain Year : 2001-2005 Client : EMV del Ayuntamiento de Madrid, Madrid, Spain Program : 18.300 m2 housing (156 apartments) facilities and sky plaza Mirador is a collection of mini neighbourhoods stacked vertically around a semi-public sky-plaza. The building acts as a counterpoint against the massive uniformity of the surrounding housing blocks. It frames the distant landscape of the Guadarrama Mountains through a large ‘look out’ located 40 meters above the ground. This also provides outdoor space and community garden for the occupants of building.

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PRECEDENT STUDIES

Location: Sanchinarro, Madrid, Spain Year: 2001-2009 Client: EMV, Ayuntamiento de Madrid, Madrid ES Program: 21.550 m2, 146 apartments Budget: EUR 12.6 Million This apartment building is located in PAU de Sanchinarro, a new neighbourhood situated on the northeast edge of Madrid, next to MVRDV’s Mirador. Blocks of eight houses are seen as separate prefabricated units. They are positioned in a checkerboard pattern next to and on top of each other leaving openings for communal gardens in between.

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Micro-housing

VOID SPACE/HINGED SPACE HOUSING VOID SPACE/HINGED SPACE HOUSING Firm: Steven Holl Type: Mixed use complex, with 28 residential apartments

From hinged space to the silence of void space. Four active north facing voids interlock with four quiet south facing voids to bring a sense of the sacred into domestic life. To ensure emptiness, the south voids are flooded with water, generating flickering reflections. The 28 apartment interiors are conceptualized as "hinged space," a modern interpretation of the multi-use concept of traditional Fusuma. Diurnal hinging allows expansion of the living area during the day, reclaimed by bedrooms at night. Episodic hinging reflects change in family over time; rooms can be added or subtracted accommodating grown-up children leaving or elderly parents moving in. A sense of passage is heightened by three types of access, by allowing apartments to have exterior front doors, and by interlocking apartments like a complex Chinese box.

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PRECEDENT STUDIES

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Micro-housing

MASCOT, NSW, by MD+A Architects Use of lightwells in apartment buidling.

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PRECEDENT STUDIES

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Micro-housing

STUDIO HOUSE – adAPT NYC Dattner

STUDIO HOUSE - adAPT NYC

The Studio House concept features 60 apartments, each typically 300 square feet, with a gym, bike storage, and a rooftop terrace for residents. The building’s public and circulation spaces promote interconnectivity and community. The ground floor is a café and co-work space that opens onto a public plaza.

The units are designed with two distinct living/sleeping areas – with multiple furniture configuration options, allowing for customization and flexibility.

STUDIO HOUSE – adAPT NYC Dattner

The Studio House concept features 60 apartments, each typically 300 square feet, with a gym, bike storage, and a rooftop terrace for residents. The building’s public and circulation spaces promote interconnectivity and community. The ground floor is a café and co-work space that opens onto a public plaza.

The units are designed with two distinct living/sleeping areas – with multiple furniture configuration options, allowing for customization and flexibility.

USE – adAPT NYC

ncept features 60 apartments, each eet, with a gym, bike storage, and a rooftop The building’s public and circulation connectivity and community. The ground work space that opens onto a public plaza. d with two distinct living/sleeping areas – configuration options, allowing for xibility.

image description 212 UNIVERSITY OF MIAMI · MANA WYNWOOD

The units are designed with two distinct living/sleeping areas – with multiple furniture configuration options, allowing for customization and flexibility.

PRECEDENT STUDIES

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Micro-housing

THE FOLDED APARTMENT MoreDesignOffice

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PRECEDENT STUDIES

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Micro-housing

WARSAW POLAND MICRO HOUSING

POLAND MICRO HOUSING 312 SQ. FT. (12 FT. HIGH CEILINGS) ARCHITECT 3XA SOURCE: http://tinyhousepins.com/312-sq-ft-tiny-modern-white-apartment/

image description 216 UNIVERSITY OF MIAMI · MANA WYNWOOD

PRECEDENT STUDIES

WARSAW, POLAND MICRO HOUSING 273 SQ FT.

SOURCE: http://tinyhousepins.com/273-sq-ft -shoebox-tiny-apartment/

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Micro-housing

to accommodate the living spaces, as well as the public, communal spaces. Interestingly enough, the majority of the communal aspects do not occur within the building; rather they are placed on the roof.

Unite d’ Habitation Le Corbusier Completed in 1952, the Unite d’ Habitation was the first of a new housing project series for Le Corbusier that focused on communal living for all the inhabitants to shop, play, live, and come together in a “vertical garden city.”

With nearly 1,600 residents divided among eighteen floors, the design requires an innovative approach toward spatial organization to accommodate the living spaces, as well as the public, communal spaces. Interestingly enough, the majority of the communal aspects do not occur within the building; rather they are placed on the roof.

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PRECEDENT STUDIES

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Micro-housing

GARY CHANG

“24 Rooms Tucked Into One” 32m2 With only 32 sqm, Chang studied the different distribution possibilities to optimize his space.

After years of studying his apartment, Chang has finally achieved through moving walls and different systems, a 32 sqm apartment with 24 different designs.

220 UNIVERSITY OF MIAMI · MANA WYNWOOD

sqm apartment with 24 different designs.

PRECEDENT STUDIES

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Micro-housing

MY MICRO NYC nARCHITECTS

Totalling 35,000 square feet (3,250 square metres), the tower contains 55 units that range in size from 250 to 370 square feet (23 to 34 square metres).

The modular units are made of steel frames and concrete slabs.

The New York Times reports that a majority of the units will have a monthly rent of $950 (approximately £600), which is considered a bargain in Manhattan. The median rental price for a one-bedroom Manhattan apartment is currently $3,400 (approximately £2,200), according to a Bloomberg report.

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PRECEDENT STUDIES

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UNIVERSITY OF MIAMI

MANA WYNWOOD