ULI CARIBBEAN ROUNDTABLE

 

On May 8th,  the ULI CARIBBEAN ROUNDTABLE celebrated its second ROUNDTABLE meeting of the year.  The turnout at Wework in Brickell City Centre was large and enthusiasm for the region palpable.  Present at the event were industry leaders in finance, debt lending, construction, architecture, affordable housing, hotels and green building.      

Big shout out to the Kresge Foundation (https://kresge.org) and all who participated in the Toa Baja Puerto Rico Resiliency Panel. The panel was but another example of the  capacity of ULI to bring real solutions to real world problems.    

Special thanks to our two speakers at the ULI CARIBBEAN ROUNDTABLE -Mr. Rogerio Basso, Head of Tourism at IDB Invest and Mr. Andrew Dicky – Executive VP JLL Hospitality. Financing projects in the Caribbean brings its own set of challenges and opportunities. It was great to look under the proverbial “hood” and examine how capital approaches Caribean hospitality lending. 

Save the Date –On August 1, 2019, The Puerto Rico Builders Association will be hosting its 3rdAnnual Bisnow Caribbean Hospitality Investment Summit in Miami. If you are interested in Speaking/Sponsoring there are a few spots available please reach out to Jorge Montilla jmrm@mcvpr.comfor more details.

You can also see a full list of ULI Events at: https://seflorida.uli.org/events/

 

AG&T Congratulates UM 2019 Thought Leaders

Thought leadership

We welcome this year’s class of great thought leadership to AG&T.    Each with a very unique set of skills, languages, and impressive backgrounds…all expanding their knowledge base at the University of Miami Master of Real Estate Development Program. 

Big things to come from this amazing group and lots of hope for our industry.  

 

 

 

 

Caroline Cozzi – See Linkedin Profile 

Francisco Masso –  See Linkedin Profile

Xiaoyun Jiang 

 

 

 

 

 

 

 

If you are interested in joining our internship program contact us. 

 

ULI Hospitality and Recreation Council – Puerto Rico

The ULI Hospitality and Recreation Council met this month to discuss some of the recent trends and opportunities in the hotel industry.  Big shout out to the whole leadership team – to Robbie Carver and Ari Tenzer specifically for putting together an amazing panel of speakers.  

Puerto Rico this year was top of mind at ULI Hospitality and Recreation Council. Several speakers highlighted new opportunities in hotel investment and other tourism activities.  While it is part of the HRDC guidelines to keep specific project information confidential, I would like to shed some color on recent events happening in Puerto Rico that is leading to this renewed interest and demand.  

  1. Limited Tourism Supply – to date there are about 14,000 hotel keys in Puerto Rico. Most of the supply that was damaged in the hurricanes has been improved. Occupancy rates hover 80% and ADRs have been increasing every year for the last five years.  A recent market study by the Puerto Rico Builders Association,  shows a demand for 30,000 keys in next decade.   
  2. Liquidity – in the last six months the resolution of Puerto Rico debt has made significant progress with better than expected returns on the top tier bonds of  Geo & Cofina.  
  3. Pro-Business Government – For the first time in almost two decades, the island has a government that is actively seeking private investment. 
  4. Tax Incentives– The Tourism Hospitality tax incentive provides up to 40% back on capital investment for hotel and other tourism related projects. 
  5. Other Tax Incentives– Law 20/22 has has resulted in 1,200 high net worth families moving to the island as well as 175 service companies, and 75 independent financial corporations. 
  6. Better branding – In 2018 the DMO (Destination Marketing Organization)  was  launched with the goal of bringing better and more consistent messaging  to Puerto Rico’s tourism and industry.  
  7. Puerto Rico USA – After the 2017 hurricanes, 82%  of the US recognizes Puerto Rico as being “part of the United States.” 
  8. 80+ Billions of dollars –  This robust allocation will stimulate the economy in the short term and hopefully provide a launching pad for long term economic growth through CDBG-DR, FEMA, HUD, LHTC, SBA, and other programs.
  9. Opportunity Zones – applies to approximately 97% of the island of Puerto Rico.  This should de-risk equity investment and reduce the gap in cap rates between stateside and island investment opportunities. 
  10. Public-Private Partnerships – The P3 laws in Puerto Rico are some of the most modern in the world allowing direct pass-through of payment from consumer to sponsor. The current administration has placed a strong reliance on unsolicited P3 bids – in other words it is recommend that you submit your own idea of a tourism related project.  
  11. New Infrastructure – The soon to come sale of the electrical authority (PREPA) and other antiquated government facilities will dramatically reduce costs across the entire economy. This will make the hospitality sector in particular more competitive. 
Florida Product Councils (FPCs) are small groups of ULI members that commit to meet at least two times per year with fellow real estate professionals to share best practices, grow their network and discuss development practices that influence and change our communities.
If you wish to get involved: https://northflorida.uli.org/get-involved/florida-product-councils/hrdc-membership/

Micro Apartments: Redefining Functionality

As the idea of developing micro units becomes more prevalent, we must rethink how to functionally furnish them within a limited amount of space. The size of a micro units is typically less than 350 square feet and just like any other unit, the kitchen and bathroom are permanently fixed. Due to the smaller size you can’t fit a standard, bed, couch, dining table set or even store your other belongs efficiently. So, if developers want to sell or lease micro units they must provide potential consumers with hassle free furniture and storage solutions.

Resource Furniture (https://www.resourcefurniture.com), a distribution company specializing in functional multipurpose furniture for small spaces, is committed to raising the bar when it comes to furniture functionality, quality and sustainability. Their furniture ranges from murphy style beds that transform into desk and seating area that can be used for everyday task.

Advances in technology are also assisting with the way we can furnish micro units. Powered by modular robotics, Ori (https://www.orisystems.com) is a modular system that includes a full or queen-sized bed, closet space, a desk and much more, developed by a start up from MIT’s Media Lab and designer Yves Behar. With the simple touch or voice command, this system seamlessly allows you to adapt the space in your unit for any activity. The Ori system can be installed in both existing and new buildings and can be assembled on site and can be plugged into a conventional electrical outlet.

Besides the attractiveness of space conservation, incorporating hassle free modular or transforming furniture will allow developers to charge consumers a higher premium for furnishing the unit. Both parties benefit and the consumer will be satisfied knowing that they can live comfortably and efficiently in a smaller unit…and might never have to “make the bed.”

Magnetic Elevators and the New Air Rights Boom

 

Before the invention of the modern-day elevator in 1853, we were limited on how high we could build without walking the stairs being extremely uncomfortable.

The elevator revolutionized how we built, we build higher and higher, the sky’s the limit! Elevators are either on a vertical lift or pulley system but, now we move vertically and horizontally within the same elevator. How?

I thought that was only possible in movies such as Charlie & the Chocolate Factory.

Well the future of elevators is Magnets! German company ThyssenKrupp (https://www.thyssenkrupp.com/en/)  has announced that the era of elevators being pulled up by cables is over and the era of magnetically operated elevators are the new thing. The future of the way people move inside buildings will be changed by The MULTI revolution in elevator construction, providing completely new perspectives and a whole new world of opportunities for developers, architects, planners, and operators.

ThyssenKrupp proposes employing linear motors in which several elevators can be used in one single shaft simultaneously both vertically and horizontally. This innovation creates shorter wait times, increased capacity, reduced weight and mass, and 25 percent more usable floor space.

With taller skyscrapers being developed this innovation will be critical and have a direct effect on an owner air rights. As we continue to build higher with the introduction of MULTI and with restrictive zoning codes with a cap on height, smaller developments air rights will become increasingly more valuable. Combined with new technology and the ability to sell more air rights, we now have more incentives to create more density in urban areas.

 

 

 

 

Modular Housing: a viable solution to increasing costs

As construction cost continue to increase, we must find more affordable solutions. One Solution may be modular construction. What is modular construction? Modular construction is a process in which a building is constructed off-site, under controlled plant conditions, using the same materials and designing to the same codes and standards as conventionally built facilities. It has been proved that building units offsite reduced the construction time in half.

Constructing units offsite allow for more quality control and more flexible when it comes to design. While the units are being prepared off-site, the building structure is also being simultaneously built. So once the units are complete, they can be transported and inserted directly into the structure. This also can be a solution to unexpected natural weather conditions which can extremely delay construction. Remember time is money. This faster a building is constructed, they faster you can satisfy your investors and lease up space.

According to the Modular Building Institute (http://www.modular.org/), building modular is Greener, Faster, and Smarter. Due to the factor-controlled process, waste is greatly reduced, and air quality is improved.  Modular buildings can be disassembled, and the modules relocated or refurbished for new use, reducing the demand for raw materials and minimizing the amount of energy expended to create a building to meet the new need. Structurally, modular buildings are generally stronger because each module is engineered to independently withstand the rigors of transportation and craning onto foundations, which creates more resiliency than on-site building construction. Not only is modular construction budget friendly it is also environmental friendly.

Assuming that the standard opportunity cost is 10% annually, and using industry standards for loans, modular construction will cut the construction time in half and save around 15% of the total development cost.   

For more information about modular construction in the Caribbean contact us at AG&T. 

 

Housing; The New Subscription Model

Housing New Subscription

 

Housing; The New Subscription Model

Subscriptions have been around for decades – from magazines, to newspapers, streaming television and even food delivery. But why stop there? Now housing has joined the long list of products that consumers can subscribe to.

Companies such as Common (www.common.com) and Roam (www.roam.co) have gotten it figured out. These companies have created an innovate housing model where an individual pays a weekly or monthly fee, just as they would pay rent, and they are able to sign short leases at least 3 months, and at the end of the lease, move to another location within the network. 

Guest have their own private bedroom and bathroom in a unit and might share the kitchen and living room with other guests. Along with the weekly or monthly subscription, utilities, cable, laundry, and weekly cleaning of your room are also included. These fully furnished co-living units also aim to promote shared interactions with a diverse community by building out plenty of gathering spaces for events, meetings and classes.

Subscription housing is an affordable and flexible option for those people that are on the go or for someone that may need to move to a city quickly and/or needs more time to find a home. Subscription Housing can be a great aid to a stress-free move.

In some high cost cities like New York or San Francisco, you will save more money living in a co-living development versus renting an unfurnished studio apartment.

Ideas: Co-living makes extremely expensive cities affordable to live in. In a city like San Francisco monthly rental costs can range from $2800 for a studio to $3500 for a one-bedroom apartment. Compare this to only $1500-2500 for a room within a co-living space or $1000-1500 within a shared house.

 

 

team2 internet

Hydroponic Parking Garages

Hydroponic Garagesi

 

Hydroponic Parking Garages

Hydroponic Parking Garages, what are those? If you are familiar with hydroponic farming, you would understand that it is a technique used to grow any plant without using soil…. but this time it is in a public parking garage.

With the possibility of a driverless future, places where we store our cars, such as parking garages, will soon cease to serve a purpose. Also, with more people moving into urban cores there is more of a demand for access to fresh produce for consumption. This is a great opportunity to turn existing parking garages into urban farms. Imagine garage to table – fresh produce within an urban environment. Does this mean we can improve the access to fresh food for economically and agricultural disadvantaged communities?

As we move into a more advanced future, we must rethink how we efficiently develop and use our resources. With limited developable space and agricultural zoning restrictions, hydroponic parking garages may be one very good solution. Instead of spending thousands of dollars demolishing existing parking garages, why not repurpose them and give them new life; literally. Since hydroponic technology eliminates the need for soil, urban cores can benefit from having fresh produce in close proximity, reducing cost and the amount of time it takes to reach consumers. Food can be the sold to restaurants or at a farmer’s market, given to a local soup kitchen or church, the possibilities are endless. Hydroponic parking garages could possibly increase values of surrounding developments and provide a new revenue stream for the owner.

Idea: Rather Than spend millions of dollars to totally reposition a parking garage, building hydroponic farms in the vacant garages will create a much more affordable and immediate source of revenues for the building owner. If one were to plant basil and lettuce and sell wholesale to local stores the farm will provide around a 90% yield annually on the $115k starting cost.

 

team2 internet 

Thought Leadership: Meet Our Team

 

 

Climate change, global warming, and other environmental phenomenon is forcing us to adapt the way we build.  

Our thought leadership series was created to explore how new innovations, technologies, and construction methods are challenging our paradigms. Our hope is that these forward looking thoughts help stimulate new opportunities. From our team to yours:

Creative Director – Steven Kelly has a Bachelor in Fine Art in Communication Design from Pratt Institute and a Master Degree in Computer Applications. Steven Kelly multi-faceted approach to creative development places him amongst top creative leaders in his field.  stevenbryankelly@gmail.com

Master Writer – Brandon Orlando Fennell is a native of Lithonia, Georgia. He is graduating in May 2018 with a Master of Urban Design and Master of Real Estate Development from the University of Miami. Brandon has a passion for giving back and plans to shape the world for more African American architects, urban designers, and developers. bof5@miami.edu

Numbers Cruncher – Ariel Newfield has a comprehensive education in real estate from the University of Miami, with a Masters of Real Estate Development and Urbanism and Construction Management.  Ariel’s global perspective inspires him to make complex financial real estate transactions clear to all parties involved. aynewfield@gmail.com

The Orchestrater –For Adam Greenfader it’s all about the synergy of great teams, thinking outside of the box and producing innovative ideas and real estate products.