ARC+ FIU: Miami Beach Workforce Housing
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ARC+ FIU: Miami Beach Workforce Housing
Presented by
Architectural Research Collaborative Sponsored by
Anchor Institution
This book was published by ARC+ and the department of Architecture as part of the collaboration between ARC+ and FIU's Comprehensive Design Studio Summer and Fall 2017. Copyright @ 2018 ARC+ / FIU Department of Architecture All rights reserved
Editor: Henry Rueda Graphic Designer: Miguel Escotet
Modesto A. Maidique Campus Paul L. Cejas School of Architecture Building 11200 SW 8th Street PCA 280 Miami, Fl 33199 Ph 305 348. 1323 Fx 305 348. 2650 architecture@fiu.edu Miami Beach Urban Studios 420 Lincoln rd. Suite 420 Miami Beach, FL 33139 PH 305 535. 1463 janthomp@fiu.edu
Faculty and staff: Comprehensive Design Studio: ARC-5361 / Summer 2017 Faculty: • Juan Alayo • Adrian Heid • Claudio Salazar • Jorge San Martin Comprehensive Design Studio: ARC-5361 / Fall 2017 Faculty: • Sara Valente • Marcelo Ertorteguy • Glenda Puente • Henry Rueda Integrated Building Systems: ARC-5483 / Summer + Fall 2017 Faculty: • Henry Rueda • Graduate Assistant Summer 2017 - Anielka Arguello • Graduate Assistant Fall 2017 - Sandra Mustieles
Table of Contents
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Message From Peter Licavoli Poweredbyprocore: Conversation with Darryl Kysar Chapter 1: Codes and Regulations - Miami Beach Artist Chapter 1.1: Codes and Regulations - Miami Beach Workforce Housing Conversation with Hernan Guerrero Chapter 2: Structural Systems - Miami Beach Artist Chapter 2.1: Structural Systems - Miami Beach Workforce Housing Conversatio with Andrew Frey of Tecela Chapter 3: Building Systems MEP - Miami Beach Artist Chapter 3.1: Building Systems MEP - Miami Beach Workforce Housing Conversation With Marcelo Fernandez Chapter 4: Architectural Details Building Envelope - Miami Beach Artist Chapter 4.1: Architectural Details Building Envelope - Miami Beach Workforce Housing
Message From ARC+ / Architecture Research Collaborative: Peter Licavoli We are pleased to present the second in our series of three publications exploring the possibilities for affordable housing solutions in and around Miami Dade County. The design and construction of affordable housing provide a challenging and pertinent use case for our organization. Specifically, those architects are key players in the development of a sustainable housing strategy. The architecture profession has the skills to deliver housing that is affordable, eco-friendly, and aesthetically pleasing to the community. Architects can provide leadership on crucial issues related to the selection of sustainable building materials, the cost of construction, the impact on our environment, and the ongoing cost of occupation. This publication focuses on the concepts and visions of FIU Architecture students for the subsidized artist and workforce housing in the City of Miami Beach. The students visited two designated sites with Maria Ruiz, Community Development Director for the City of Miami Beach to discuss the vision for the locations and overall strategies for making Miami Beach more affordable. Case Studies: Artist Housing 224 - 300 23rd St. Miami Beach, FL 33139 Workforce Housing 2660 Collins Ave. Miami Beach, FL 33140 Additionally, through the ARC+ Buildgreen program, students visited a series of both public and private developments in an effort to provide real-world experiences that would inform their architectural visions for what is possible. At these visits, we had the opportunity to speak with some of the many dedicated individuals and organizations working on affordable housing solutions. We posed a series of questions to each of those individuals to get their opinion on our shared concern for creating a sustainable housing strategy. The interviews are contained inside and offer some insight into the thoughts of our community stakeholders. As our magic city continues to attract to investors and where our real estate market continues to focus on high-end luxury developments, stark realities begin to come into focus: Today, Miami ranks first among large U.S. metros—ahead of New York, Los Angeles, and San Francisco—according to its share of cost-burdened renter households, with more than six in ten of its renters facing extreme cost burdens. Source: Richard Florida, Miami’s-New-Urban-Crisis
Miami’s housing affordability crisis is even more damaging to the members of its less advantaged working and service classes. The average member of Miami’s working class has just $20,000 left over after accounting for housing costs—worse than in New York and San Francisco, but slightly better than in Austin and L.A. The metro’s average service worker has even less (around $15,000 after paying for housing), with Miami ranking sixth among large U.S. metros on this metric. Source: Richard Florida, The New Urban Crisis, Basic Books, 2017 The above statistics are surely exacerbated on Miami Beach and the implications can be sobering. Are we fast approaching a point where Miami Beach first responders are unable to live in the city they serve? What strategies are being utilized to address the issue? What say local community and business leaders? Will the bridges and causeways to Miami Beach continue to be overburdened by the large contingent of local hospitality employees? We believe this to be a unique opportunity to demonstrate the need for collaboration between companies and all community stakeholders in creating a sustainable urban environment. We would like to thank our sponsor Procore for their support of these studies. Additionally, we would like to applaud the Procore.org team for all the hard work they do in providing the resources and the platform and that makes our work possible. Procore.org works with universities to educate the future construction workforce, support the advancement of the trades and skilled labor, and provide free access to Procore products for nonprofit organizations that are helping to build and rebuild within local communities. Sincerely, Peter Licavoli Executive Director Architectural Research Collaborative
Henry Rueda Visiting Assistant Professor While there are countless individuals to thank for their advice and counsel over the course of these studies, none of this work would be possible without the dedication of FIU Professor Henry Rueda. The number of hours, immense effort and caring he has devoted to this project, and his students are truly inspiring and we are forever grateful for his support.
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Henry Rueda
Visitng Assistant Professor FIU School of Architecture
Henry Rueda, is an architect and a Visiting Instructor in the Department of Architecture at the College of Architecture + The Arts at Florida International University. Started teaching at FIU in 2014 and before that, he taught at Escuela de Arquitectura y Diseno at Universidad Jose Maria Vargas; Escuela de Arquitectura y Urbanismo at Universidad Central de Venezuela and also in the Departamento de Arquitectura, Diseno y Artes Plasticas at Universidad Simon Bolivar, Venezuela. Henry Rueda holds an Architecture Diploma from the Facultad de Arquitectura y Urbanismo at Universidad Central de Venezuela and a Master of Sciences in Advanced Architectural Design from the Graduate School of Architecture, Planning and Preservation at Columbia University. His current work focuses on Single Family Residences in different cities in Venezuela and in Miami.
Conversation With Darryl Kysar
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Darryl Kysar
Director Procore.org Procore Technologies
PL: Tell me a little bit of where the idea for the .org came from. DK: Procore.org was created from a combination of a couple different things. First is our educational outreach program that started with giving away our construction management software to Cal Poly University in San Luis Obispo, California. We now give away Procore to middle school programs all the way up to PhD level education programs. And it’s not just the software, we also create educational material and training pieces around industry best practices and how technology can drive efficiencies and move the industry forward. That was the first part of it. Second is the true belief of our CEO and founder that you should be a good citizen of the industry you service. So you could say that Procore.org is based on our founder’s vision of being a great company doing great things. PL: It makes a lot of sense. The for-profit world is increasingly taking a role in social impact endeavors. How many schools and nonprofits is Procore.org involved with? DK: We work with about 400 different entities. This includes over 200 universities and the rest is a mix of non-profits like Habitat for Humanity and low-income housing projects like Peoples’ Self-Help Housing. We also work with a few union training centers and trade schools. PL: What is the cost and associated ROI on this investment? DK: We’ve actually never looked at cost vs. value because we don’t structure our department to track ROI. We simply give. We give somewhere in the area of $5 million a year in software value alone, which doesn’t include the implementation, on site training, or ongoing support that our team provides free of charge.
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PL: What are some of the projects that Procore.org is enabling? DK: I don’t know that I would say that we’re involved in too many huge, cutting edge projects. On the nonprofit side, we’re involved with enabling entities to do more with less. One of my favorite nonprofit clients is an entity out of England that is using Procore to build kitchen setups. Basically, they go into either displaced person camps or war-impacted areas, and they have a rapid deployment system to build kitchens and feed people. The instructions and the construction documents are stored and viewed in Procore. The crew can open it up anywhere with an internet connection and have what they need to put this structure together within 24 hours. We also work with a group of students out of Texas that are building medical clinics in 52-foot containers. That’s two containers that are put together and they use Procore for the construction piece of putting the container together, and then also for the installation of the piece. PL: I know you have made a significant investment in construction management schools. I wondered what the buy-in from architects has been, what about integrations maybe with AutoCAD or maybe some of the other drawing tools. Do you feel you’re having a big impact on that portion of the industry? DK: It’s funny. We actually have a lot of engagement with the American Institute of Architects and we see those light bulb moments when we do Lunch and Learns at our headquarters for the local AIA chapter. One of my favorite topics when we do a Lunch and Learn is on the Design-Build sector. Design-Build is still up and coming, and I think it’s going to be a bigger and bigger field. There’s a ton of communication and a ton of collaboration in Design-Build, as much if not more during the design phase of a project than there is in the construction phase. The value there is running all of the communication in Procore early and often. PL: We have been working with th FIU School of Architecture and the students visit construction sites around Miami where we look at the sustainability aspects of a project. We are creating homework and assignments to be completed in Procore. We tried it with the Daily Log tool first. We’re looking for ways to better engage the students in Procore. Any ideas around how that might be better accomplished? DK: I think with student we need to start by showing the value, and there could be a couple different ways we could that, right. On our YouTube channel we have interviews with every role from architects to field engineers to project managers discussing the value of having a system in place that supports complete communication. We even hear the question in the construction management schools, “Why is this important?” Well, it’s important on multiple levels, biggest one being that there’s a system of record. There’s accountability for you and for others in a system like this. Once students see that this software is really used and really useful they want to learn all they can about it. From there our team provides all kinds of resources to professors like a full curriculum and learning modules that are ready to use in their classrooms.
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PL: Do you have schools where Procore is in the construction management and the architecture school? DK: We work mostly with engineering and construction management programs. We haven’t yet seen strong buy in with architecture schools. It seems that the school of architectures are focused on design technology and have less use for construction management. It’s an interesting trend because I’ve never gone to a project where the architect who delivers a set of plans is not involved in the project for the rest of the project. PL: That’s one of the goals for the Buildgreen program. It’s not only sustainability, but also the translation between final construction documents and what’s finally built. DK: That is the whole picture for us. With design programs like Autodesk and Assemble you’ll have the modeling and drawing and the complete as-built. That’s it. You’re not going to have any of the other documentation or communication that goes with it. With some other products on the market your full construction data is not all in one place. Procore is that system that captures everything starting when design is turned to construction and construction is punched out, completed, and closed out. At both the beginning and end of that process we see an integration opportunity with other software for design and building maintenance. PL: ARC+ is a social impact organization. We started with the Buildgreen program, and I think we’re making an impact, a small but significant impact. We’ve had over 400 students come through the program, 60 plus site visits, that you have definitely helped enable. This kind of goes back to two things that you mentioned, employment gap and getting these students trained correctly as architecture students to really understand the project. So what’s the impact we’re having on sustainability? Let’s talk about the green component of Procore and how you might see that being built out. Is there a collaboration that we could develop best practices around green that’s separate from LEED? DK: You tell me. We’re always looking to develop these types of solutions. I’d love to figure out a way to get the messaging out on sustainability. I think you’d like to know that Procore has an employee led sustainability council. The effort is near and dear to our company. One of the things that we talk about in our sales process is the elimination of paper. It’s a small effort towards sustainability, but operating your job site more efficiently, with less space and less waste does make a difference. PL: Through the Buildgreen program we are visiting an d educating on sustainable subjects like solar and LEED certification. But as an organization we realized that in order to build a more sustainable community we would have to take a look at the affordable housing shortage affecting all urban areas. How do you think Procore could help enable a quicker, better process for low-income housing projects? DK: Procore brings efficiencies and systems into place for these organizations. Our software saves them money which means they have more money to do something else with, have a bigger impact, take on more impactful projects.One of the quick fixes that we’ll accomplish next is pretax giving through our employees. If there’s a nonprofit that they want to give to, they can set it up so that their personal donation is deducted out of their paycheck. We’re a very, very giving company. PLv: Perfect. Thank you again for all your efforts.
1 Maria Flores
Codes and Regulations
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Miami Beach Artist, Workforce Housing 224 23rd Street, Miami Beach, FL 33139
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Sebastian Usquiano
224 23rd Street, Miami Beach, FL 33139
Maria Ruiz
Department Director at City of Miami Beach
PL: Can you tell us a little about your background and how you became involved in the housing initiatives for Miami Beach? MR: I have been with the City for 23 years. Before taking over the Housing Division, my time was devoted to youth and elder services and lending out my organizational development skills to improve operations in other departments. I took over the Housing Division in 2013 because of mismanagement by th e prior management team. Clearly, as in all of South Florida, housing – or rather the lack of affordable housing across the income spectrum – is a major community concern. My job is to leverage what I have to make something better for those looking to live here. PL: What are the housing strategies currently being used and what policies could be put in place by the city to help address the scarcity of affordable housing? MR: The City has amended it development rules to reduce the overall unit sizes and parking requirements for developers creating workforce and affordable housing. The City also prioritizes plan reviews for such projects. The City is always exploring new approaches including the inclusion of workforce housing in certain parking garages being built. PL: Can you talk about your efforts as it relates to the State Housing Initiatives Partnership (SHIP) MR:[1] The City’s Local Housing Assistance Plan (LHAP) outlines the strategies that the City may employ in the use of SHIP funds. We have expended much of our energies on two specific strategies: first-time homebuyer assistance (to promote homeownership as a housing strategy) and homeowner-occupied rehabilitation assistance to help low- and moderate-income homeowners to stay in their homes and thereby preserve affordable housing stock.
PL: Our students have visited and created a number of architectural visions for the artist housing at Collins Park, can you discuss the development concept and programming for subsidized artist housing? MR: At this point, we have not delved into concept development beyond financial feasibility models. There are some key policy decisions that must be made to enable us to proceed. PL: What role does sustainable design have to play in the affordability question? MR: Sustainability should be viewed with the same lens as construction safety. What’s the point of building a home if it won’t serve its tenants long-term? We should be factoring the long-term viability of our housing given the fast changing environment. Please note that any City newly constructed City facilities must meet Gold LEED certification. PL: Are there cities that have best practices on managing housing needs for changing and growing populations? MR: Every City is unique with its own geopolitical, environmental and economic factors that influence housing. What works in one part of the country may not work elsewhere. However, we should be aware of what is happening and what is promising so that we can incorporate innovation when it makes sense. PL: Affordable Housing has been called a “wicked problem” because of the multitude of stakeholders involved, what is the incentive for local governments, the public and private industry to and create more affordable housing on Miami Beach? MR: The incentive is economic health enabling your workers to stay in the workplace by being able to afford to live near their work. Otherwise, they will leave this marketplace to find one that allows them to balance living and working. PL: Are there other factors I’m not taking into consideration that I should be on this issue? MR: I think the will of the people is always that unexpected factor that can influence change. If we see people working to make homes for themselves and the best they can achieve in the marketplace is less than what is expected, people will rise and demand better. PL: What role do you see for community groups and non-profits like ours? MR: There are several things that groups like yours can do: • Accountability Partners – Hold the powers that be accountable for doing what they can to make the situation better • Innovation Partners – Share good ideas with us. While we are always looking for progress, we may not catch everything. • Passionate Stakeholders – Care about what happens in the community and how and where people live. Serve as the voice of advocacy when things aren’t as they should be.
Official Survey Map - 224 23rd Street, Miami Beach, FL 33139
Student Work
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Site Plan - 224 23rd Street, Miami Beach, FL 33139
Summer 2017 Students
Context Plan- 224 23rd Street, Miami Beach, FL 33139
Summer 2017 Students
Elevations - Miami Beach, FL 33139
Summer 2017 Students
Historic Analysis - Miami Beach, FL 33139
Summer 2017 Students
SunLight Analysis - Miami Beach, FL 33139
Summer 2017 Students
Land Use - Miami Beach, FL 33139
Summer 2017 Students
Infrastructure Analysis - Miami Beach, FL 33139
Summer 2017 Students
1.1 Miguel Escotet
Workforce Housing 2660 Collins Ave., Miami Beach, FL 33139
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Student Work
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Site Plan - 2660 Collins Av. Miami Beach, FL 33139
Fall 2017 Students
Site Plan - 2660 Collins Av. Miami Beach, FL 33139
Fall 2017 Students
Zoning A- 2660 Collins Av. Miami Beach, FL 33139
Fall 2017 Students
Zoning B - 2660 Collins Av. Miami Beach, FL 33139
Fall 2017 Students
Zoning B - 2660 Collins Av. Miami Beach, FL 33139
Fall 2017 Students
Zoning B - 2660 Collins Av. Miami Beach, FL 33139
Fall 2017 Students
Elise Francis
Conversation With Hernan Guerrero
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2390 Northwest 79th Street
Hernan Guerrero
Housing Development coordinator at City of Miami, Dept of Community & Economic Development
PL: Can you tell us a little about your background and how you became involved in the housing initiatives for Miami? HG: I have a BA in Geography, an MS in City & Regional Planning and an MA in Architecture. I grew up as an ARMY/UN "brat" traveling between Latin America the US and Europe. This gave me some perspective on how different development patterns can be from country to country. I was drawn to understanding Urban geography and geopolitical dynamics and wound up honing in on planning and urban design. I have worked in the non-profit, public and private sectors and have taught in after-school as well as university level, which has informed my understanding of the critical needs for improving the built environment to meet our climate change and global population growth challenges. PL: What are the housing strategies currently being used and what policies could be put in place by the city to help address the scarcity of affordable housing? HG: The City and County have contemplated mandatory inclusionary zoning and other strategies to incentivize the production of affordable housing. However, the development community was not in favor of IZ as a tool. The City and County also have in-lieu fees for developers to fund affordable housing development. I believe that the city and county should revisit mandatory inclusionary zoning. I think it will be hard to solve not only the lack of affordable housing but the issue of inequity and lack of sustainability unless we wrap our minds around how we create mixed-income and mixed-use developments. Otherwise, we will continue to concentrate poverty in certain areas, kicking the issue down the line and never fully resolving critical social and environmental justice issues that need to be addressed in order to improve the quality of life for all and capacity for South Florida as a whole to be resilient in the face of sea level rise and climate change.
PL: How do we design a sustainable community as it relates to the issue of gentrification? HG: We can't only look at this as a residential or housing issue when it comes to sustainability and gentrification. I think we need to look at these issues as part of a system in which the entire whole does not work if the integral kit of parts are not strong on their own. For instance, it is difficult to consider affordable housing in Brickell, because the cost of land is prohibitive and there is an element of NIMBYism. Affluent residents are not comfortable with the idea of living with low-income residents. On the flip side, it is difficult to recommend mixed-income in less affluent areas such as Brownsville or Liberty City, because people at the higher end of the affordability spectrum may not be willing to live in a neighborhood that has fewer services, retail, and entertainment. For that reason, I think we need to look at is a community development issue and ensure that we plan for mixed-income, mixed-use communities with a balance of office, commercial and residential units that can create opportunities for entrepreneurs to thrive and qualified residents to earn a living wage. We have to consider economic development and how we increase the capacity for folks at the lowest end of the economic spectrum to build prosperity for themselves which in turn will enable them to increase their income and ability to pay for housing and other goods. PL: What role does the architectural design have to play in the affordability question? HG: It is clear that the current housing typologies are not helping the affordability issue. Over the last couple of years "micro-housing' has resurfaced as a topic of interest. Architectural historians can help keep into perspective failed attempts of the past when it comes to micro-housing and public housing. At the same time, there is a need to consider new typologies including single-family homes to mixed-use, mixed-income buildings. Designers can help identify whether townhomes, duplexes, single-family with Accessory Dwelling Units are most suitable. They can also help determine the best construction methods and material selection to reduce the cost, speed, and durability of construction. PL: Are there cities that have best practices on managing housing needs for changing and growing populations? HG: Yes, I have heard that Seattle, Baltimore, and Cleveland have identified some solutions that are working. European countries, New Zealand and Australia seem to have some best practices as well. PL: Affordable Housing has been called a “wicked problem� because of the multitude of stakeholders involved? What is the incentive for local governments, public and private industry to create more affordable housing in Miami? HG: I think it is ultimately a question of living up to the standard of being a global city. Increasingly, the most functional global cities have opportunities for people at all ends of the economic spectrum.
PL: Are there other factors we should take into consideration when we think about this issue? HG: Yes, housing needs to be looked at as one element of a system. Substandard housing makes people sick and prevents residents from living healthy and productive lives. PL: What role do you see for community groups and non-profits like ours? HG: I believe that non-profits are best positioned and often the only entities that can provide solutions as real estate development ultimately is heavily dependent on the bottom line Return on Investment (ROI), whereas non-profit organizations can advocate for community benefits that are difficult to quantify in terms of ROI, but that will ultimately positively impact the quality of life and revenue for all residents of a city. As employment and quality housing opportunities increase, crime decreases, increasing safety for all; reducing the cost of policing and healthcare for the most economically destitute will reduce the need for supportive services and free up dollars for other necessary programs. When we look at these topics systematically, there is more potential for everyone to win than lose.
2 China Carr
Structural Systems
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Miami Beach Artist, Workforce Housing 224 23rd Street, Miami Beach, FL 33139
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Miguel Escotet
Building Section
Maria Flores
Building Section
Maria Flores
Building Sections
Fernando Rodriguez
Building Sections
Fernando Rodriguez
Structural Axonometric
Guillermo Aguiar
Structural Section
China Carr
Structural Section
Fernando Rodriguez
Structural Section
Fernando Rodriguez
Structural Axonometric Section
Fernando Rodriguez
Structural Axonometric Section
China Carr
2.1 Carla Cassola
Workforce Housing 2660 Collins Ave., Miami Beach, FL 33139
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Student Work
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Structural Axonometric Section
Carla Cassola
Structural Axonometric Section
Kevin Di Nardo
Structural Section
Luis Gomez
Structural Axonometric Section
Miguel Escotet
Structural Axonometric Section
Kevin Di Nardo
Structural Section
Miguel Escotet
Sebastian Usquiano
Conversation With Andrew Frey of Tecela
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Fortis Design Building
Andrew Frey
Fortis Design Build Director of Development Tecela Real Estate Pincipal
PL: Can you tell us a little about your background and how you became involved in the housing initiatives for Miami? AF: I was an urban planner briefly after college, then went to law school and was a zoning lawyer, then in 2011 switched to the business side as a development manager of mostly suburban apartment complexes, and more recently started my own urban apartment development company as well as joined the Fortis team. I became involved with housing initiatives for Miami by starting one: I lead a four-year effort to change City of Miami zoning to accelerate urban housing supply by eliminating required parking for the city’s most common apartment building type. PL: What are the housing strategies currently being used and what policies could be put in place by the city to help address the scarcity of affordable housing? AF: The problem is not that affordable housing is scarce. The problem is that housing is scarce and thus not affordable. And it is scarce because local governments have made it that way on purpose for decades. To generate enough housing to put a dent in Miami’s massive problem of scarcity and cost burden across all income levels, the only mechanism capable is the private sector. If given the chance, real estate developers would supply housing to keep pace with demand. That should be the centerpiece of any plan for regional housing affordability. But the strategies I see being used are the opposite: government engineering of rent-controlled apartments, and relatively few of them, maybe a few hundred per year. What message does that send to the other 250,000 cost-burdened households in the county?
PL: Our students have visited and created a number of architectural visions for affordable housing projects, can you discuss the development concept and programming for this project? AF: My project at 769/771 NW 1 St is eight apartments in a three-story building on a 5,000 square-foot lot with zero parking. This building type is allowed in vast areas of the City of Miami as a result of the zoning change. The concept is that, for example, if 100 small lot owners build 100 eight-unit buildings, we get 300 more housing units than a single 500-unit building, and we get a better neighborhood. The latter was shown by the National Trust for Historic Preservation’s study called “Older Smaller Better”. PL: How do we design a sustainable community as it relates to the issue of gentrification? AF: The most scientific study of gentrification I know, by Lance Freeman in 2004, found that most neighborhoods of concentrated poverty become more concentrated over time. But my understanding is that growing up in a mixed-income neighborhood as opposed to concentrated poverty is one of the strongest predictors of breaking the cycle of intergenerational poverty. So in most cases, some level of gentrification would benefit residents. The same study found that, among the small percent of neighborhoods of concentrated poverty that become less concentrated over time -- i.e. gentrification -- most experience a reduced rate of displacement of residents. Only a small fraction of a small fraction of poor neighborhoods experienced an increased rate of displacement. PL: What role does the architectural design have to play in the affordability question? AF: It plays a role, as do other factors, but all those other factors combined are marginal compared to the role of massive amounts of supply. PL: Are there cities that have best practices on managing housing needs for changing and growing populations?\ AF: New York in the 1800s. I encourage reading “The Greatest Grid”, which suggests how the public sector can set the conditions for the private sector to build high-density housing that accommodates people from every corner of the globe and adds up, even 100+ years later, to world-class neighborhoods. PL: Affordable Housing has been called a “wicked problem” because of the multitude of stakeholders involved? What is the incentive for local governments, public and private industry to create more affordable housing in Miami? AF: I would flip that question: What is the incentive for local governments to maintain artificial housing scarcity, to impose massive housing cost burden on their residents?
PL: Are there other factors we should take into consideration when we think about this issue? AF: Two things to keep in mind. First, housing affordability is just one part of overall cost of living, which is just one part of how cities affect human lives. Second, cost of living is affected by housing supply just slightly more than by housing location, which determines cost of transportation and access to jobs. PL: What role do you see for community groups and non-profits like ours? AF: I encourage all stakeholders to look past easy answers and focus on data. What strategies are scientifically shown to provide the most help to the most people? If I’m not trying to help the most people, is my goal really to help?
3 Marycarmen Haro
Building Systems MEP
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Miami Beach Artist, Workforce Housing 224 23rd Street, Miami Beach, FL 33139
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Fernando Rodriguez
Passive Systems Section
Monica Chan
Passive Systems Section
Fernando Rodriguez
Passive Systems Section
Monica Chan
Passive Systems Section
Monica Chan
Mechanical Axonometric
Fernando Rodriguez
Passive Systems Section
Monica Chan
Passive Systems Section
China Carr
Acoustic Systems Section
Monica Chan
3.1 Luis Gomez
Workforce Housing 2660 Collins Ave., Miami Beach, FL 33139
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Student Work
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Passive Systems Section
Sophia Gil
Passive Systems Section
Sophia Gil
Passive Systems Section
Kevin Di Nardo
Passive Systems Section
Miguel Escotet
Passive Systems Axonometric Section
Kevin Di Nardo
Passive Systems Axonometric Section
Miguel Escotet
Passive Systems Axonometric Section
Sophia Gil
HVAC Systems Axonometric
Sophia Gil
HVAC Systems Axonometric
Miguel Escotet
HVAC Systems Axonometric
Kevin Di Nardo
Luis Gomez
Conversation With Marcelo Fernandes
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Marcelo Fernandes
Grove Properties Oxford Universal Design & Build
PL: As a member of the Coconut Grove Village Council, what housing strategies are currently being used and what policies could be put in place by the city to help address the scarcity of affordable housing? MF: The NCD (Neighborhood Conservation District) overlay is being revised. This effort has been underway for the past 3 years and the CGVC has been very active in this process. One part of this rewrite includes adding density bonus and parking reductions to projects located in the T4 & T5 zoned properties in the high transit corridors. These bonuses are tied to housing affordability to give developers incentive to build workforce housing. The CGVC is also looking to have these same bonus incentives added to the T3 zones in the West Grove neighborhood. PL: Can you talk about your experience with steel structural systems and how this technique may impact the feasibility and development of affordable housing? MF: Steel is definitely the way to build in the future. It is a recycled product, fast to erect and offers many advantages in design. When using steel structures it also creates opportunities with other items such as insulation, overhangs, foundations and others that are more efficient and less costly than when building with tradition concrete walls and wood trusses. Speed in construction is one of the main factors in lowering costs which will greatly benefit housing affordability. PL: What role does the architectural design have to play in the affordability question? MF: Design plays a huge role as it is the core basis in creating sustainability and creating a product that is efficient to build and maintain. Without forward thinking design practices that looks to create a total sustainable package, then the project will end up being too costly to build and maintain. True affordable housing is one that is sustainable, high quality materials and low maintenance. This must all be incorporated into the design by the architectural and engineering team and not depend in the owner or builder to try to piece it together.
PL: Do you envision mixed-use programming becoming a viable strategy for the inclusion of affordable housing in a dense urban context? MF: This is a must. Affordability must only be reflected in the cost paid by the resident and no other factor. Quality of life, comfort, opportunities, transportation and education must all the the same as given to their immediate neighbors that are paying market rate. Success of housing affordability is when it is impossible to identify which units are affordable vs market rate in any particular building or neighborhood. PL: Are there cities that have best practices on managing housing needs for changing and growing populations? MF: One great local example is the work being done by Scott Strawbridge as the Director of Development and Facilities Housing Authority of the City of Fort Lauderdale. For the past 7 years Scott has transformed a crime ridden old HUD project into a vibrant community of affordable housing that offers many opportunities to its residents way beyond housing. This was possible through a private / public partnership with the City of Ft. Lauderdale. Government alone was not capable of accomplishing this. This Northwest Gardens Neighborhood proves that there is a successful formula to incentivize private funds to create sustainable and profitable neighborhoods from blighted areas. PL: Affordable Housing has been called a “wicked problem� because of the multitude of stakeholders involved? What is the incentive for local governments, public and private industry to create more affordable housing in Miami? MF: As Miami is one of the most expensive cities in the country and growing rapidly, the incentive is this current reality we face. We have no option and must change in order to survive. If Miami does not focus on housing affordability it will cause a massive adjustment in values in the future that can greatly affect property values. The wicked problem begins with zoning laws and government incentives. The zoning must be revised to adjust how Miami has grown and its vision forward. Without the proper zoning in place to look at the entire city as a whole, the problem will not be solved. This is basic urban planning 101 and we need to identify the best opportunities and act on them immediately. Since government does not act quickly or efficiently, the private sector must jumpstart the process by creating unsolicited proposals of public/private partnerships and bring new opportunities for consideration. Northwest Gardens in Ft Lauderdale is a great example of this. All stakeholders, including elected officials, residents and business owners, must begin thinking outside the box and embrace new development strategies that offers a sustainable future for all.
4 Maria Flores
Architectural Details Building Envelopes
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Miami Beach Artist, Workforce Housing 224 23rd Street, Miami Beach, FL 33139
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Fernando Rodriguez
East Elevetion - Materials
Elise Francis
North Elevetion - Materials
Elise Francis
Parking Ramp Section - Materials
Elise Francis
Public Entry Section - Materials
Elise Francis
Stairwell Section - Materials
Elise Francis
South Elevation - Materials
Elise Francis
West Elevation - Materials
Elise Francis
Rendered Section - Envelope
Mariana Gonzalez
West Elevation - Materials
Mariana Gonzalez
Facade Section - Materials
Fernando Rodriguez
Axonetric Facade Section - Materials
Fernando Rodriguez
Volumetric Axonometric
Guillermo Aguiar
Cross Section
China Carr
North Elevation
Maria Flores
East Elevation
Maria Flores
South Elevation
Maria Flores
West Elevation
Maria Flores
Render - Envelope
Maria Flores
Render - Envelope
Maria Flores
Render - Envelope
Maria Flores
4.1 Fernando Rodriguez
Workforce Housing 2660 Collins Ave., Miami Beach, FL 33139
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Student Work
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Kevin Di Nardo
North Elevation
Sophia Gil
South Elevation
Sophia Gil
East Elevation
Sophia Gil
West Elevation
Sophia Gil
Wall Section
Kevin Di Nardo
Wall Detail
Kevin Di Nardo
Wal Axonometric Section
Luis Gomez
Wall Section
Luis Gomez
Axonometric Wall Section
Miguel Escotet
Wall Section 2
3
Equitone Wall Panel, model Linea
Level 9 89.00
Window storefront type Equitone Wall Panel, model Linea
Level 8 80.00
Window storefront type
Level 7 71.00
Isulated Wall for Exeriors Isulated Wall for Exeriors
Level 6 62.00
Equitone Wall Panel, model Linea
Level 5 53.00
Window storefront type Window storefront type
Level 4 44.00
Window storefront type
Window storefront type
Equitone Wall Panel, model Linea
Window storefront type
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Level 3 35.00
Level 2 26.00
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Mezzanine 17.50
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Level 1 9.00
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Street Level 5.00 Ground Floor Foundations 0.00
RW-2 RW-1
Miguel Escotet Wall Section Detail 1 1/8" = 1'-0"
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Na
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M E
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W d
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North Elevation
Kevin Di Nardo
South Elevation
Kevin Di Nardo
West Elevation
Kevin Di Nardo
East Elevation
Kevin Di Nardo
Longitudinal Section
Kevin Di Nardo
Transversal Section
/kevin Di Nardo
Kevin Di Nardo
Class of Summer 2017 Guillermo Aguiar Michelle Aguirre Joyce Alonso Lizette Anderson Andrea Anez Lina Arias Adriana Balcaceres Rafael Ballester China Carr Gianni Casanova Julio Cepero Kutal Ceren Monica Chan Cesar Charria Danniel De La Cruz Nancy De La Vega Daniel Espinoza Erick Fernandez Daryl Fernandez Maria Flores Elise Marie Francis Emilia Garcia Raquel Garrido
Victoria Gomes Diojanys Gomez Mariana Gonzalez Armand Gorrell Alejandro Gutierrez Marycarmen Haro Ricardo Henriques Damian Henriquez Fernando Iribarren Vera Kabalkina de Jesus Maxine Lambert Steven Lewis Carlos David Manrique Hugo Martinez Marie Mondiere Joseph Murillo Sadiel Ojeda monica Ordonez Vanessa Payan Carlos Alberto Perez Yannique Perry Ingrid Piedrahita Carolina Richardson
Camilo Rodriguez Fernando Rodriguez Camila Romero Daniel Tabet Angel de Jesus Tamayo Ubaldo Urrutia Joan Usquiano Deborah Wintringer
Class of Fall 2017 Cristian Almendariz Stephanie Alvarez Andres Barros Denise Bujalil Veronica Casadesus Maria Cassola Chloe Castanon Kevin Di Nardo Miguel Escotet Mylene Feng Sophia Gil Luis Gomez Syed Habibnejad Denis Ibarra Stevenson Jean Matthew Jekelis Jordan Kager Ekaterini Kokalias Ivette Landero Adonis Lluch Jhennesys Loisos Alexandra Lopez Jose Lopez
Valeria Mastrapa Schneur Zalman Meyer Romi Millard Oscar Montalban Alexandra Morales Sofia Novoa Andrea Orozco Eddy Perez Nathalie Restrepo Gabriela Quintero Chloe Rosenbaum Maria Paula Soler Gabriela Soto Sandy Suarez Estefania Taborda Esther Triana Hesly Trujillo Jorge Tubella Sophya Vega Mariana Velasquez Sarah-Jane Weiner Nia Young
