The Bridge by GSAPP_Digital Publishing

Columbia University in the City of New York Graduate School of Architecture, Planning and Preservation. Advanced VI Studio Spring of 2022

*CBD

Community Based Design

CONTENTS

The Spring 2022 Bridge Studio, led by MSRED Director Patrice Derrington 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. The course is offered as part of Advanced Studio VI, the final full-semester course in the MARCH/MSAAD Architecture Design Studio sequence. Additionally, the Bridge Studio will contribute to the Capstone: Development Case Studies requirement for MSRED and dual-degree studio members.

00 INTRODUCTION 01 PROJECT OASIS 02 FRAGMENTED INVERSIONS 03 FUTURE NOSTALGIA XX MIAMI EXCURSION 04 ARCHIVELOPMENT 05 FORMER PS64 REDEVELOPMENT 06 PB 01

00 Intersectionality / ɪn(t)ərˌsɛkʃəˈnælədi Etymology <Latin intersection-em (Vitruvius), noun of action fromintersecare to intersect v. 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. The interconnected nature 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.

The Bridge Studio, Spring 2022

Non-binary / nɑnˈbaɪˌnɛri Etymology << non- prefix + binary adj. 1. Not binary (in various senses); not consisting of or involving two parts 2a. Originally in Philosophy and Linguistics. Not characterized by or involving a binary distinction or opposition.

The Bridge Studio is grounded on the premise that a multidisciplinary approach to development will yield more inclusive and more imaginative cities. 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. The future developer n architect will not be restricted to one profession or the other, but will be NON-BINARY. Similarly, the developer will take on a non-binary critical pos-ture, beyond industry biases and classical economic constructs. Financing Our Common Future 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. 8

Studio Framework To carry out this work, studio members are expected to respond 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 academic 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, including field trips, film screenings, weekly syntactic lectures, word marathons, workshops on making, and sessions on storytelling. 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 environment. 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.

Archi-type / ɑːkɪtʌɪp/ Etymology 1. The original pattern or model from which copies are made; a prototype. 2. An ideal example of a type. 3. In Jungian psychology, an inherited pattern of thought or symbolic imagery derived from past collective experience and present in the individual unconscious.

Project OASIS

Project OASIS Project OASIS Karen Chen Jason Seung Lee

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 programmatic solutions to lingering cultural and social issues to benefit the community while securing lucrative return 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. Program Curation. Project OASIS thoughtfully curated its program assemblage 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 relationship 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 seamlessly weave the three categories through program curation and establishment of programmatic relationship which is conducive to value creation.

Project OASIS

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 seamlessly weave the three categories through program curation and establishment of programmatic relationship which is conducive to value creation. 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. 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 programs for the youths, to name a few. Flexible Event Space becomes an extremely important conduit that allows our building community to reach out to the broader neighborhood community, help establishing a strong communal identity.

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 professionals who are constantly coming in and out of the neighborhood 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, Project OASIS thoughtfully curated its program assemblage 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 relationship between each programs to complement one another in their operations, achieving long-term establishment of socio-economically sustainable cycle.

Project OASIS

Use Acquisition Cost Property Purchase Price Broker Fees Title Insurance Mortgage Recording Tax Total Acquisition Cost

Project OASIS

5% 0.5% 0.3%

Soft Cost Architecture MEP Consultants Historic Preservation Consultant Other Consultants Legal Expenses Marketing Total Soft Cost Hard Cost Asbestos Abatement Basement Level 1 ‐ 5 Demolition Level 1 ‐ 4 Selective Demo Level 5 Clean Up Interior Renovation Buildout Grocery Store CHARAS Headquarter NYC Department for the Aging Office (Tech‐Incubator) Retail Public Common Area New Construction Residential Elevator Installation Contingency Total Hard Cost Total Development Cost

GSF

RSF

# of Units

Cost per GSF

Cost per RSF

Total Cost

121,700 ‐ ‐ ‐ 121,700

102,558 ‐ ‐ ‐ 102,558

‐ ‐ ‐ ‐

$227.10 $11.36 $1.14 $0.68 $240.28

$269.49 $13.47 $1.35 $0.81 $285.12

$27,638,486 $1,381,924 $138,192 $82,915 $29,241,518

121,700 ‐ ‐ ‐ ‐ ‐ 121,700

102,558 ‐ ‐ ‐ ‐ ‐ 102,558

‐ ‐ ‐ ‐ ‐ ‐

$20 $15 $10 $10 $10 $6 $71.00

$23.73 $17.80 $11.87 $11.87 $11.87 $7.12 $84.25

$2,434,000 $1,825,500 $1,217,000 $1,217,000 $1,217,000 $730,200 $8,640,700

23,250 80,000

‐ ‐

$35 $35

‐ ‐

$813,750 $2,800,000

8,000 16,000

‐ ‐

$75 $75

‐ ‐

$600,000 $1,200,000

6,850 5,400 5,400 32,400 24,450 11,800

6,165 4,860 4,860 27,540 20,783 11,800

‐ ‐ ‐ ‐

$200 $175 $175 $200 $200 $150

$222.22 $194.44 $194.44 $235.29 $235.29 $150

$1,370,000 $945,000 $945,000 $6,480,000 $4,890,000 $1,770,000

35,400 Total 24 Stops ‐ 121,700

26,550 ‐ ‐ 102,558

54 ‐ ‐

$600 $55,000 $18.23 $382.85

‐ ‐ $21.63 $454.31

$21,240,000 $1,320,000 $2,218,688 $46,592,438

121,700

102,558

$694.12

$823.68

$84,474,655

Project OASIS

<Jason Seung Lee, AIA, LEED AP With 8 years of extensive professional experience as a licensed architect, Jason brings unique value through thorough understanding 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 Estate Development at GSAPP, Columbia University. She established a passion for design during her undergraduate studies at University of Virginia 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 socially, 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.

Fragmented Inversion

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 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 40 owner renting space at a reduced rate.

Fragmented Inversion

Loan Assumptions Construction Loan LTC 60% Loan Amount $48,900,469.50 Interest Rate 6% Term 5 Interest Reserves $2,689,525.82 Loan Amount & Equity Required Land $28,000,000.00 Hard Cost $42,677,525.00 Soft Cost $10,823,257.50 Total Const Before Reserve $81,500,782.50 Construction Loan $48,900,469.50 Equity $32,600,313.00 LIHTC $1,817,561.82 Total Equity Needed $30,782,751.18

Construction Loan & Equity Required

G-104

The callouts are broken into three categories across the proforma; General, Analysis and Diagram/Drawing Sections. The general 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 financial feasibility 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. 1 D-105

$91,605,736

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.

IRR: 15.00% Equity Multiple: 2.7x Profit: $54,205,898

Development Budget Land Acquisition Hard Cost Reno Soft Cost Reno Hard Cost Addition Soft Cost Addition Interest Reserve Total Construction Budget Total Development Budget

$275.00 $550.00 123,128 24,000

$275.00 30% $550.00 15% 6%

$28,000,000.00 $29,477,525.00 $8,843,257.50 $13,200,000.00 $1,980,000.00 $2,942,543.04 $56,443,325.54 $84,443,325.54

Unit SF 1 Bed 2 Bed

750 1,300

Price PSF 1 Bed 2 Bed

Permanent Loan Amount

50% 30% 20% 50%

Duration 1 Months 24 Months 12 Months 12 Months 36 Months 12 Months 12 Months 12 Months 24 Months 12 Months 6 Months

Start Month 0 Month 1 Month 1 Month 13 Month 25 Month 25 Month 37 Month 49 Month 1 Month 25 Month 61

Type 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 1 Bed 2 Bed 2 Bed 2 Bed 2 Bed 2 Bed 2 Bed

Annual 34% 33% 33%

SubType SF Price Per Unit Price PSF Market 750 $1,350,000 $1,800 Market 750 $1,377,000 $1,836 Market 750 $1,404,540 $1,873 Market 750 $1,432,631 $1,910 Market 750 $1,461,283 $1,948 Market 750 $1,490,509 $1,987 Market 750 $1,520,319 $2,027 Market 750 $1,550,726 $2,068 Market 750 $1,581,740 $2,109 Market 750 $1,613,375 $2,151 Market 750 $1,645,642 $2,194 Market 750 $1,678,555 $2,238 Market 1,300 $2,860,000 $2,200 Market 1,300 $2,917,200 $2,244 Market 1,300 $2,975,544 $2,289 Market 1,300 $3,035,055 $2,335 Market 1,300 $3,095,756 $2,381 Market 1,300 $3,157,671 $2,429 $36,147,547

Monthly 2.83% 2.75% 5.50%

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

A-104

Amount $28,000,000.00 $5,411,628.75 $2,705,814.38 $2,705,814.38 $42,677,525.00 $21,338,762.50 $12,803,257.50 $8,535,505.00 $10,823,257.50 $5,411,628.75

Floor 6 6 7 7 8 8 9 9 10 10 11 11 12 13 14 15 16 17

A-102

$58,026,439 % of Total 100% 50% 25% 25%

Bldg New New New New New New New New New New New New New New New New New New Total

Condominiums

Development Schedule Land ULURP SC - ULURP SC - ULURP Hard Cost HC - Year 1 HC - Year 2 HC - Year 3 Soft Cost SC - During Construction Lease Up

$1,800 $2,200

Condo Sales Year 1 Year 2 Year 3

G-102

12 6 18

1 D-102

Unlevered Financial Analysis

End Month 1 Month 24 Month 12 Month 24 Month 36 Month 36 Month 48 Month 60 Month 24 Month 36 Month 66

A-106

$53,494,278

Development Schedule

G-103

Construction Loan Repayment

A-103

A-107

Permanent Loan Assumptions LTV 60% LTV Loan $67,041,605.37 Interest Rate 3.25% 0.27% Interest Rate Mont Amort Term 30 360 Amort Term Mont Monthly Payment $291,769.30 Total Value at Refi $111,736,008.96

DSCR Monthly NOI Max Monthly PMT Max Loan DCR Debt Yield NOI Max Loan DY

Permanent Loan Assumptions

$ $

1.2 Max Loan 309,378 Monthly PMT 257,814.81 $59,239,675.36 6.50% $3,771,718.58 $58,026,439.72

$58,026,439.72 $252,534.73

Rental Revenue Summary Exstg Apartment Unit Type Number of Units Unit SF Studio 13 475 1 B ed 25 750 2 Be d 6 1,160 Total 44 Type Retail Comm Aff Comm Mkt Rooftop Total Rental Revenue SummaryAffordable Apartment Unit Type Number of Units Unit SF Studio 3 475 1 Bed 7 750 2 Bed 2 1,160 Total 12

Total SF Rent PSF Rent Per Unit Total Monthly Rent Total Annual Rent 6,175 $7.35 $3,491 $45,386 $544,635 18,750 $7.75 $5,813 $145,313 $1,743,750 6,960 $7.50 $8,700 $52,200 $626,400 31,885 $242,899 $2,914,785 Total SF Rent PSF Total Monthly Rent Total Annual Rent 9,100 $20 $15,167 $182,000 8,218 $20 $13,697 $164,360 14,505 $50 $60,438 $725,250 5,000 $50 $20,833 $250,000 $110,134 $1,321,610

1 D-103

1 D-101

Total SF Rent PSF Rent Per Unit Total Monthly Rent Total Annual Rent 1,425 $2.82 $1,341.0 $4,023 $48,276 5,250 $2.20 $1,651.0 $11,557 $138,684 2,320 $1.70 $1,974.0 $3,948 $47,376 8,995 $19,528 $234,336

Project Summary GSF Residential Exstg Retail Commercial Aff Commercial Mkt Courtyard Rooftop Addition Total 1

Rental Units

G-101

A-101

A-105

70% 30% 100%

Number of Units 1 Bed 2 Bed Total

Construction Costs & Development Budget

Condo Units 1 Bed 2 Bed Total

G-105

Sale Price

Construction Cost Renovation PSF New Construction PSF Square Feet Exstg Addition

Fragmented Inversion

Levered Financial Analysis

1 1

Fragmented Inversion

Project Summary

69,276 9,100 8,218 14,505 9,845 12,184 24,000 147,128

D-104

<Cara Grace DePippo graduated from Columbia 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 graduated 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 environment.

Future Nostalgia

Future Nostalgia Kamu Kakizaki Karan Matta Future Nostalgia explores the value and interdependence of finance, community and politics in the development process. 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 with a lot of nostalgic character. 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 the neighborhood’s positive externalities.

Future Nostalgia

<Kamu Kakizaki, AIA Kamu explores the built environment through a combination of architecture, real estate finance and community impact. As a registered architect, he has ten years experience in the industry working on a broad scope of projects, from international competitions to museum exhibition 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 explores architecture through an interdisciplinary 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. Karan is a Master of Architecture candidate at Columbia GSAPP and holds a Bachelor of Science in Architecture from the University of Virginia.

Miami Excursion

https://my.atlistmaps.com/map/f9b0a82b-8b26-406b-8632-3f3f62712021?share=true Miami Excursion 00

Miami Excursion ADV VI: TRAVEL SCHEDULE SPRING 2022

MARCH 8th-11th

DAY 0: NEW YORK <<< >>> MIAMI MARCH 7TH 10 00 11 00 12 00 13 00 14 00 15 00

DAY 3: MUSEUM MILE

MARCH 10TH 10 00

Flight Info\

11 00

Arrive at Miami, Check in.

12 00 13 00

Meeting with: Thomas Mooney *2:00PM Director, Planning at City of Miami Beach

14 00 15 00

16 00

DAY 1: TROPICAL MODERNISM MARCH 8TH 10 00 11 00 12 00 13 00 14 00 15 00 16 00

11 00 12 00 13 00 14 00 15 00 16 00

MAP

10 00 11 00 12 00 13 00 14 00

Oceanside Drive South Beach Walking Tour Raleigh Hotel Sunpath house The Bass/New World Center

15 00 16 00

Coconut Grove Tour with: Mariella Tzakis *TBC GSAPP Alumni, TROPICA Kampong National Tropical Botanical Plymouth Church Barnacle OMA Park Grove BIG Grove at Grand Bay

DAY 5: MIAMI <<< >>> NEW YORK

MARCH 12TH 10 00

Presentation by: *10:00PM Craig Robins CEO & President, Dacra Jen Roberts *11:30PM CEO, Design Miami *lunch MIAMI DESIGN DISTRICT Anna Williams Director of Marketing, Dacra Fly Eye Dome, Buckminster Museum Garage, WORKac ...

SCHEDULE

Faena District 24 hours

MARCH 11TH

Office Visit, Lunch with: Bernard Zyscovitch *12:00PM CEO, Founder of ZY SCOVICH and Plan Z For Miami

MARCH 9TH

The Rubell Museum Hours: 1130am-530pm Pérez Art Museum Hours: 11am-9pm

DAY 4: COCONUT COVE

DAY 2: MIAMI DESIGN DISTRICT

10 00

Superblue Miami Hours:10am-7pm Piero Atchugarry Gallery *11:00am 5520 NE 4th Ave, Miami, FL 33137

11 00

Check Out

12 00 13 00 14 00 15 00 16 00

Flight Info\ Return to New York

* To Be Confirmed Arrivals Ground Transport Guided Tours Site Visit Projects

*Dacra Office: 3841NE2ndAvenue, Suite400 Miami, Florida33137USA

*ZYSCIVUCH Office: 100BiscayneBlvd. 27thFl, Miami, FL 33132

BIOGRAPHY

Miami Excursion

Craig Robins *

Jennifer Roberts *

Chief Executive Officer & President @ Dacra

CEO, Design Miami/

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.

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 activations.

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.

*Dacra Office: 3841NE2ndAvenue, Suite400 Miami, Florida33137USA

Roberts earned 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.

Bernard Zyscovich*

Mariella Tzakis*

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

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

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.”

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 Santorini Stitch House Corners House Floating House Umbrellas [Re]Construction School Birds & Bees 53 Mercer Bushwick Inlet Theatre

BIOGRAPHY

Miami Excursion

archivelopment

archivelopment Alonso L. Ortega Josh Westerman 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.

archivelopment

archivelopment 04 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. 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. 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. 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. 83

archivelopment

archivelopment 04 J: ^There are many ways you can start to interrogate this process ^One way 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: A: J: A: J: A: J:

archivelopment

Distill… Ease… Emit… Compress… Move… Eat… Force…

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. ^To further organize verbiage, these select A: actions are plotted on a cross diagram ^that the designer/developer draws connection from its intersections, these result in direct and passive correlation. ^By intersecting verbiage in relationship to J: 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 devices. ^These devices contain catenative verbs that are simplified into participle verbs which further expand on examples of nouns. ^These devices are able to denote abilities, A: capabilities, time, viewing, and deformations among others. ^The current site has sat abandoned and the J: restricted space has stranded the notion of place to the broader user due to this withdrawal of stories and interactions. ^Through social inspection 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 88

archivelopment

archivelopment 04 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.

^We begin to reexamine the confines and configurations of space to promote a reclamation and repossession of the site to a hyper user whose own autonomy is reflected in colliding with elements that decenter the notion of a unified coherent site. J: ^The valuation of real estate is one of the most speculative exercises to complete. The components 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 potential revenue of a space, the understanding of the potential users is critical. 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: ^What if the user-desired activities dictated the value placed on the built environment, crafting and creating space around what a user desires to do? A: 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 space? J: ^It is important to note that the architectural 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 realization. A compilation of these analysis and considerations provokes a plan for proceeding. A: Users are beginning to be exposed through the exploration of these drawings, the concept is being marketed to the user for consumption through speculation as a morphological approach. 90

archivelopment 04 J: ^Archivelopment encourages a new method in determining 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 architectural 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. 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. 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

archivelopment

<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 different 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 uncon ventional 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-solving process in a complex field. <Josh Westerman is a New York-based professional eager 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 appropriately respond to the human experience at hand. Westerman’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 promotes inclusion, champions sustainability, and strengthens community. He is a 2022 graduate of the Master of Science in Real Estate Development program from Columbia University, and holds a Bachelor of Architecture from Oklahoma State University.

Former PS64 Redevelopment

Project Title: Former PS64 Redevelopment Kourosh Fathi Qingyang Yu 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 other.

Luxury Housing

Mar ket

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

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Service Center

Job Training

Daytime Surgery

Nursing

Medical Research

Elderly Clinic

[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 sma llscale tertiary facilities. Our scheme combines residential uses on a single site.

Office

PROPERTY VERSUS PEOPLE

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. 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.

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:

Pharmacy

Community Center

Restaurant

[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.

Student Housing

stu dio

Retail

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.

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.

Theater

Housing

Former PS64 Redevelopment

RETURN ($) INCOME ($)

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

CHAIN OF OWNERSHIP

USE

INCOME ($)

LABOUR FOR PRODUCTION

BROADER ECONOMY

DIAGRAM 2

[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.

[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.

RENT ($)

PROPERTY

medical

[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).

REAL ESTATE

INVESTMENT ($)

Commercial

and

TENAMENT ECONOMIC PRODUCTION

We consider the proforma not a proof of concept.

benchmark,

[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 fir mly 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.

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Former PS64 Redevelopment

Questioning the “H” plan

Retaining the original facade at the street line.

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Opening voids. Creating corners.

Creating a fluid plan.

Carving,

Circulation organizes the plans.

Former PS64 Redevelopment

Compressing the floor plates. 2 x 15 ft = 3 x 10 ft

Circulation access is extended to the new floor plates.

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Former PS64 Redevelopment

*The diagram entitled Real Estate Market Dynamics describes the arbitrage between the Space Market (defined by occupancy and rent), the Asset Market (defined byREAL property cash flows and cap rates), and ESTATE MARKET DYNAMICS the Capital Market (defined by the cost of debt and equity). Unit Boundary Bedroom Program room Kitchen Dinning WC Wet Core

Janitorial Room

-10 Medical Center Atrium

Extra Program Room

DEVELOPMENT INDUSTRY

Furniture

Med Waste

-10 N basement level one,

-10

Bycicle Fixing Facility (for(1SOR 250) members)

IS IT PROFITABLE?

Lounge Office

CONSTRUCTION COST LAND COST YES NEW CONSTRUCTION

ASSET MARKET

Exam Observation Post

Waiting Area Treatment

M Change

SPACE MARKET

PROPERTY VALUE

Clean Supply

WCs

Injection

F Change

-10 Void Above

CASH FLOW

-10

RENTS & OCCUPANCY

DEMAND

CAP RATE

Offices

NON MARKET PARTICIPANT ADDICTION HOMELESSNESS

SUPPLY OWNERS SELLING

-10

-10 Void Above

SUPPLY

DEMAND INVESTOR BUYING CAPITAL MARKETS

-10 Faith Room

-10 Residential Storage Bike room

LENDERS OWNERS

-10 ARCHITECTURE FORM FUNCTION USE

Gallery Main Performance Studio

Unit Boundary Bedroom Program room Kitchen Dinning WC Wet Core Extra Program Unit Boundary Room

DIAGRAM 1

Bedroom Furniture Program room

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Kitchen Dinning WC Wet Core

basement level one,

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-10

(1 250)

Former PS64 Redevelopment

10th St

Medical Center Wing

Former PS64 Redevelopment

Care Wing

Doctor Lounge Communication Medical Center Atrium (below)

Clinic Room Bycicle Fixing Facility (Below)

+0 Med Garbage

Clinic Room

Clinic Room Clinic Room Nurse Station

+0 Medical Center Lobby

Clinic Room

+10 SRO Lobby

Building Security & Management

F WC

+10 Waiting Area

F WC

M WC

Storage

M WC Void

Void

Faith Room (Below)

Void

Residential Storage (Below)

Resi Garbage

Mail Room

+10

+0 Main Entrance

Faith Room (below)

+10

+10 Performing Arts Institute Offices

+10 Residential Lobby

Gallery (Below)

Site Super Office Art Wing

Housing Wing

N 9th St

Void

ground level

N main level one

(1:250)

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107 N

ground level

+10

(1:250)

Former PS64 Redevelopment

+25 Medical Offices

Former PS64 Redevelopment

Medical Offices (Below) Assisted Living (Below)

Assisted Living Apt Equip Storage

Storage

Nurse Station Solid Wash

Med Prepare Treatment

Waste

Nurse Lounge

Void Void

+25

Void

+35

Library

Void

Inset Garden (Below)

+25 Inset Garden +35 Luxury Condo

Kitchen +25 Market Apt

Kitchen

WC Bdrm

N main level two

+25

108

N (1:250)

split level two-a

+35

109

(1:250)

Former PS64 Redevelopment

WC Bdrm

Kitchen

+40 Market Apt

Market Apartments (Below)

Inset Garden

Inset Garden (Below)

Void +40

Void

+40

Void

Luxury Condos (Below)

Inset Garden (Below)

WC +45 Luxury Condo

N main level three

+40

110

N (1 250)

split level three-a

+45

111

(1 250)

Bdrm

Former PS64 Redevelopment

Play room

Kitchen Dinning

Guest room Kitchen Dinning +50 Luxury Condo

Study Powder Room Powder Room

Inset Garden (Below)

Kitchen Dinning

Inset Garden (Below) Void

Library +50

Void

Luxury Condos (Below)

Void

+50

+55

Pottery Room

Void

Luxury Condos (Below)

Wet Core

Inset Garden

Inset Garden (Below) Spray Room

+55 Live Work

Wet Core

Studio

Wet Core

N split level three-b

+50

112

N (1 250)

main level four

+55

113

(1 250)

Former PS64 Redevelopment

Kindergarten

Bdrm

+70 Painting Room

Study

+70 Pre-school Room Toilets

+60 Luxury Condo

Pre-school Room

Staff

Morning Kitchen

Non Gender WC

Study

Laundry Room Inset Garden

Inset Garden (Below)

+70 Kindergarten Playground

Void +70

Void

+70

Live Work Studio (Below) Inset Garden (Below)

Inset Garden (Below)

Kitchen

+70 Toddler

Sleep Room

Toilets

+70 Music Room

Toddler

Day Care

N main level four-a

+60

114

N (1 250)

main level five

+70

115

(1 250)

Former PS64 Redevelopment

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Former PS64 Redevelopment

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Former PS64 Redevelopment

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Former PS64 Redevelopment

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< 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.

<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.

PB 01

PB 01 Nash Taylor Josh Brandsky 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 fields. This project [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? 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

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

<Josh Brandsky Architect + Developer, Musician + Critic, Urbanist + 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. 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.

ALONSO L ORTEGA JOSHUA WESTERMAN KAMU KAKIZAKI KARAN MATTA KOUROSH FATHI QINGYANG YU KAREN CHEN JASON SEUNG LEE CARA GRACE DEPIPPO DOUGLAS GRAHAM DRENNAN JOSH CAMERON BRANSKY NASH TAYLOR

Edited by: JIAJIE ZHAO