The Bridge Studio by GSAPP_Digital Publishing

Architecture, Planning and SpringAdvancedPreservation.VIStudioof2022

Communit y Based Desi gn University in the City of New of

Columbia

GraduateYorkSchool

*CBD

CONTENTS

ARCHIVELOPMENTINTRODUCTIONPROJECTOASISFRAGMENTEDINVERSIONSFUTURENOSTALGIAMIAMIEXCURSIONFORMERPS64REDEVELOPMENTPB01XX03020100040506

The course is offered as part of Advanced Studio VI, the final full-se mester course in the MARCH/MSAAD Architecture Design Studio sequence. Additionally, the Bridge Studio will contribute to the Cap stone: Development Case Studies requirement for MSRED and du al-degree studio members.

The Spring 2022 Bridge Studio, led by MSRED Director Patrice Der rington and Professor Christoph a. Kumpusch, is the third joint studio between the GSAPP Master of Architecture and Master of Science in Real Estate Development programs.

Compare French intersection (14th cent.)

1. Mathematics. Of a family of sets: the state or quality of there being one or more points or elements common to each set. rare.

2. Sociology. interconnectedThenature of social categorizations such as race, class, and gender, regarded as creating overlapping and interdependent systems of discrimination or disadvantage; a theoretical approach based on such a premise.

Intersectionality / ɪn(t)ərˌsɛkʃəˈnælədi fromintersecare(Vitruvius),<LatinEtymologyintersection-emnounofactiontointersect v.

3. In Jungian psychology, an patterninheritedofthought or symbolic imagery derived from past collective experience and present in the individual unconscious.

2a. Originally in Philosophy and Linguistics. Not characterized by or involving a binary distinction or opposition.

The future developer n architect will not be restricted to one profession or the other, but will be NON-BINARY.

Studio Framework

Archi-type / ɑːkɪtʌɪp/

<<Etymologynon-prefix + binary

Creating joint concepts that are fun-damental to both Real Estate Development and Architecture introduces new ways of architectural thinking and making—which draw connections between environment, form, perfor-mance, policy and politics— both for human and non-human participants. Participants are public, private or anything in be-tween. It is inevitable that the process of architecture creates real estate assets and that real estate is made manifest through architecture. Therefore it is just as inevitable to take a fluid role as a designer and developer. It’s never just, it’s always and.

1.EtymologyTheoriginal pattern or model from which copies are made; a 2.prototype.Anideal example of a type.

1.adj.Not binary (in various senses); not consisting of or involving two parts

The creation of the built environment is both, part of and a contributor to, the economic context of our lives – in this it can be subversive or supportive for equitable economic condi-tions. By the act of design, combined with the physical delivery of that design, an economic asset is put into play within a com-munity of many and varied stakeholders. Who grabs the most benefit and who is deprived is embedded in the design and financial decisions in the production of a community neigh-borhood. By intersecting design choices with feasibility anal-ysis, the future developer ∩ architect interrogates traditional methods of decision-making and enters a realm of the creative arbitrage of economic value to the whole community over production cost.

Non-binary / nɑnˈbaɪˌnɛri

To carry out this work, studio members are expected to re spond to five focal points, or pillars of development: equity, advocacy, adaptability, variability, sustainability. These pillars are merely questions aimed to redefine what it means to be a critical developer, an architect, or a participant in the physical and imagined environments. To contribute and thrive within the real estate industry and the physical environment at large, means to be a public voice. The first half of the semester will comprise research-based group work, while the second half will be conducted in teams of 2 studio members. Teams in the second half will comprise one MSRED student and one MARCH/ MSAAD student. Dual-degree students will be encouraged to partner with a studio member whose professional and aca demic expertise complements their own.

Investigations will occur through research, drawing, modeling, making, collaborating, investigating, interacting, and outreach. Studio critics will promote regularly scheduled injections of ideas and inspiration from our mentor and teaching teams, in cluding field trips, film screenings, weekly syntactic lectures, word marathons, workshops on making, and sessions on sto rytelling. From human to non-human (machine learning (ML) and algorithms), we will offer diverse ways of reading, seeing and understanding the human condition within the built en vironment. Apart from the resulting architectural bodies, or archi-types, we will focus on interactions between the human body and the urban body: crossing the lines of transportation, adaptation and configuration to project a future reality of what it means to inhabit the city.

TheBridgeStudioisgroundedonthepremisethatamultidisci-plinaryapproachtodevelopmentwillyieldmoreinclusiveandmoreimaginativecities.

Financing Our Common Future

The Bridge Studio, Spring 2022

Similarly, the developer will take on a non-binary critical pos-ture, beyond industry biases and classical economic constructs.

1011

Project OASIS introduces a compelling development plan to convert existing 5-stories Public School 64 building into a 121,700 SF 8-stories mixed-use building with 54 market-rate residential units. Highlighted by its unique program assemblage, Project OASIS provides viable pro grammatic solutions to lingering cultural and social is sues to benefit the community while securing lucrative re turn metrics for our investors through thoughtful program curation to achieve value creation.

Project OASIS’ prime goal is to create a strong base for long-term establishment of communal identity. The key to long-term success, we believe, is the creation and implementation of socio-economically sustainable cycle that incentivizes various participants or end -users to be directly & indirectly involved in value creation and growth – a role of a Catalyst.

Projectcreation.OASIS

Program Curation.

Karen Chen Jason Seung Lee

ProjectOASIS01 15 01 ProjectOASIS 14

Project OASIS thoughtfully curated its program assem blage to offer viable solutions to help prevent further fragmentation of social mix. The program curation Project OASIS offers is not a 1-dimensional response to current problems. Rather, it attempts to introduce a clear rela tionship between each programs to complement one another in their operations, achieving long-term establishment of socio-economically sustainable cycle.

Socio-Economically Sustainable Cycle. The diagram dissects the current social environment into 3 categories: Unit Community, Building Community, and Neighborhood Community. Project OASIS attempts to seam lessly weave the three categories through program cura tion and establishment of programmatic relationship which is conducive to value

ProjectOASIS01 17 01 ProjectOASIS 16

Flexible Event Space will be actively managed & utilized by CHARAS Headquarter and NYC Department for the Aging, providing various community outreach programs including outdoor workout sessions for the elders, afterschool pro grams for the youths, to name a few.

Flexible Event Space becomes an extremely important con duit that allows our building community to reach out to the broader neighborhood community, help establishing a strong communal identity.

Starting with Unit Community, Residential is not only one of the anchor programs in our building, but it also provides a strong pool of anchor consumers that interact with various programs in our building.

The current social mix of East Village is rather very fragmented, mainly due to the lacking presence of strong communal identity. This is a result of the inevitable social gap between extremely transient young profession als who are constantly coming in and out of the neigh borhood and multicultural families & elders who settled in East Village since the early 1980’s. There is also a very strong presence of CHARAS cultural organization, especially tied to the history of our building. Lastly, the project has recognized local small business owners as another fragmentation of social mix, as they are vital to the long-term stability of communal growth.

Solution: Program Curation. With five end-user groups the project has identified, Proj ect OASIS thoughtfully curated its program assemblage to offer viable solutions to help prevent further fragmenta tion of social mix. The program curation Project OASIS offers is not a 1-dimensional response to current prob lems. Rather, it attempts to introduce a clear relation ship between each programs to complement one another in their operations, achieving long-term establishment of socio-economically sustainable cycle.

ProjectOASIS01 19 01 ProjectOASIS 18

Retai 24,450 20,783 $200 $235.29 $4,890,000

Total Development Cost 121,700102,558 $694.12$823.68$84,474,655

Broker Fees 5% $11.36 $13.47 $1,381,924

‐

Use GSF RSF# of Units Cost

NYC Department for the Aging 5,400 4,860 $175 $194.44$945,000 Office (Tech Incubator) 32,400 27,540 $200 $235.29 $6,480,000

per GSFCost per RSF Total Cost

Contingency 5% $18.23$21.63$2,218,688

Historic Preservation Consultant $10 $11.87 $1,217,000

MEP Consultants $15 $17.80 $1,825,500

Elevator Installation Total 24 Stops $55,000 $1,320,000

Asbestos Abatement

Title Insurance 0.5% $1.14$1.35$138,192

CHARAS Headquarter 5,400 4,860 $175 $194.44$945,000

Marketing $6 $7.12$730,200

Total Hard Cost 121,700102,558 $382.85$454.31$46,592,438

Total Acquisition Cost 121,700102,558 $240.28$285.12$29,241,518

Level 1 5 80,000 $35 $2,800,000

Demolition Level 1 4 Selective Demo 8,000 $75 $600,000 Level 5 Clean Up 16,000 $75 $1,200,000

Interior Renovation Buildout

Hard Cost

‐

Mortgage Recording Tax 0.3% $0.68 $0.81$82,915

Soft Cost Architecture 121,700 102,558 $20 $23.73$2,434,000

Acquisition Cost

Grocery Store 6,850 6,165 $200 $222.22$1,370,000

Property Purchase Price 121,700102,558 $227.10 $269.49 $27,638,486

Basement 23,250 $35 $813,750

Public Common Area 11,800 11,800 $150 $150 $1,770,000

New Construction Residential 35,400 26,550 54 $600 $21,240,000

Other Consultants $10 $11.87 $1,217,000

Legal Expenses $10 $11.87 $1,217,000

ProjectOASIS01 21 01 ProjectOASIS 20

Total Soft Cost 121,700102,558 $71.00$84.25$8,640,700

ProjectOASIS01 23 01 ProjectOASIS 22

ProjectOASIS01 25 01 ProjectOASIS 24

ProjectOASIS01 27 01 ProjectOASIS 26

ProjectOASIS01 29 01 ProjectOASIS 28

ProjectOASIS01 31 01 ProjectOASIS 30

01 33 01 ProjectOASIS 32 ProjectOASIS

ProjectOASIS01 35 01 ProjectOASIS 34

ProjectOASIS01 37 01 ProjectOASIS 36

With 8 years of extensive professional expe rience as a licensed architect, Jason brings unique value through thorough understand ing of architecture and construction industry. Through the MSRED program at Columbia University, he passionately aimed to expand his proficiency in both capital markets and real estate development, demanding a more well-rounded appreciation of fields outside of his traditional expertise.

<Karen Chen is currently pursuing her Master of Architecture and Master of Science in Real Es tate Development at GSAPP, Columbia Univer sity. She established a passion for design during her undergraduate studies at University of Vir ginia where she received her B.S. in Architecture in 2019. During past summers, Chen worked as an intern for MAD Architects and Pelli Clarke & Partners on various cultural and commercial projects. Chen believes in placemaking and the multidisciplinary approach to achieve it social ly, economically and architecturally. As a young designer entering the field, she looks forward to bringing her value and skillset to improving our built environment and human experience.

<Jason Seung Lee, AIA, LEED AP

Through model making, and quantitative analysis in excel, this project explores the relationship between fragmented users and uses in creating immersive spaces that are informed and supported by financial decisions. In doing so the project interrogates the traditional development structures and existing spatial qualities of PS 64 and the broader East Village Community. The project sets out first to make explicit the inversion of social and financial value and how they are represented in the built environment. Socially valuable spaces simply do not generate enough income to justify their construction alone. These spaces must be subsidized by spaces with higher financial values, such market rate commercial and residential spaces, including condominiums. However, the whole project would not gain necessary public support unless it includes socially but not financially valuable spaces, such as affordable housing and community programming. Ultimately these fragmented uses and user groups all become part of the community, by virtue of calling the building their home, whether it be an affordable studio, a high end condo or a local business owner renting space at a reduced rate.

In the physical model, spaces with high community use and social value expand to represent the intersection of user groups and interaction of the building and its neighborhood. To contrast this the residential floors are pressed together, and reach out only in a few key places beyond the base of the model, thus tying them to the urban fabric. Despite the model’s conceptual form the project is fully rooted in financial metrics and is fully feasible.

Fragmented Inversion

Cara Grace DePippo D.Graham Drennan III

FragmentedInversion02 41 02 FragmentedInversion 40

FragmentedInversion

FragmentedInversion02 43 02

FragmentedInversion02 45 02

FragmentedInversion

% of TotalAmountDurationStart End

745,741,63$latoT ylhtnoMlaunnAselaSodnoC raeY1%43%38.2%57.2%332raeY%05.5%333raeY 1 Condominiums A-102 D-102 1 Construction Loan Repayment $53,494,278 A-103 1 Permanent Loan Amount $58,026,439 A-104 1 Sale Price $91,605,736 A-105 D-105 1 Levered Financial Analysis Profit:EquityIRR:15.00%Multiple:2.7x$54,205,898 A-107 Loan Amount & Equity Required draHdnaL00.000,000,82$00.525,776,24$tsoC05.752,328,01$tsoCtfoS Total Const Before Reserve CTHILytiuqEConstruction$81,500,782.50Loan$48,900,469.5000.313,006,23$28.165,718,1$TotalEquityNeeded$30,782,751.18 Loan Assumptions mreTCTLConstructionLoan%06LoanAmount$48,900,469.50InterestRate6%5InterestReserves$2,689,525.82 1 Construction Loan & Equity Required G-104 Permanent Loan Assumptions VTLRCSD%06 Max Loan$58,026,439.72 LTVLoan$67,041,605.37MonthlyNOI309,378$ Monthly PMT$252,534.73 TotalMonInterestRate3.25%MaxMonthlyPMT257,814.81$InterestRateMon0.27%MaxLoanDCR$59,239,675.36AmortTerm30DebtYield6.50%AmortTermMon360NOI$3,771,718.58thlyPayment$291,769.30MaxLoanDY$58,026,439.72ValueatRef$111,736,008.96 1 Permanent Loan Assumptions G-105 FragmentedInversion02 47 02 FragmentedInversion 46

G-101 D-103D-101 D-104 Development Budget

section lays out assumptions taken early on in project development and relates mostly to traditional financing structures such as development costs and loan values. These values are input into the proforma, and combined with market research that outputs the analysis section. This section includes rents and sale prices of the building, as well as traditional measurements of financialfeasibility such as IRR and Equity Multiple. Both the General and Analysis sections can be seen as pointing out the traditional key moments in the development process.

Profit:EquityIRR:10.94%Multiple:1.8x$63,335,809

Financial Analysis

1 Unlevered

Construction Cost NewRenovationPSF$275.00ConstructionPSF$550.00 Square Feet noitiddAgtsxE821,321000,42 1 Construction Costs & Development Budget

latoTlatoTnoitcurtsnoCtfoSdnaLnoitisiuqcA00.000,000,82$HardCostReno$275.00$29,477,525.0005.752,348,8$%03oneRtsoCtfoSHardCostAddition$550.00$13,200,000.0000.000,089,1$%51noitiddAtsoC40.345,249,2$%6evreseRtseretnI45.523,344,65$tegduB45.523,344,48$tegduBtnempoleveD

DevelopmentG-102Schedule 6300.525,776,24$2183.418,507,2$-PRULUdnaL100.000,000,82$shtnoMhtnoM0htnoM1%001htnoM1htnoMshtnoM4257.826,114,5$%05htnoM1htnoMshtnoM2183.418,507,2$%52PRULUhtnoM31htnoMshtnoM%52PRULU-htnoM52htnoMshtnoMtsoCdraHhtnoM52htnoMshtnoM2105.267,833,12$%051raeYhtnoM73htnoMshtnoM2105.752,308,21$%032raeYhtnoM94htnoMshtnoM2100.505,535,8$%023raeYhtnoM1htnoMshtnoM4205.752,328,01$tsoCtfoSSCDuringConstruction50%$5,411,628.7512MonthsMonth25Month36htnoM16htnoMshtnoM6esaeL Development Schedule

TheSections.general

The Diagram/Drawing section contains drawings that suggest the proposed condo tower and a courtyard drawing which captures the blurring between the public-public space of 10th Ave and the public-private space of the building. The three diagrams included emphasize the inversion of social and financial value and the role of use in realizing financial feasibility. The NPV diagrams show the time-adjusted present financial value of each use, less cost to develop them. Critically the spaces that are the most socially valuable, namely the affordable components, produce negative time-adjusted returns, compared the the other market rate spaces which generate the bulk of the returns.

In the end, the negative NPV of the socially valuable spaces are negated by the financially valuable ones and in the end the project is financially feasible. The sale diagram breaks down the final $91 million price into the financial value each use is measured at at the end of the eight year hold period.

The callouts are broken into three categories across the proforma; General, Analysis and Diagram/Drawing

RenG-103alRevenue New61BedMarket750$1,350,000$1,800New61BedMarket750$1,377,000$1,836New71BedMarket750$1,404,540$1,873New71BedMarket750$1,432,631$1,910New81BedMarket750$1,461,283$1,948New81BedMarket750$1,490,509$1,987New91BedMarket750$1,520,319$2,027New91BedMarket750$1,550,726$2,068New101BedMarket750$1,581,740$2,109New101BedMarket750$1,613,375$2,151New111BedMarket750$1,645,642$2,194New111BedMarket750$1,678,555$2,238New122BedMarket1,300$2,860,000$2,200New132BedMarket1,300$2,917,200$2,244New142BedMarket1,300$2,975,544$2,289New152BedMarket1,300$3,035,055$2,335New162BedMarket1,300$3,095,756$2,381New172BedMarket1,300$3,157,671$2,429

A-106 Project Summary GSF

Summary Exstg Apartment Unit TypeNumber o UnitsUnit SF Tota SF Ren PSFRen Per Unit Tota Monthl Rent Tota Annual Rent 1oidutS476,17$7.35$3,491$45,386$544,635deB7518,75$7.75$5,813$145,313$1,743,750deB21,166,96$7.50$8,700$52,200$626,400latoT31,88587,419,2$998,242$ tneRlaunnAlatoTtneRylhtnoMlatoTFSPtneRFSlatoTepyT mmoCmmoCliateR001,9000,281$761,51$812,8063,461$796,31$505,41tkM052,527$834,06$000,052$338,02$05$000,5potfooRTotal$110,134$1,321,610 1 Rental UnitsRentalA-101Revenue SummaryAffordable Apartment Unit TypeNumber of UnitsUnit SF Total SFRent PSFRent Per UnitTotal Monthly RentTotal Annual Rent oidutS57431,425$2.82$1,341.0$4,023$48,2760577deB5,250$2.20$1,651.0$11,557$138,684061,12deB2,320$1.70$1,974.0$3,948$47,376599,8latoT633,432$825,91$ Condo Units Total21Bed70%Bed30%100% Unit SF 21Bed750Bed1,300 Number of Units Total21Bed12Bed618 Price PSF 21Bed$1,800Bed$2,200 BldgFloorTypeSubTypeSFPrice Per UnitPrice PSF

draytruoCliateRResidentialExstg69,276001,9CommercialAff8,218CommercialMkt14,505548,9481,21potfooR000,42noitiddA 821,741latoT Project Summary

graduated from Colum bia University GSAPP in 2022 with a Master of Architecture and a Master of Science in Real Estate Development. Previously, she attended Dartmouth College and graduated in 2018 with a Bachelor of Arts in Geography and Art History. Cara is interested in the intersection of design and finance, and how the relationship between the two can positively impact the built environment.

< D. Graham Drennan III is a member of the GSAPP MSRED Class of 2022. In 2021 he gradu ated from the University of Southern California with a major in Civil Engineering (Building Science), and a minor in the Cinematic Arts. He is interested in the intersections between design, engineering and finance and exploring how they directly inform and shape the built

<Caraenvironment.GraceDePippo

NostalgiaFuture 03 51 03 50 NostalgiaFuture

The political analysis reveals the existing site is highly controversial. So strong is this sense of community ownership that activist community members used all political levers to shut down development. The community analysis highlights how community ownership of land and space is in part rooted in the history of East Village. Remnants of this strong neighborhood identity exist today with so many community gardens in the East Village. The financial market analysis demonstrates food and beverage establishments are most valued in terms of rent per square foot. This aligns with our understanding of the East Village having a lot of dive bars and restaurants

The design seeks to simultaneously weave together optimizing the financial community and political developments both in its process and physical form. The historic portion of the building focuses on creating lively food halls, restaurants and bars by carefully opening up the existing structure at the ground level. An exterior stairwell brings visitors up to the roof level. This roof level focuses on community ownership and works in conjunction with the network of other community gardens. An affordable housing block is added above the roof garden to address the political priority for more affordable housing in the neighborhood as identified by Manhattan Community Board 3. All together, Future Nostalgia aims to create an interdependent, mixed-use and financially viable project that contributes to

NostalgiaFuture 03 53 03 52 NostalgiaFuture

Future Nostalgia explores the value and interdependence of finance, community and politics

NostalgiaFuture 03 55 03 54 NostalgiaFuture

NostalgiaFuture 03 57 03 56 NostalgiaFuture

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AIA

Kamu explores the built environment through a combination of architecture, real estate finance and community impact. As a registered archi tect, he has ten years experience in the industry working on a broad scope of projects, from international competitions to museum exhibi tion design to construction administration to project management. He is a 2022 candidate for the M.S. in Real Estate Development (M.S. RED) program from Columbia University, and holds a B.A in Architectural Studies from the University of Washington.

<Karan Matta

Karan is a Master of Architecture candidate at Columbia GSAPP and holds a Bachelor of Science in Architecture from the University of

<KamuVirginia.Kakizaki,

Karan explores architecture through an inter disciplinary lens and is interested in applying biophilic design to create healthier spaces and cities. His professional experience has allowed him to work on multiple scales, from large-scale urban design to high-rise towers for developers to interactive audio-visual installations.

Miami Excursion 69 00 Miami Excursionxx

Hours:

Faena

Hours:10am-7pm

ADV VI: TRAVELSPRINGSCHEDULE2022 *10:00PM Arrivals Ground Transport Guided Tours Site Visit Projects * To Be Confirmed 2MAP https://my.atlistmaps.com/map/f9b0a82b-8b26-406b-8632-3f3f62712021?share=true Miami Excursion 00 71 00 70 Miami Excursion

3SCHEDULE MARCH 8th-11th DAY 0: NEW YORK <<< >>> MIAMI DAY 3: MUSEUM MILE DAY 1: TROPICAL MODERNISM DAY 4: COCONUT COVE DAY 2: MIAMI DESIGN DISTRICT DAY 5: MIAMI <<< >>> NEW YORK MARCH 7TH MARCH 10TH MARCH 8TH MARCH 11TH MARCH 9TH MARCH 12TH 10 00 11 00 12 00 13 00 14 00 15 00 16 00 Flight Info\ Arrive at Miami, Check in. Meeting with: Thomas Mooney *2:00PM Director, Planning at City of Miami Beach Check Out Flight ReturnInfo\toNew York Office Visit, Lunch with: Bernard Zyscovitch *12:00PM CEO, Founder of ZY SCOVICH and Plan Z For Miami Oceanside Drive South Beach Walking Tour Raleigh TheSunpathHotelhouseBass/NewWorld Center Coconut Grove Tour with: Mariella Tzakis *TBC GSAPP Alumni, TROPICA Kampong National Tropical Botanical Plymouth Church OMABarnaclePark Grove BIG Grove at Grand Bay M T W Th F S 10 00 11 00 12 00 13 00 14 00 15 00 16 00 10 00 11 00 12 00 13 00 14 00 15 00 16 00 10 00 11 00 12 00 13 00 14 00 15 00 16 00 10 00 11 00 12 00 13 00 14 00 15 00 16 00 10 00 11 00 12 00 13 00 14 00 15 00 16 00 Presentation by: Craig Robins CEO & President, Dacra Jen Roberts *11:30PM CEO, Design Miami *lunch MIAMI DESIGN DISTRICT Anna WilliamsDirector of Marketing, Dacra Fly Eye Dome, Buckminster Museum Garage, WORKac

Superblue Miami

The Rubell Museum

Hours: 1130am-530pm Art Museum 11am-9pm District hours

Piero Atchugarry Gallery *11:00am 5520 NE 4th Ave, Miami, FL 33137

Pérez

In the late 1980’s through the early 1990s, Robins played an integral role in the repositioning and revitalization of Miami’s South Beach through Dacra’s restoration of Art Deco landmarks, and the creation of new commercial and cultural opportunities. Robins realized that creative public programming would rapidly foster a sense of community, and his projects were defined in part by performances, public art, and dynamic events that were inclusive of residents and visitors to the area. In parallel, Dacra also developed mixed-use projects throughout South Beach including Lincoln Road and Espanola Way. Later Dacra acquired 8.5 acres on Allison Island and created a New Urbanist residential community — AQUA. The rapid appreciation of the asset value of the Miami Beach properties was attributable in part to Robins’ strategy of defining Dacra’s projects as destinations in the national and international conversation, a strategy he continues to employ today.

her BA in Art History at Hobart and William Smith Colleges, Geneva, NY, and completed the post graduate program at Christie’s Education London. Born and raised in Manhattan, Roberts currently has a residence in the unspoiled jungles of Ilha Grande, Brazil, and lives in the coastal resort city of Miami Beach.

9BIOGRAPHY

Santorini Stitch House Corners House Floating School Birds & Bees 53 BushwickMercer Inlet Theatre

Mariella Tzakis*

CEO, Design Miami/

JENNIFER ROBERTS is the Chief Executive Officer of Design Miami/, the global forum for design, whose fairs occur alongside Art Basel in Miami and Basel, Switzerland, each year. In her role as CEO, Roberts is responsible for the business operations of the organization as a whole and is a member of Design Miami/’s executive board. In this capacity, Roberts oversees development of Design Miami/’s exhibition program, satellites, and collaborations. She also supports the expansion of MCH and Dacra with regional art and design fairs and Robertsactivations.earned

CEO, Founder of ZYSCOVICH and Plan Z For Miami, a not-for-profit organization.

Zyscovich, who has a bachelor’s degree in architecture from the Pratt Institute, was born in Philadelphia, grew up in Miami Beach and still lives in South Florida. His firm, founded in 1977, planned and designed projects including Dumbo Heights in Brooklyn, El Dorado Airport Terminal in Bogota, Midtown Miami and Miami Beach’s Convention Center Redevelopment District. The company has also created plans for downtown Miami, downtown West Palm Beach and the city of Jacksonville. “It is vitally important to view design and architecture as a tool for betterment,” says Zyscovich, describing his profession to Florida Trend. “The architect needs to be the teacher and philosopher articulating the optimal solutions for any given challenge.” Known as the father of “real urbanism,” he told the Real Deal: “Real urbanism means building a plan around all that is unique and authentic about a place, creating places that have identifiable character and personality, as opposed to imposing a predetermined design solution.”

Bernard Zyscovich*

*ZYSCIVUCH Office:

GSAPP 2019 Master of Architecture Alumni / TROPICA Architecture +Landscape Design

[Re]ConstructionUmbrellasHouse

Jennifer Roberts *

Mariella Tzaki is a graduatre from Columbia Graduate School of Architecture Planning and Preservation with a Master in Architecture Degree 2019. She is an active coolaborator of Tropica Architecture + Landscape Deisgn with roles as 2020 Designer of Columbia University’s Pavilion at Venice Biennale, Partime Lecture at University of Miami and projects including but not limited to: Coconut Grove Garden House

3841NE2ndAvenue, Suite400 Miami, Florida33137USA

Craig Robins is an entrepreneur, real estate developer, and art collector based in Miami, Florida. As the CEO and President of Dacra, the real estate development company he founded in 1987, Robins focuses on developing creative communities that integrate art, design, and architecture to accelerate asset value creation and enrich urban life.

Miami Excursion 00 73 00 72 Miami Excursion

Craig Robins *

*Dacra Office: 3841NE2ndAvenue, Suite400 Miami, Florida33137USA

100BiscayneBlvd. 27th Fl, Miami, FL 33132

Chief Executive Officer & President @ Dacra

*Dacra Office:

8BIOGRAPHY

Miami Excursion 00 75 00 74 Miami Excursion

04 archivelopment archivelopment04 7879

Alonso L. Ortega Josh Westerman

04 archivelopment archivelopment04 8081

archivelopment

Buildings are bored, they are controlled by programmatic schemes and designed not to respond to users but instead house them under typical configurations. Alternative interaction in its own process will provide an architecture that sufficiently becomes responsive to resolutions, becoming a hub of natural experience and providing re-imagined value to the user. By means of an activity-based defining procedure, we can solicit awareness in users of space, human condition that occupy the space, and uncover new devices that were hidden.

By rejecting focus on vanity and praise from the beginning, a reorientation can manifest for how architects/developers base their practices. The perceptual approach of photorealistic images manifests a false narrative that promises an effective place of making. However, an investigation of these environments through objects and activity can be a basis to speculate on the possibility of interactive architecture. This argument focuses highly on objects and activities as identifiers for human ability and discourse. This investigation has potentially disruptive and far-reaching effects for architecture but it can be argued that these fields haven’t been developed as a direct response to previously identified architectural demands. Instead, they have risen as a consequence of new technology availability and mass consumerism. Can Architectural development, with its practical conceptualisation and realistic context promise useful spaces for the future? Or do we need to reexamine our built environment not as a deployment to mimic or influence interaction through a program but rather use air as its medium to engage with events directly.

A: An interrogation of the process will introduce new ways of architectural thinking and making as a means to reconfigure the conditional, relational, aesthetic and contextual principles of architecture and real estate development.

A: For instance, users will eat in their Bedroom, store their cleaning supplies in the Mechanical Room, or they will fuck in the Bathroom. It is through activity-based verbiage where archivelopment redefines what spaces can be.

A: ^Buildings are bored, they are controlled by programmatic schemes and designed not to respond to users but instead house them under typical configurations.

J: ^Alternative interaction in its own process will provide an architecture that sufficiently becomes responsive to resolutions. By means of an activitybased defining procedure, we can solicit awareness in users of space that allow a new observation for real estate in hopes that it can continue interrogating and reforming itself.

Final presentation Transcript

J: Architecture and Real Estate have always worked in models to understand and create spatial value. Both these fields confront community and sociospatial elements through speculation of users and concepts that lead to assets. A formulation that is regurgitated and overused which provides little adaptability or countability for the design process.

J: ^How can a space be assigned to users? Humans are as varied as particles of sand and therefore traditional spaces can accommodate a plethora of potential activities. These typical spaces include Bedrooms, Kitchen, Entry Space, Living Room, Bathrooms, Closet, Mechanical Room, Pantry, Garage, etc.

J: ^But, these commonly-configured rooms are not limited to a single set of activities often assigned with their nomenclature.

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A: ^These devices are able to denote abilities, capabilities, time, viewing, and deformations among J:others.^The current site has sat abandoned and the restricted space has stranded the notion of place to the broader user due to this withdrawal of stories and ^Throughinteractions.socialinspection

J: ^This can result in defined order around a collection of activities, helping to verbalize and group by Human Condition Designations (HCD). These designations include: Agitation, Consumption, Devote, Discharge, Health, Introspect, Pain, Pleasure, and Rest.

we can start is through vocabulary that is action oriented, whether physical, or cognitive. These states of being encourage a designer, developer, and user to concentrate on the verbs that are most important to them.

J: Distill…

of the site and by working with PS64 as a case study we uncover an elaborate use of event and context by drawings that uncover fragmentation experimentation

A: Ease… J: Emit…

J: ^There are many ways you can start to interrogate this ^Oneprocessway

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A: Compress… J: Move… A: Eat… J: Force…

J: ^By intersecting verbiage in relationship to their human condition designations we can start to create areas of events.

^ These areas of events are organized from single to multiple intersections that can be extracted into ^Thesedevices.devices

contain catenative verbs that are simplified into participle verbs which further expand on examples of nouns.

A: ^To further organize verbiage, these select actions are plotted on a cross diagram

^that the designer/developer draws connection from its intersections, these result in direct and passive correlation.

J: ^What if the user-desired activities dictated the value placed on the built environment, crafting and creating space around what a user desires to

A:do?

A: Users are beginning to be exposed through the exploration of these drawings, the concept is being marketed to the user for consumption through spec ulation as a morphological approach.

What if this value of the human experience was translated into equal value for the developer, rather than just a price on its square footage, redirecting the mindset around potential value of

^We begin to reexamine the confines and configura tions of space to promote a reclamation and repos session of the site to a hyper user whose own au tonomy is reflected in colliding with elements that decenter the notion of a unified coherent site.

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A: ^It is through this re-engagement of site and awareness of the typical process, that lead us to approach physical products through this heightened procedure, space-defining, and place-making lens.

A: ^Knowing how much a user can pay for a space helps account for the tarket price set for such revenues. By applied industry standard mechanisms, such as capitalization rates, the asset is managed or sold depending on intended and forecasted value, immediate or sought after.

J:space?^It

is important to note that the architec tural phases and details in design are not what is being interrogated, but rather the initial process of how a project and space-creation comes into re alization. A compilation of these analysis and con siderations provokes a plan for proceeding.

J: ^The valuation of real estate is one of the most speculative exercises to complete. The compo nents of this valuation formula are the potential revenue a space can achieve, less the expenses it takes to manage and upkeep. To arrive at the poten tial revenue of a space, the understanding of the potential users is critical.

A: Can Architectural development, with its practical conceptualisation and realistic context promise valuable spaces for the future? Or do we need to reexamine our built environment not as a deployment to mimic or influence interactions through a program, but rather use human experience as its medium to inform our spaces?

Thank you

J: By interrogating each object that is typically drawn on an architectural floor plan we are able to uncover what is of most importance to users and properly index revenue. This allows us to rethink assumptions and processes for how we contribute to the built environment.

J: ^This argument focuses highly on objects and activities as identifiers for the human experience. This investigation has potentially disruptive and far reaching effects for architecture but it can be argued that these fields haven’t been developed as a direct response to previously identified human spatial demands.

J: ^Archivelopment encourages a new method in de termining the value of spaces offered by taking the actions of a specified user and calculating the time spent on objects that are typically drawn in archi tectural drawings.

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A: ^For example when looking at a typical bedroom, user X spends more time on their bed then they do at their desk. Each object is defined through their verbiage and uncovers greater detail in what actually is of more importance to user X. In this case the participle of decreased concentration which can be defined as the noun sleep, takes 37% of their bed time and is given a user-experience value of $296.

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<Alonso L Ortega is from El Paso, Texas, a city that shares a border with Juarez, Mexico. He grew up near the border, lived in rural Iowa, and now resides in New York City. These diferent landscapes have influenced his thinking about how architecture and urbanization not only frame our ways of thinking and occupy space but that of real estate and providing new methods of valuable social events.

As an active and engaging professional in the design field, Ortega aspires to combine sustainable practices with high-tech and unconventional design solutions in pursuit of creating more equitable architecture. His academic background includes an extensive collection of volunteer service and courses that help with social thinking and practices, coupled with technical skill sets of competencies, activism, and empathy that give him the necessary tools to add value and experience in pushing the boundaries of Design. This brings a bold, yet deeply searching approach to pursuing curiosities, questioning conventions, and creatively navigating the problem-solv ing process in a complex field.

<Josh Westerman is a New York-based professional ea ger to explore his passion for smart cities and thoughtful placemaking through architecture and development. He has curated a diverse working experience that includes a variety of project types, preparing him to appropriate ly respond to the human experience at hand. Wester man’s passion for people, urban life, and development is sparked by an evolving curiosity in how people work, live and interact in urban settings. He believes architecture and development should enhance the human experience and is dedicated to creating a built environment that pro motes inclusion, champions sustainability, and strength ens community.

He is a 2022 graduate of the Master of Science in Real Estate Development program from Columbia Universi ty, and holds a Bachelor of Architecture from Oklahoma State University.

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How do we value architectural ideas? How do we value the clarity of spatial and visual ideas? How do we value new social experiences? What will real estate market dynamics look like in the future? These questions are interrelated and this project is our attempt at answering these questions which will remain with us for the rest of our careers.

Our scheme combines residential and medical uses on a single site.

[5]Section / Elevation – The project was redrawn in section and elevation multiple times to explore the alternative spatial conditions that are possible. These alternatives were evaluated against programmatic requirements.

[1]Site Visit – We produced a collage based on our observation of vandalized ad posters pasted on the walls of PS64. This collage was served as the initial basis for our discussions.

[6]Proforma – We created development proformas to explore alternative financial scenarios based on our design decisions and the standard prevailing rents associated with programs

RestaurantRetailMarket

The formal and programmatic decisions that comprise architecture are difficult to measure in economic terms and it is unclear how architecture influences real estate market dynamics. It is also unclear how real estate can benefit from architectural inventiveness beyond rent optimization according to prevailing rates and gaining a premium on socalled “trophy” buildings.

As architects, we believe that architecture is beyond the necessities of light and air, comfort, popularity, and social connectivity. We believe that architecture is an artistic medium that gives birth to enchanting newness, relieving us from our present needs and desires.

The ambition of this studio was to bridge the gap between architecture and real estate which exists because of the incommensurability of aesthetic, emotional, social, and cultural values on one hand, and market dynamics on the

BROADER ECONOMY REAL ESTATE PROPERTY VERSUS PEOPLE DIAGRAM 2 INCOME ($) RENT ($) INVESTMENT ($) RETURNINCOME($)($) CHAIN OF OWNERSHIP LABOUR FOR PROPERTYPRODUCTIONUSE PRODUCTIONECONOMICTENAMENT Former RedevelopmentPS64 04 101 04 100 Former RedevelopmentPS64

Project Title: Former PS64 Redevelopment Kourosh Fathi Qingyang Yu

[2]Program – How do we value new social experiences? Our first step was to imagine social alternatives where the territories of USE are delineated in a probing manner. We looked at 4 primary uses that are already present in East Village: residential, medical (office), educational (office), and retail. The residential is predominantly luxury condominiums and market rate rental buildings. The medical offices are predominantly smallscale tertiary facilities.

Architecture is always pioneering and does not optimize. Any claim to the contrary debases the artistic tradition of architecture and renders the entire profession uninteresting.

Commercial Job Training Office Student HousingHousingLuxury Housing stu dioTheater Pharmacy Service Center

With this framework in mind, we worked on the following tasks in an iterative manner to design a new scheme for the former PS64 in the East Village:

Realother.estate

[3]Plan – The existing building is H shaped in plan and provides square front yards enclosed on three sites. We explored alternative plans and selected an alternative that allows for a variety of floor plate depths.

[4]Section – The existing PS64 building has generous floor-to-floor heights at 15ft, which can be paired to produce 3 floors at 10ft. This 2_for_3 strategy adds 40,000 SF of space to the development bringing the GFA from 60,000 SF (existing) to 100,000 SF (proposed).

[7]More to be done – We need to focus more storytelling through drawings and renderings to better illustrate the value and the desirability of our formal and programmatic inventions. Only when desirability is firmly established, we can move beyond the benchmarks set by the proformas. We also need to expand our real estate market dynamics diagram to map more complex relationships between multitudes of different space, asset, and capital markets.

NursingCommunity Center Medical Research Elderly Clinic Daytime Surgery

value is created by the arbitrage between the Space Market, the Asset Market, and the Capital Market.

Wedeployed.consider the proforma to be a benchmark, not a proof of concept.

Circulation access is extended to the new floor plates.

Questioning the “H” plan

Compressing the floor plates. 2 x 15 ft = 3 x 10 ftCreating a fluid plan.

Carving,Retaining the original facade at the street line.

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Circulation organizes the plans.

Opening voids. Creating corners.

basement level one, -10 (1 250) Extra FurnitureProgramBedroomWetWCDinningKitchenUnitRoomProgramBoundaryCoreroom N *The diagram entitled Real Estate Market Dynamics describes the arbitrage between the Space Market (defined by occupancy and rent), the Asset Market (defined by property cash flows and cap rates), and the Capital Market (defined by the cost of debt and equity). SUPPLY INVESTOROWNERSSUPPLYSELLINGDEMANDBUYING HOMELESSNESSADDICTION NON MARKET PARTICIPANT ARCHITECTURE DEMAND CAP RATE FORMUSEFUNCTION DEVELOPMENT INDUSTRY REAL ESTATE MARKET DYNAMICS DIAGRAM 1 CONSTRUCTION COST LAND COST IS IT PROFITABLE? MARKETSCAPITAL LENDERSOWNERS YES NEW CONSTRUCTION NO RENTS OCCUPANCY& ASSET MARKET PROPERTY VALUE SPACE MARKET CASH FLOW basement level one, -10 (1 250) Extra FurnitureProgramBedroomWetWCDinningKitchenUnitRoomProgramBoundaryCoreroom N Former RedevelopmentPS64 04 105 04 104 Former RedevelopmentPS64 Waiting Area Bycicle Fixing (forFacilitySOR members) Unit ProgramBedroomWetWCDinningKitchenBoundaryCoreroom -10Void Above AtriumCenterMedical-10 StudioPerformanceMainGallery-10VoidAboveFaith Room -10 -10 -10 -10-10 Residential Storage Bike room OfficesRoomJanitorial-10 WCsOfficeLoungeWasteMedFChangeMChangeCleanSupply CT CT ExamTreatment Injection PostObservation

ground level +0 (1:250) N N main level one +10 (1:250) 04 107 Former RedevelopmentPS64Former RedevelopmentPS6404 106 M WC F WC ground level +0 (1:250) Bycicle Fixing (Below)Facility Void Void +0 +0 Art Wing 9th Housing10thStSt Wing Medical Center Wing Care Wing +0 (Below)Gallery (below)AtriumCenterMedical+0 Faith Room (Below) Main Entrance +0 Medical Center Lobby SecurityBuilding Management& +0bageGar-Med RoomMail+0bageGar-Resi (Below)StorageResidential +0 N Clinic Room Clinic Room Clinic Room Clinic Room ClinicMRoomWCF WC Nurse Station Storage +10 +10Void Void Doctor CommunicationLounge +10Performing Arts Institute Offices +10 +10 Faith Room (below) Site Super Office SRO Lobby LobbyResidential (Below)Gallery Waiting Area +10

N main level two +25 (1:250) N split level two-a +35 (1:250) Former RedevelopmentPS64 04 109 04 108 Former RedevelopmentPS64 Nurse Station Nurse Lounge Med PrepareSolidWasteWashEquipStorage Treatment Storage VoidVoid Inset+25 AptAssistedAptMarketGardenKitchenLivingBdrmWC+25+25+25 Medical Offices +25 Void +35LuxuryCondo +35 +35Assisted Living (Below)Inset(Below)Garden Medical Offices WCLibrary KitchenVoid (Below)

main level three +40 (1 250) N split level three-a +45 (1 250) N Former RedevelopmentPS64 04 111 04 110 Former RedevelopmentPS64 InsetVoidGarden+40 (Below)CondosLuxury KitchenBdrmWC AptMarket +40+40 Void Inset (Below)Garden Void BdrmWC+45CondoLuxury (Below)ApartmentsMarket Void Inset (Below)Garden Inset (Below)Garden

split level three-b +50 (1 250) N main level four +55 (1 250) N Former RedevelopmentPS64 04 113 04 112 Former RedevelopmentPS64 Void DinningKitchen DinningKitchen Play room +50LuxuryCondo Study RoomPowder RoomPowder DinningKitchen +50 +50 Guest roomLibrary Void (Below)CondosLuxury Inset (Below)Garden Inset (Below)Garden +55StudioWorkLive PotteryWetRoomCore Wet Core Inset Garden Wet Core +55 +55 Void Spray Room Void (Below)CondosLuxuryInset (Below)Garden

main level four-a +60 (1 250) N main level five +70 (1 250) N Former RedevelopmentPS64 04 115 04 114 Former RedevelopmentPS64 Void Void +60LuxuryCondo Inset Garden Morning Kitchen Study StudyBdrmWC Live StudioWork(Below) Inset (Below)Garden +70 +70 ToddlerToddlerToilets SleepKitchenRoom Music Room Kindergarten Playground Non GenderLaundryWCRoom StaffPre-schoolRoomPre-schoolRoomToilets Day Care Kindergarten Painting+70 Room +70 Inset (Below)Garden Inset (Below)Garden +70 +70 +70

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Former RedevelopmentPS64 04 119 04 118 Former RedevelopmentPS64

<Qingyang Yu has a BArch and an MS from Syracuse University, School of Architecture. He is also an alumnus of the MSAAD program at GSAPP, class of 2022. His practices and researches majorly focus on but are not limited to senior living and medical care in China. Previously, Qingyang has practiced architecture and urban design at Gensler, CCTN, and HZADRI.

< Kourosh Fathi has a BASc in Materials Science Engineering and an MArch from the University of Toronto. He is also an alumnus of the MSRED program at GSAPP, class of 2022. He is interested in architectural form, synthetic bio-refined materials, and the competitive realms of land economics and real estate.

Real Estate development is an expression of the balance between capacity and values for any given building economy. Architecture, on the other hand, is an aspirational projection of value, often pushed to the extremes, or even detached, from either capacity or economy. By integrating these two disciplines, we have an opportunity to question and expanded upon the core physical expression of the constituent Thisfields.project

PB 01 believes that a nuanced and multifaceted approach to capital and physical form can counterintuitavely begin to integrate these disparate communities both into a shared cultural dialogue and a shared economic one.

One building, four legal structures, four architectural moves, four separate cash flows, four programmatic intersections – PB 01 alchmecially creates value by leveraging each capital structure and each socio/spatial strucutre to solve only what they are best at. Affordable housing sits perched above the existing structure in a prefabricated CLT tower, completely financed through public means (LIHTC and HPD/HDC subsidy). Market rate coworking space sits in hybrid steel and CLT system and leverages private capital to build a new structure. The existing structure is delicately renovated for artists lofts, maker space, gallery space, and a community co-op with significant private capital, who’s returns are enhanced through the syndication of Historic Tax Credits. Finally, affordable artists lofts, an affordable home for the CHARAS organization, and an all-day cafe and roof garden, situated throughout and on top of the existing building, are financed through hybrid sources that avoid the need for private equity, limiting the risk of a ccorruption via nefarious private ownership, and leaving the continued success off the project in the hands of community/private partnershi

PB 01 Nash Taylor Josh Brandsky

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[PB 01], situated on a contested site, questions these boundaries: Can the community’s labor be capitalized? Who is the value of new development created for?

If we change how we discuss risk, will it change the outputs of that discussion?

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PB 01 06 127 06 126 PB 01

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In addition to his current pursuit of an MS.RED from Columbia GSAPP, he holds a B.Arch from Syracuse University’s School of Architecture and is licensed to practice Architecture in the State of New York. He has worked for 6 years.

Nash values exquisite design. He is interested in real estate to manifest, and access that value.

<Nash Taylor

Nash is dual degree student, pursuing both his MS.RED and M.Arch at Columbia GSAPP. He also holds an undergraduate architecture degree from the Savannah College of Art and

Architect<JoshDesign.Brandsky+Developer,

Musician + Critic, Urban ist + Advocate – lover of the silly, the absurd, the brutal, the aggregated, and NYCHA; Josh has a deep passion for the world and the many dualities it contains.

ALONSO L ORTEGA JOSHUA WESTERMAN KAMU NASHJOSHDOUGLASCARAJASONKARENQINGYANGKOUROSHKARANKAKIZAKIMATTAFATHIYUCHENSEUNGLEEGRACEDEPIPPOGRAHAMDRENNANCAMERONBRANSKYTAYLOREditedby:JIAJIEZHAO n n