Our first in-person interview and building tour since the COVID-19 shut-down was with Joseph Kavana, developer of $1.5 billion, 65-acre master-planned Metropica project which recently received TCO for its first residential offering, ONE Metropica Residences, design by YOO. Kavana’s vision for Metropica will transform Sunrise, FL with approximately four million square feet of development adjacent to Sawgrass Mills Mall, which is the 11th largest mall in the United States. Metropcia’s masterplan will consist of residential condominiums, apartments, boutique hotels, commercial office space, expansive green spaces and a burgeoning world-class culinary, retail, entertainment and lifestyle experience for residents and visitors to enjoy.
Despite the need for masks and social distancing, we were able to tour ONE Metropica Residences in person with Kavana to see the upscale finishes and attention to detail not-yet seen in Sunrise. While there we discussed the three pillars of Metropica, where Kavana draws his inspiration from as a developer and what is next for South Florida.
PROFILE: How did you get into real estate development? What is your background?
Joseph Kavana: I began developing in the 1980’s as a sideline to my Automotive business. We had a sizeable business working with major auto manufacturers and retailers, when I began investing in industrial properties and doing land development in South Florida. In the 1990’s, I participated in the purchase of thousands of rental apartments in Texas. I then moved into the international arena and developed in Punta del Este, Uruguay and Nordelta, Argentina. I did not begin as a real estate developer, but that certainly became my passion.
PROFILE: When did you start developing in the United States? How is developing in the US different from other countries?
JK: As I mentioned, I began developing select projects in the 1980’s, but moved into the arena on a full-time basis starting in the 1990’s. As to what is different in the U.S. versus other countries, I would have to say that, in the U.S., the pace of development is much faster. There is simply no room for error from beginning to end. You need to have clear and concise planning, knowing that mid-flight adjustments are challenging -- and generally costly. In other countries, you may have more time to plan and execute. There is more flexibility when it comes to changes and adjustments.
PROFILE: As a developer where do you draw your inspiration from?
JK: I would say it’s a combination of two things. First, you need to look at the land, see a need, and have a specific vision for the area. What is the best use? How do I make this happen? Once you decide, then the inspiration is what you want it to look like, what do you want it to be. It’s a very personal process for me. Once I’ve decided on the best use, I then look at what others have done that will help shape my inspiration. A visit to the ‘best of’ is what I would call it. That process -- part cerebral, part emotional -- is how I draw my inspiration.
PROFILE: Did you have any mentors that helped shape your life or career?
JK: While I did not have any specific mentors in my industry, my overall mentor was definitely my father. He instilled in me that the way you conduct yourself in life is key. That your word is your bond, far better than any paper or contract you may sign. He taught me that when you tell someone that you are going to do something, it must be done, no excuses. That has been my personal philosophy throughout my career.
PROFILE: When did you start building and investing in Sunrise? What was the attraction to the area?
JK: We originally purchased the land that would become Metropica in 1995. A couple of years before that, in 1993, we developed a small shopping center on the land that is very close to where Metropica is now. That was basically the beginning of Sunrise. Sawgrass Mills opened in the late 1980’s, followed by the very first IKEA in Florida, and that is when we began to see the enormous potential of Sunrise. It evolved quickly, of course, including the construction of what is now the BB&T Center, followed by numerous, large corporate entities moving into the area -- such as AMEX, which has established a significant presence in the city. Sunrise had land, access to major thoroughfares, and all within minutes of downtown Ft. Lauderdale and a short drive from Miami-Dade. As the area evolved, what was missing also became clear, and that became the vision for Metropica.
PROFILE: Where did the concept for the Metropica master plan come from?
JK: Once we realized what was missing in the area, we decided to build a multi-use community, which, in my mind, is different from a traditional mixed-use community. We wanted to build something that would specifically fit the needs of the evolving area. The key was in the residential. We wanted tenants to be able to experience city-center life, but still maintain the benefits of a suburban experience. To us, it meant creating some separation between the residential, retail, and office space components – hence, multi-use versus traditional mixed-use. Everything was close by, but they were still separate components…no retail at the ground floor of residential, for example. Once we came to that conclusion, we then set out to see who had built in a similar manner. What we found were developments around the country that had elements of what we wanted, so we took best-practices from that and melded the different pieces together. And as life would have it, in an era of COVID, our masterplan offers a best-of-all-worlds scenario for our residents – key benefits of city-center living, coupled with access to larger spaces and nature that would not be possible in a true urban location.
PROFILE: What are the 3 pillars of Metropica and what are residents buying into?
JK: The three pillars are happiness, nature and wellness. The most important is happiness, with the other two playing into that concept. People want to be happy, which was already increasingly challenging, even before COVID. The residential component is key. That is why we built the initial residential tower first. If we can help people be happy where they live, then we’ve accomplished a wonderful feat. We believe that everything built within Metropica should contribute to people’s happiness. The other two pillars support that. Access to nature is a key component of happiness. People crave that. That’s why the residential tower has wonderful view corridors of the Everglades and of the Central Park which will be part of our community. The third pillar, wellness, will be realized through our walking trails, bicycle paths, and all of the amenities that are part of Metropica, such as tennis courts, a spa, pool, and, eventually, an entire wellness center. Every Metropica buyer I have spoken with truly values our three pillars and appreciates the effort we have made to achieve those goals.
PROFILE: Why did you elect to build ONE Metropica Residences first? What are some of the features that make the building unique?
JK: We began with the initial residential tower instead of any other component because we firmly believe that the lifestyle component we are looking to achieve begins with residential. All other facets of Metropica will stem from residential. To that end, we went to Chad Oppenheim of Oppenheim Architecture + Design. Chad is globally recognized for socially and environmentally conscious architecture. He’s an incredibly selective individual, so we were very pleased with his ability to capture our vision for Metropica as a whole, and specifically for ONE Metropica, since that building was going to set the tone for the rest of the development. We coupled Oppenheim’s expertise with YOO Design Studio, and their combined skillsets allowed us to develop a building that is a true masterpiece. It has exceeded even our greatest expectations. The design and attention to detail is impeccable. The building’s common areas are exemplary. From literally the ground-up, the building has set a standard for the area that will be revolutionizing high-rise living in the suburban market.
PROFILE: You mentioned that you have worked with Yoo Design Studio in the past, how did the relationship develop?
JK: This is actually our fourth project with YOO Design. Our first project with them was in Punta del Este in Uruguay and then Nordelta, adjacent to Buenos Aires, Argentina. We then worked with them in Atlanta and developed YOO at The Park, a high-end rental and now Metropica.
PROFILE: How did you decide on Oppenheim for the architecture of ONE Metropica Residences? Will he be involved in the rest of the Metropica masterplan?
JK: As I mentioned, he has a well-established reputation, and we found a common vision for openness in the design. Oppenheim was involved with the master plan and the residential component of Metropica and of course, the first building. Once he saw the land and had an understanding for what was “missing” in the area, Metropica began to take on a life of its own. Chad’s (Oppenheim) vision was instrumental in the development of what is now one of the largest under-construction mixed-use communities in the nation.
PROFILE: Where do you see the future of South Florida development? What does the South Florida metro-area lack?
JK: I am extremely bullish about the future of South Florida development. We are very fortunate to have one of the last large parcels of land (60+ acres), which is allowing us a truly unique vision. But I see a number of land assemblages where good developers are re-purposing outdated properties and bringing new life to an area. When one looks at the many advantages of Florida, from weather to tax-friendliness, it is no surprise that our net-migration is almost 1,000 per day -- with a significant percentage to South Florida. There is no other place in the world I would rather live, and in spite of COVID, our future is extremely bright.
PROFILE: Any last words?
JK: I think it is important to acknowledge the municipality of Sunrise and its leadership for the manner in which they have nurtured the area’s growth. So many large companies now call Sunrise home. We used to call this area a ‘hidden gem,’ but it is no longer hidden. This is a special place.
