UNIVERSITY OF MIAMI CAROLINA DOMINGUEZ | TROY GULEC | DIEGO MION | LAURA STEVENS
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UNIVERSITY OF MIAMICAROLINA DOMINGUEZ | TROY GULEC | DIEGO MION | LAURA STEVENS
TO REVITALIZE A FINANCIALLY STAGNANT CITY AND OVERCOME THE PSYCHOLOGICAL AND FINANCIAL HURDLES
CURRENTLY PRESENT IN OPA LOCKA.
THE PURPOSE OF WEST VILLAGE IS CLEAR: TO CREATE A NEIGHBORHOOD THAT PROVIDES VARIOUS
OPPORTUNITIES FOR LOCAL AND NEW RESIDENTS TO COME TOGETHER, GROW AND REACH THEIR FULL
POTENTIAL.
SITE & CONTEXT FINANCIAL ANALYSIS
CONCLUSIONDESIGN
CONCEPT
• COCONUT GROVE
• 16 MILES
• MIRACLE MILE
• 11.4 MILES
• BRICKELL CITY CENTRE
• 13.3 MILES
• WYNWOOD
• 10.4 MILES
• DESIGN DISTRICT
• 10 MILES
• CALLE OCHO
• 13.5 MILES
• TRI-RAIL STATION LOCATED 2 BLOCKS
AWAY.
• REGULAR BUS ROUTES ALONG ALI BABA
AVE.
• OPA-LOCKA AIRPORT: 3000 EMPLOYEES.
• LOCATED 2 MILES FROM ST. THOMAS
UNIVERSITY: 4000 STUDENTS AND
EMPLOYEES COMBINED.
• 1 MILLION SF AMAZON FULFILLMENT
CENTER ADJACENT TO DEVELOPMENT
SITE: 2000 EMPLOYEES.
• 20,000 CARS PASS BY THE SITE DAILY.
DO
UG
LAS
RO
AD
African American
46%
Hispanic28%
White25%
Asian/Other1%
RACIAL DIVERSITY
A G E
• 33.1%: < 17
• 46.2%: 18-54
• 15.6%: 55-74
• 4.9%: 75+
I N C O M E
• MEDIAN HOUSEHOLD INCOME: $20,966
• POVERTY LEVEL: 45%
• LOCATED BETWEEN 3 HIGHWAYS.
• ADJACENT TO NEWLY BUILT AMAZON DISTRIBUTION CENTER ($41,000 MEDIAN INCOME).
• ADJACENT TO OPA LOCKA TRI-RAIL STATION.
• INCREASING DENSITY AND COMMERCIAL PRESENCE.
• GROWING HOUSING DEMAND.
• PASSING TRAFFIC: GREAT COMMERCIAL VISIBILITY.
• LOW RENTAL RATES.
• CRIME RATES.
• NO EXISTING RETAIL/OFFICE SPACE.
• DEMOLITION OF EXISTING STRUCTURES.
• COMMUNITY ACTIVISM.
• POTENTIAL SHIFT IN MARKET.
SITE & CONTEXT FINANCIAL ANALYSIS
CONCLUSIONDESIGN
CONCEPT
HEALTH & WELLNESS
INTERACTION
safetyWALKABILITY
IDENTITY
adaptable
LEEDwater managementSHADE
permeability
walkability
EXPOSURElocal businesses
FLEXIBLE
sense of place
dynamic mix
LOCAL MATERIALS
AFFORDABLE
12
1
2
AMAZON DISTRIBUTION CENTER
TRI-RAIL STATION
TOTAL SITE: 43 ACRES
• ¼ MILE RADIUS FROM TRI-RAIL
STATION AND AMAZON
DISTRIBUTION CENTER.
• REDUCE VEHICULAR USE.
• PUBLIC GREEN SPACES
APPROXIMATELY A 2 MIN WALK
FROM EVERY LOCATION.
LEGEND
RESIDENTIAL
MIXED USE
SUPERMARKET
DAYCARE
CIVIC
MEDICAL FACILITY
TRI-RAIL STATION
14 ACRES
476 MULTIFAMILY UNITS
100,000 SF RETAIL/OFFICE
18,000 SF SUPERMARKET
12,000 SF DAYCARE CENTER
18 ACRES
714 MULTIFAMILY UNITS
198,000 SF RETAIL/OFFICE
37,000 SF MEDICAL FACILITY
14,000 SF DRUG STORE
11 ACRES
594 MULTIFAMILY UNITS
15,000 SF LIBRARY
10,000 SF RECREATIONAL CENTER
5,000 SF POST OFFICE
1BR / 1BA (700 SF) 2BR / 1BA (850 SF) 3BR / 2BA (1200 SF)
EYES ON THE STREET
SHADED
SIDEWALKS
EYES ON THE STREET
BOULEVARD TYPICAL STREET
SOCIALINCREASED INTERACTION INCREASES SAFETY
ENVIRONMENTALPROMOTES MULTIPLE FORMS OF TRANSPORTATION
ECONOMICCREATES LOCAL JOBS
SOCIALCATERS TO LOCAL RESIDENTS
ENVIRONMENTALINCORPORATES NATURAL ELEMENTS
ECONOMICATTAINABLE LEASE RATES
SOCIALPROVIDES HEALTH SERVICES FOR THE COMMUNITY
ENVIRONMENTALUSES GREEN AS A WAY OF HEALING
ECONOMICFULFILLS A NEED AND PROVIDES JOBS
SOCIALBRINGS THE NEIGHBORHOOD TOGETHER
ENVIRONMENTALPROVIDES STORMWATER MANAGEMENT
ECONOMICINCREASES VALUE FOR SURROUNDING BUILDINGS
SITE & CONTEXT FINANCIAL ANALYSIS
CONCLUSIONDESIGN
CONCEPT
MULTI FAMILY MARKET RENT: $1.70 / SF / MO.
• OPA LOCKA MARKET RENT (COSTAR/REIS): $1.65 / SF / MO.
• RENT COMPS AVG: $1.54 / SF / MO.
• MARKET VACANCY: 4%
COMMERCIAL MARKET RENT: $25 / SF / YR.
• MARKET VACANCY: 5%
LACK OF ENTERTAINMENT AND AFFORDABLE HOUSING IN AREA.
OPA LOCKA MULTI FAMILY MARKET RENT PER SF
1 BR / 1 BA
2 BR / 1 BA
3 BR / 2 BA
RESIDENTIAL UNIT MIX
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9
Phase 1
Phase 2
Phase 3
Development Stabilization Disposition
$110,438,315
$191,699,670
$118,696,075
$279,794,479
$163,022,898
$176,140,668
MARKET RENTS: 3% GROWTH RATE
VACANCY RATES: COMMERCIAL 4%
RESIDENTIAL 5%
OPERATING EXPENSES 30% OF YEAR 1 STABILIZED EGI
CAPEX RESERVE $0.25/SF PER YEAR
SITE & CONTEXT FINANCIAL ANALYSIS
CONCLUSIONDESIGN
CONCEPT
W E S T V I L L A G E STRIVES TO CREATE AN IDENTITY FOR THE REGION BY CREATING A WALKABLE NEIGHBORHOOD WITH
AN ACTIVE STREETSCAPE, PUBLIC GREENS, AND AFFORDABLE OPTIONS FOR HOUSING AND BUSINESS ENDEAVORS.
BY DOING SO, WEST VILLAGE IS AN EXAMPLE OF HOW THE REDEVELOPMENT OF A STRUGGLING AREA CAN I M PA C T A
C O M M U N I T Y S O C I A L LY, E C O N O M I C A L LY, A N D E N V I R O N M E N TA L LY .
T H A N K Y O U
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