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ARC+ SMASH

struggle for miami's affordable and sustainable housing

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STRUGGLE FOR MIAMI'S AFFORDABLE AND SUSTAINABLE HOUSING

SMASH ARC+ Buildgreen

ARC+ FIU Architecture: Struggle for Miami's Affordable and Sustainable HousingLE HOUSING Presented by

ARC+ Buildgreen

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 2018. 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 2018 Faculty: • Juan Alayo • Sara Valente • Marcelo Ertorteguy • Arnaldo Sachez Integrated Building Systems: ARC-5483 / Summer + Fall 2017 Faculty: • Henry Rueda • Graduate Assistant Summer 2018 - Miguel Escotet

Table of Contents

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Valentina Paolini

ARC+ SMASH Struggle for Miamiâ&#x20AC;&#x2122;s Affordable and Sustainable Housing Chapter 1: A Conversation with Adrian Madriz - SMASH Chapter 2: Affordable Housing Innovation District - Solutions 6201 NW 17th Avenue Liberty City, FL 33147 2.1 Site Analysis 2.2 Site Plan 2.3 Architectural 2.4 Structural 2.5 Mechanical 2.6 Electrical Chapter 3 - SMASH - Expedited Housing Project Pilot 2264 NW 63rd St, Miami, FL 33147 Business plan

Message From ARC+ / Architecture Research Collaborative: Peter Licavoli We are pleased to present the third publication exploring the possibilities for affordable housing solutions in and around Miami Dade County. This publication focuses on our collaboration with (SMASH) the Struggle for Miamiâ&#x20AC;&#x2122;s Affordable and Sustainable Housing. Affordable Housing Innovation District 6200 - 6201 NW 17th Ave Miami, FL 33147 The first project is a potential public-private partnership with the City of Miami to create an Affordable Housing Innovation District. The project, located at 6200 - 6201 NW 17th Ave in Liberty City, would provide both affordable housing units and an adjacent location to be used as a testing ground for affordable housing strategies and technologies. Expedited Housing Project Pilot: 2264 NW 63rd St, Miami, FL 33147 The second is an affordable, eco-friendly 3-Unit Building with LGBTQ transitional housing programs, mixed with market-rate rentals on a Community Land Trust also located in Liberty City. The CLT model is a viable and growing strategy for the creation of affordable housing. Our hope is that the visions and concepts presented in this study will assist in generating support for the SMASH vision and projects.

Click logo for more information on the SMASH crowdfunding effort

The design and construction of affordable housing provide a challenging and pertinent use case for our organization. Architects are key players in the development of a sustainable housing strategy. Architects can provide the necessary knowledge and specific skills to design 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. 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. Sincerely, Peter Licavoli Executive Director Architectural Research Collaborative

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.

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ARC+ SMASH - Affordable Housing Innovation District Solutions

ARC+ Buildgreen

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A Conversation with Adrian Madriz SMASH Peter Licavoli: Can you tell us a little about your background and how you became involved in the housing initiatives for Miami? Adrian Madriz: Born in New Orleans and raised in South Florida, Adrian is a community organizer by trade, with political, campus and non-profit organizing experience. His past causes include both of Barack Obamaâ&#x20AC;&#x2122;s Presidential campaigns in Florida, student organizing at the Episcopal Chapel at the University of New Orleans and Housing Organizing in Liberty City through the Miami Workers Center. 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?

AM: An affordable housing innovation district would enable the expediting prototyping and market readiness of construction materials and assembly methods that could bring down the cost to build to as little as $4/ sq ft. A Community Land Trust with ample participation from residents affected by slum conditions and families at 30% of the Area Median Income would ensure that any investment of public funds in the creation of affordable housing stays affordable and sustainable permanently, which is significantly better than the 15 and 30 year sunset provisions on most tax-credit funded projects with simple covenant restrictions. 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? AM: SMASHâ&#x20AC;&#x2122;s proposal, the Expedited Housing Project is an eco-friendly 3-Unit Building with affordable and LGBTQ transitional housing programs mixed with market-rate rentals on a Community Land Trust in Liberty City, Miami, FL

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PL: How do we design a sustainable community as it relates to the issue of gentrification? AM: Gentrification is caused by development that does not take the inputs and concerns of local residents into account. A Community Land Trust solves this problem by making the community the developer. PL: What role does the architectural design have to play in the affordability question? AM: Architecture is very important to the quality of life for the residents, especially when it comes to interior design. This project is aiming to achieve the WELL Platinum standard for living ergonomics. Long-term, advances in architecture at the local level can allow for experimentation with new technologies that bring down the cost to build and stretch financing even further. PL: Are there cities that have best practices for managing housing needs for changing and growing populations?

AM: Boston is a good example. In the 80s, they created their first Community Land Trust in the Dudley Street Neighborhood by placing land into the public control through eminent domain. I have yet to see another city engage in such an aggressive policy for the production of affordable housing. PL: Affordable Housing has been called a â&#x20AC;&#x153;wicked problemâ&#x20AC;? 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? AM: It is a wicked problem, especially because the pace of affordable housing production will always lag behind the increases in demand. Moreover, jobs and wage increases alone will never be able to rival yearto-year increases in living costs. Local governments and businesses will face labor costs that spiral out of control as their workforce moves further away from job centers, thus requiring more resources to cover the cost of their daily commute. By pursuing aggressive inclusionary zoning policies, they can bring those costs under control.

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PL: Are there other factors we should take into consideration when we think about this issue? AM: Gentrification is a symptom of the affordable housing crisis, which is in itself a symptom of late-stage capitalism, and the ongoing fallout from racist policies like redlining and zero regulations against payday lenders. The majority of people who face the burdens of these challenges are single-mothers who are more limited in their housing options, thus also making it a patriarchal problem. There are any policy prescriptions that have emerged from American communities of color regarding how to overcome these challenges, but not every situation is the same, and some solutions will work in places where it would not in others. The consisting guiding value for all who work for a more sustainable housing future should be to make the voices of the most affected people the most elevated and heard. PL: What role do you see for community groups and non-profits like ours? AM: Our role as an organization is to be the vehicle that neighborhoods use to get to their destination - a future with affordable homes for all.

2.1 #poweredbyprocore

Site Analysis

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Kayla Cox

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Fiorella Blasi

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Luciano Romero

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Jessica Suhr

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Verlan Eugene

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Paula Monteagudo

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2.2 #poweredbyprocore

Site Plan

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Celine Mazhar

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Nicole Franzese

Celine Mazhar

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Camila Lohezic

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Verlan Eugene

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Verlan Eugene

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Architectural

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Nerea Lazaro

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Marcela Gavilanez

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ROOF PARAPET CONCRETE 12"

W WIDE FLANGE 16" X 26" FIREPROOF COATED BEAM / GIRDER

2" LW CONCRETE OVER 3" METAL DECK CURTAIN WALL DOUBLE GLAZING 2' X 2' COMPOUND CEILING ACT SYSTEM W WIDE FLANGE 16" X 26" FIREPROOF COATED BEAM / GIRDER

2" LW CONCRETE OVER 3" METAL DECK 2' X 2' COMPOUND CEILING ACT SYSTEM 2' X 2' TROFFER LIGHT

2" LW CONCRETE OVER 3" METAL DECK CURTAIN WALL (DOUBLE GLAZED) 2' X 2' COMPOUND CEILING ACT SYSTEM RECTANGULAR MULLION (2.5" X 5")

2" CONCRETE SLAB EDGE SPANDREL

2' X 2' COMPOUND CEILING ACT SYSTEM

2" LW CONCRETE OVER 3" METAL DECK 2' X 2' COMPOUND CEILING ACT SYSTEM

3" WOODEN LOUVERS GLASS PANEL RAILING CONCRETE CAST IN PLACE STAIRCASE

4" LW CONCRETE OVER 12" METAL DECK WOODEN DECK STAIRCASE MAT SLAB FOUNDATION 9" CONCRETE 9 X 9 CONCRETE SPREAD FOOTING

6" CONCRETE SIDEWALK

Jose Moreno

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2.4 #poweredbyprocore

Structural

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Jose Moreno

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2.5 #poweredbyprocore

Electrical

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Ramses Terrero

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Jessica Suhr

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Vanessa Estevez

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Chelsea Davis

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Remy Miller

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Nicole Franzese

2.6 #poweredbyprocore

Mechanical

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Oriana Espinoza

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Alfonso Fernandez

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SMASH Mission: The creation of a Community Land Trust that will adequately address the needs of inner-city Miami residents affected by the symptoms of gentrification (slumlords, rising rents, lack of community control), and that is shaped, developed and implemented by those same residents.

Problem 1: Slumlords Gentrification has made Miami the most unaffordable city in America. When families can't afford to live anywhere, they are forced to live in slum buildings, with rats, mold, mildew, roach infestations, disease, unsanitary conditions and slumlords who refuse to do anything about it. Slumlords continue to get away with this abuse because low-income families have no other choice, and every decent dwelling is too expensive. There are an estimated 150 families in Miami living in these severe conditions, and over 100,000 dwellings that are not up to cod.

Problem 1: LGBTQ - Youth Homelessness Miami-Dade Homeless Trust 2017 “Point in Time” count for overall unsheltered homeless was 1011. National LGBTQ Task Force estimates that up to 40% of all homeless youth are LGBTQ. Miami-Dade’s shelters have been at capacity for years, and most lack intentional spaces for this at risk population.

Against Slumlords There is no agency in Miami looking to provide slum affected families with targeted relief and all public/subsidized housing programs are at capacity with a waiting list of 70,000 that does not prioritize families according to severity of housing distress.

Against Youth Homelessness Paragon Partnership and Citrus Health offer a combined total of 14 shelter beds for LGBTQ Homeless Youth, which are at capacity, and will not cycle quickly enough to accommodate the current many shelterless youth, whose ranks grow every year.

Our solution Expedited Housing Project Pilot Program An eco-friendly 3-Unit Building with affordable and LGBTQ transitional housing programs mixed with market rate rentals on a Community Land Trust in Liberty City, Miami, FL

The team

Expert development, shelter and community

Adrian Madriz

Andrew Bryant

Project Lead, SMASH

General Contractor, Bryant Mgmt. and Const. GRP

Adrian is an experienced community organizer and has relationships with key stakeholders in Liberty City

Andrew has 8 years of GC experience with small to medium residential construction. He is the current owner of the site.

y professionals with a sense of justice

Peter Licavoli

Manny Perez

Executive Director of the Architectural Research Collaborative + FIU

Architect and Senior Program Manager at Nelson-MGE

ARC+ is a social impact organization housed at the FIU Miami Beach Urban Studios

Manny is a full-time architect and his firm is responsible for many Miami-Area medical facilities, including Baptist Health

Brett McNaught CEO of Educate Tomorrow

Aaron McKinney

Development Analyst at Urban Related Development Group

Aaron is a seasoned housing policy veteran, having served as chief policy analyst for Comm. Barbara Jordan prior to joining Urban Related to initiate new ventures in affordable housing for Miami-Dade.

Brett has extensive experience working with youth, linking them to jobs in the community, and serves on the Employment Committee of the Youth Homeless Initiative

Shahrzad Emami

Director of Affordable Housing and Community Development at Legal Services of Greater Miami

Kevin Wilkins Managing Director at Trepwise an impact consulting firm. Whether it is an early stage venture searching for practical solutions to the challenges of growth or a more established organization looking to adopt innovative and entrepreneurial approaches, this team of advisors is here to help clients define and achieve impact.

SMASH is represented by Legal Services of Greater Miami, Inc., a provider under the Florida Community Development Legal Project. For more information please visit www.flcommunitydevelopment.org.

Unique Value Proposition: An integrated housing situation, composed of 3 distinct housing solutions, creating a self funding living model. Concept comes with unique features and benefits.

Pilot Design: Prime Location Within 0.25 mi of MLK Metrorail Station

Pilot Design: Prime Location

Great Schools like MEYGA Learning Center-Liberty city's first private school

Pilot Design: Prime Location Nearby Liberty Suare Redevelopment bringing jobs and opportunity

Pilot Design: Enviromental Sustainability

Pilot Design: FGBC and WELL Platinum Certifications Targeted

Pilot Design: Mixed income

1 Affordable Rental Unit

2 Bd, 1 ba for an individual or couple

$ 300/ mo

1 Transitional Housing Unit

A 2bd, 1 ba unit for 4 LGBTQ homeless youth to share w/supportive services

$ 300/ mo x 4

1 Market Rate Rental Unit

A 3 bd 2 ba unit for a large family at the market rate

$ 1600/ mo

Affordable Housing for Extremely Low Income (ELI)

1. 2 bd, 1 ba, 800 sq ft 2. Max Rent of $300/mo 3. For family or individual at 30% Area Median Income, or $14,000. 4. Specifically for residents affected by slum conditions.

Transitional Housing for LGBTQ Homeless Youth 1. 4 Youth sharing one 800 Sq ft apartment with 2 bd, 1 ba 2. Each youth gets individual space. 3. Intentional Living Program with screened applicants 4. Direct Services provided by service partners. â&#x20AC;˘ Seeking Paragon Partnership, Pridelines, Carrfour 5. Youth linked to jobs, which support operating expense for facility, courtesy of:

Market Rate Family Unit 1. 3 bd, 2 ba, 1600 sq ft. 2. Fully featured with washer dryer, latest appliances 3. Quality finishes and fixtures 4. Ideal for family of 4-6 members 5. In line with rent charged by comparables.

Financials: Development & Requirements to Implementation 1. Financing Procurement: $325,000 • Miami-Dade Special Economic Development (SPED) Grant: $100K • Private Lender: $100K • Developed Equity: $125K 2. Land Title • Letter of Intent for Site Control from Andrew Bryant, current owner • $10,000 3. Permitting • Intent to have all fees waived by Miami-Dade

Financials: Development Costs: $318,613

Financials: Revenue Model 90% of the cash flow needed for operation is generatd from the project itself, while only 10% relies on grants and subsides. Annual Net Cash Flow:$9,350 (+2.25% Annual Income Adjuster)

Rents: 60%

Youth Job Income From: 30%

Grants: 10%

Pro Forma

For more Detailed Financials and project information, please refer to the full ProForma linked below:

https://drive.google.com/open?id=1iJ3aELkvN6kjw5vSNxLblml60xlI_ kwSebpQkRV4EOY

Current Project Status • Project Lead spearheading development: Adrian Madriz • Site Control Established • Land Owner Identified with Purchase and Sale Agreement: Andrew Bryant • Program partners in place • Community Relationships in place with key Liberty City leaders: Trenise Bryant, Porgie Town, Comm. Keon Hardemon, Comm. Barbara Jordan, Comm. Edmonson • Interested Financiers Identified: Florida Community Loan Fund

Timeline

Pilot impact and results - Foundation for the Future

Permanent Affordable housing for one individual or couple affected by slum

4 LGBTQ Homeless Youth Housed, EMployed and developed into leaders after 1 year

Community Land Trust model proven profitable and scalable in Miami-Dade County

What now? Fund SMASH for the implementation of this concept. Crowdfunding Page https://startsomegood.com/projects/ smash-housing-project/

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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 to his students are truly inspiring and we are forever grateful for his support.

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Henry Rueda

Visiting 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.

Miguel Escotet

FIU School of Architecture ARC+ Buildgreen Programm Graduate Assistant

We would like to thank our Graduate Assistant Miguel Escotet for his tireless work in the coordination and administration of the Buildgreen program, and for his expertise and creativity in the creation of our semester studies. Miguel Escotet is graduate of Universidad Rafael Urdaneta's School of Architecture in 2016 , Honorable mention on technological development for "our lady of Fatima's church" on Carlos Raul Villanueva award in 2013, and twice Awarded for Academic Excelence on universidad Rafel Urdaneta in 2012 and 2014, Master of Architecture (M.Arch) spring 2019 from Florida International University.

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Class of Summer 2018 Angel Alfaro Cesia Alvarado Sara Alzate Yailyn Barrera Fiorella Blasi Fernando Chery Melodie Coles Yenifer Cordoba Kayla Cox Christopher Crocitto Joanna Cruz Omer Cuvanglioglu Michael Dahan Chelsea Davis Ismael Desplan Jose Diaz-Rivera Oriana Espinoza Vanessa Estevez Verlan Eugene Alfonso Fernandez Nicole Franzese Kaitlyn Fuson Marcela Gavilanez

Cristina Gomez Lauren Grzenda Meissel Herrera Matthew Jekelis Kevan Kasmai Austin Landrette Nerea Lazaro Raphael Lindor Camila Lohezic Danitza Lora Ximena Martinez Celine Mazhar Johana Medoza Marina Mikhaiel Remy Miller Paula Monteagudo Jose Moreno Kevin Muniz Valentina Paolini Laura Patino Hermez Perez Alexis Reyes Luciano Romero

Ivo Rondinoni Austin Roy Edwin Salas Iris Sanchez Jorge Somarriba Jessica Suhr Ramses Terrero Zair Toloza Samira Umuhoza Karl-Eric Valcin Neil Varillas Andrea Villaverde Sarah Jane Wiener Camilo Zapata III Valeria Zavatti Ubaldo Urrutia