HEALTHY URBAN LIVING IN DOWNTOWN CINCINNATI

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1 URBAN VS. NATURE URBAN FT. NATURE: HEALTHY URBAN LIVING IN DOWNTOWN CINCINNATI URBAN FT. NATURE 1

2 TABLE OF CONTENTS 1. EXECUTIVE SUMMARY SITE ANALYSIS AND CHALLENGES CONCEPT DESIGN PROCESS PROGRAM AND KEY FIGURES MARKETING AND TARGET AUDIENCE DEVELOPMENT TEAM DEVELOPMENT SCHEDULE FINANCIAL PLAN...11

3 URBAN VS. NATURE URBAN FT. NATURE: HEALTHY URBAN LIVING IN DOWNTOWN CINCINNATI EXECUTIVE SUMMARY The challenge we were served for this year s ULI competition was the redevelopment of the property of Hilltop Basic Resources in downtown Cincinnati. This company uses the site currently as their central concrete terminal for the Cincinnati metro area. The 20.6-acre terrain is located southwest of Paul Brown Stadium on the banks of the Ohio River. The project site is mainly positioned between West Mehring Way, the Brent Spence Bridge and the Ohio river. This competition is intended as an investigation to the opportunities for a mixed use development in this location. We were immediately well aware of the very strategic location of the site at the gate to Cincinnati and Ohio. This property is also located in an area in which is invested heavily during the last two decades. The Banks mixed use project, the major Cincinnati stadiums and the new riverfront park are namely neighboring our site. With all this information in mind it was clear from the beginning that a holistic approach was desirable. All steps in this design and development process are well considered to achieve an added value on different scales. We kept this in mind throughout the process because the project allows us to impact different urban layers at the same time. The ultimate goal is to come up with an economically viable, context sensitive and well-designed mixed use development for the particular site. We worked interdisciplinary in a real life setting with people from various backgrounds giving as much different views and input as possible. Our team consists of two architects, one planner and one real estate professional, provoking interesting discussions which improved the project in the end. The result is a fully integrated, but first and foremost an unprecedented urban mixed use development in many different ways for the city of Cincinnati and its region. The development will include 416,000 square feet of residential surface, over 100,000 square feet of retail, over 175,000 square feet of office space, a 200-room hotel, 2000 parking spaces, a state of the art recreational center and over 500,000 square feet of public use space with parks, an urban plaza and sports courts with the total project cost of $260,629,115. Enjoy reading this report and discovering all elements of our exciting project! SITE ANALYSIS + CHALLENGES: The site is, to say the least, challenging to develop as a mixed use project because a lot of jammers in its direct proximity. There are two highway bridges and one railroad bridge crossing the site cutting the site in half. The west side of the site is currently a very large power plant and marks in fact to transition towards the very industrial Mill Creek area of Cincinnati. The highway overpasses impact and shape the site. The current situation is noisy because of the passing traffic and the trains, but most of all it is the Hilltop company producing a lot of noise. Nevertheless, we have to take the noise factor of the overpasses and also from the Paul Brown Stadium into account in our design. Another very important issue at the site is the fact that it s completely situated in the flood plain of the Ohio River. The river floods quite easily and has incredible record highs. To be able to build in this hostile environment we had to come up with creative ideas to get around this flood issue. The flood plain is however a very interesting feature for this area, making the border between nature and urbanity disappear as it were. This key feature of the site will be taken into account during the design process. URBAN FT. NATURE 1

4 The site is extremely accessible and visible, making the site a very strategic and valuable asset in the development of downtown Cincinnati. The presence of the Hilltop Company on this site is not coincidental but is the result of the location itself. The immediate access to all major highways allows Hilltop to serve the Cincinnati metro area with ready to use concrete. Also the accessibility by water is a strong asset that can t be overlooked. Another strong asset is the immediate proximity of the CBD, located at minutes from our site by foot. We have to remark that the accessibility by foot, public transit and bike isn t that great. Walkability and bike access become also key elements for our design. Our site is located on the current edge of the riverfront developments which have been taking place now for two decades. The Banks Project is very famous and transformed this part of town into a very attractive place in the downtown area. Our site is in fact the immediate continuation of the riverfront development strategy of the city. The industrial uses leave the area and the terrains are redeveloped mostly as parks, mixed use projects and sport facilities. This is the context of this particular location, offering a suggestion of redevelopment. But because of the lack of an actual identity or physical context, we have the opportunity to develop the site in fact from scratch and be more creative about how to fill it in. We can summarize that this site is in fact a residual space without a lot of identity like we find in every big city. The parcel is chopped up because of the bridge overpasses. The construction of large highways in inner cities created this kind of residual spaces making the environment of these large infrastructures really not a nice place to be. The challenges that we are facing with this project are in fact quite similar to a lot of other cities where the prime locations to build are taken and less desirable land has to be developed. Our challenge is to make most of the site with all of its issues. This asks for a new approach because until today there is not really taken advantage of this underneath places. the key to the project is about transforming these lost spaces into attractive places to spend time. CONCEPT: Cities have always been places of innovation and progress. Progress in an economic way, a social way, a cultural way etc. In short innovation always started in urban communities throughout history. Cities are vibrant places where all kinds of people come together, interact, work together and often unconsciously shape the future. After thousands of years of human development with countless different paradigm shifts, political powers, cultural realities etc. cities all over the world still do what they do best, being the engine of progress. This amazingly firm feature of cities in general apparently knows how to transcend cultural differences and stays relevant until today. Our concept starts from this amazing feature of the city and tries in fact to embrace and stimulate it. More precisely we believe that our project should stimulate an environment of innovation, the single most amazing feature about cities. To create this great urban product we present a project which creates an environment of inspiration, vibrancy and pleasantness. To achieve such an environment, we introduce the concept of a healthy urban lifestyle. The ultimate goal of our project is to create a vibrant lifestyle which will allow the habitants to live, work and entertain in a healthy and a resilient community. The design of the project targets health holistically, giving equal importance to the physical, psychological and environmental health of the community. We can summarize this concept by the Latin saying: Mens sana in corpore sano (a URBAN FT. NATURE 2

5 sound mind in a sound body). It expresses the theory that physical exercise is an important and essential part of mental and psychological well-being. This new and unpublished lifestyle on the banks of the Ohio River in downtown Cincinnati is built with wide range of amenities from a luxurious sport amenities building to an environmentally responsible urban development strategy. The site offers tremendous potential to transform the often busy life into a relaxing urban experience and it acts as a transition between the dense urban fabric and the nature. This effort of establishing a connection between the city and nature is a rapidly growing concept and is very popular among many European cities. Walkability, live-work environment, minimal automobile dependence, green structures, etc. are the key drivers for the idea behind this community development project. The result will be a distinct urban community with a common interest and a heart for the city. The location at the gateway to Ohio is without any doubt unique with project-long river views, neighboring the exciting Banks-development, Paul Brown Stadium and an incredible accessibility in general. This extremely strategic location contributes to the concept in different ways. Instead of considering the site as a problem mainly because of the surrounding highways and vehicular traffic, we started looking at the immense potential the site had to offer. We visualize this development as a destination for people who desire a healthy and peaceful life in a truly urban environment. Exactly the opposite one would expect from the site in the first place maybe. It seemed a powerful idea to us to show these principles in this particular place. The introduction of this concept and this new lifestyle at this particular place can be seen as a strong statement and a profound belief in urbanity as such. The general concept spins in fact around 3 large sub concepts as discussed before, the physical, psychological and environmental health. 1) Physical We put a lot into the physical wellbeing of the future residents and visitors. Our development will have an unprecedented offer of sport amenities, both indoors and outdoors, in the Cincinnati metro area. This manifests itself best in the 80,000 ft² REC Center on our site. It contains a pool with views on the river, a lazy river, hot tubs, saunas, steam baths, a world-class fitness, multipurpose rooms, etc. The outdoor sport amenities are located under the train bridge area which is completely equipped as an active outdoors area. This location consists out of a rock climbing wall, tennis courts, basketball court, petanque courts but also an active play garden for example. On the riverside we provide beach volleyball courts and a quay for the watersports (kayak, canoe, paddleboard, jet ski). In short the provided sport amenities are unprecedented for Cincinnati and makes this development a world-class example of urban sports sites. Besides these amenities the site is planned as such that cars become unnecessary and giving space to cyclists and pedestrians, enabling a more active lifestyle already in the planning stage. 2) Psychological Like the Romans already knew very soon, we can t see mental wellbeing separate from physical wellbeing. Both are completely interconnected and influence each other. To stimulate the psychological wellbeing of the future residents and visitors we create a very appealing environment. Almost 70% of our site will stay unbuilt and unpaved, giving room to nature in the project. We create an extension of the Smale Park on our site, creating a very large linear park with incredible views all over, places to unwind, and oxygen for the project. Next to the calming effects of the green spaces there are interesting urban squares designed. The site is planned to create lively streetscapes on a human scale, keeping large traffic flows, noise sources and other sources of irritation out. The biggest asset of this project is definitely the fusion of urban and URBAN FT. NATURE 3

6 natural characteristics giving the users of this site a balanced and pleasant experience with the best of both. Another very important aspect of psychological wellbeing is a happy social life. We provide tons of opportunities for casual meetings but also for a great night out. In the extensive commercial offer on the site, it is mostly the beer garden that catches the eye. This beer garden will also be unprecedented for Cincinnati and maybe even in the US. We combine Cincinnati s German heritance with a new unique place to go out in downtown. It will be a very large beer garden with indoor and outdoor seating but it will definitely provide the best atmosphere in downtown Cincinnati. Also the idea of creating a community was important in our design process. Boosting already a sense of community in the design phase will work positively on the sense of safeness and pleasantness of this project. 3) Environmental The environmental health idea was already shortly alluded in the previous paragraph. By leaving the majority of the land to nature we break with the old paradigm that nature and urban development can t coexist. We tried to find the right balance between developed area and giving the river enough space because we are located in the floodplain. By developing a small portion of the total land we give nature again a chance in this area of old industry. This part of Cincinnati will become the node between raw nature and cosmopolitan urbanity. Nothing less than this visionary dream is our ambition. Besides that, our buildings will have green roofs and renewable energy sources. They will also be energy efficient what results in a minimal impact on the environment. On our site there will be different initiatives boosting an environment-conscious lifestyle. There are for example places for urban farming. But most significantly we integrated an environmental research center on top of our parking structure. There it will measure air quality, research and boost innovative technologies for the green economy and host an educational center. We believe that this environmental center can be a catalyst for more conscious behavior and innovation in the Cincinnati area. Following key ideas illustrate our vision: Green roofs Pedestrian oriented site plan Accessibility for all transport modes Wide range of sport facilities Constructing a clear and strong streetscape Healthy urban life Park and public spaces Environmental research and education center URBAN FT. NATURE 4

7 DESIGN PROCESS (SITEPLAN & DESIGN) The first important step we took in the design process was finding a solution for the floodplain, more precisely we had to find a solution combining flood safe development and a usable and active streetscape. We couldn t live with the easiest solution of all which was to just provide the lower parts of the building with parking and the livable spaces on top. What we propose is in fact to completely elevate that part of the site that we will develop. We re doing that by building a two-story parking structure partly above the current ground level. Like that we are raising the site with approximately 12 feet which takes us out of the floodplain. We create as it were a new ground level on which the Main Street of the project will be laid out. This new street level allows us to use every single floor with active uses. The difference in height between the old and the new street level functions as a massive parking structure for the site. The elevation of the site forms at the same time the distinction between the more urban and the more natural part of our project. This idea is a creative and executable solution to a tough challenge. Or how to bend a problem into opportunities. With the elevation of a part of the site we intend to create a very lively, vibrant and pleasant Main Street in our project. This street will function as lifeblood of the whole project. This street will host events, shops, bars, etc. and will be connecting the two parts of the site, a concept that will explained in the next paragraph. The intention is to create a certain identity for the site, social control, representation and accessibility. This street will be connected to Mehring Way at two strategic nodes and will be connected to walk and bike paths that service a larger area. The street will be the connective, representative and the economy boosting feature of the project, but mostly it will give wonderful city life to the street level. The following step is to place the buildings strategically on the site now we have determined our urban grid. The buildings should definitely contribute to the idea of the active streetscape but should also take the exterior impacts into account. We identified first three separate poles on the site. A busy public oriented pole with more action and a matching program between the two bridges. The second pole is situated to the east and is identified as a calmer, more residential community. Those two poles with opposite characteristics come together in the central pole around the railroad bridge. This part of the site provides a lot of outdoor sport amenities, public and green space, room for events, pop-up initiatives etc. Imagine for example an art installation on the underside of the bridge which makes it a real civic place for the city. In short this part of the site will form the node between different influences and characteristics and blend them together using our overall vision of urban health. It is here that our general concept really kicks in and effectuate the symbiosis we are talking about. It is the healthy urban lifestyle that connects both poles in this node. It is here that the strength of the project really becomes visible. The buildings itself are conceived in a contemporary style without being too determinant for the site. They are, as every aspect of the project, contributing to the general concept. The architecture blends in into the newly created urban environment. Landscaping, architecture, and site planning are all matching factors in this project. We chose for this approach because we didn t want to claim and completely determine the distinctive Cincinnati skyline. We are convinced that we have to develop this site cautiously and not interfere with this very precious product of Cincinnati s rich history. We also believe in flexibility and imagination of the future users. The design of the buildings is also closely connected to the health idea. We want apartments, condo s, and offices that are airy, light, and spacious. In short we want to provide healthy spaces. That s also why we chose for a quite minimalistic approach with a lot glass, moveable wooden louver screens. Also the presence of large balconies is very important, creating URBAN FT. NATURE 5

8 private outdoor space as well. With this approach we try to eliminate as much as possible the distinction between interior and exterior, another strong statement to places both at the same level of importance. The last step of our concept is the landscaping that holds the whole project together and really makes the general idea work as intended. This part has to make the project easily readable for its visitors. In fact, it is totally focusing on creating the right atmosphere and making our vision physical and visible present. The landscaping totally fits our general concept. On site we provide a very broad offer of outdoor sports like already alluded. Tennis courts, basketball court, rock climbing wall, beach volleyball, petanque, a dock for watersports, etc. are creating a truly sport oriented environment. Besides the sports part there are also urban plazas, bike and walk paths, custom made streets, a lot of greenery, etc. in order to achieve our biggest goal which is to bring vibrant city life to our site. We create appealing public spaces which encourage social interaction, a sense of community and bringing city life at its best to our project. We also transform a tremendous part of the site to park space. In fact, we are creating an extension of the Smale Riverfront Park towards our site. With doing that we want to contribute to a linear park along the Ohio river on a region scale as well. PROGRAM AND KEY FIGURES: TOTAL BUILT-UP AREA RESIDENTIAL : 513,500 sq ft OFFICE : 181,400 sq ft LIVE-WORK : 51,150 sq ft COMMERCIAL : 140,650 sq ft HOTEL : 119,000 sq ft PARKING : 689,300 sq ft REC-CENTER : 76,000 sq ft GRAND TOTAL : 1,771,000 sq ft In this summary all the particularities of the project are listed. This key figures are mostly seen from a planner s perspective. The financial key figures can be found in the next paragraphs. More detailed information about the design, the buildings itself, the program can be found on the boards. TOTAL BUILT AREA 220,900FT² FOOT PRINT 24,25% PLOT SIZE 910,400FT² TOTAL FLOOR AREA 1,771,000FT² PLOT RATIO 191% NUMBER OF STORIES 1-9 NUMBER OF DWELLINGS 384 DWELLINGS / ACRE 18,4 / ACRE PARKING AREA 2191 SPACES URBAN FT. NATURE 6

9 MARKETING AND TARGET AUDIENCE: We will use multiple marketing techniques that will appeal to today s audience to spread the word about our new project. We are planning to use social media like Twitter, Facebook, Instagram and a project website to get our project into the attention. We intend to use the unique location of the site to promote our project as well. The incredible visibility of the site at the gate is an added advantage in promoting the development. Also multiple flyers will be circulated on game days about the upcoming development. We are targeting young professionals and young families who are open to a new urban lifestyle. We don t want to create a suburban lifestyle in an urban area like we see happening all over the country in urban redevelopments. That s why we resolutely chose a concept of a live-work environment in our program. Residents are provided with flexible office space, meeting rooms, artist studios, digital center, etc. This enables the concept of working from home, eliminating the daily commute, spending more time on the things that really matter and stress-free living. Besides this group of young professionals, we also focus on elderly and high income group to purchase the condos. With Paul Brown stadium abutting our site, the real sport fanatics might be interested to live next to their beloved teams stadium, but this feature will mostly contribute to the success of the planned hotel on the site. We envision a commercial facility on site that focusses our concept of a healthy urban lifestyle. We are talking about sports bars, sport goods shop, physiotherapists, fresh farmer s market, healthy restaurants and organic grocery store. DEVELOPMENT TEAM: Planner: Nathan Mertens: He was involved in formulating the zoning regulations. He also researched about the building codes and helped the architects in the design process. Architects: Kaaviyaa Nagarajan and Ryan Craft: They worked together in the overall design of the project and the architectural design of the buildings. The planners and the architects were responsible for the drawings, 3-D models and analysis of the project. Financial Analyst: Austin Widman: He was responsible to creating a pro forma for each phase of the development and then analyze the financial feasibility of the development. URBAN FT. NATURE 7

10 Development Schedule: Phase 1: Project Planning: This stage will begin in January This stage will include creating a business plan for phase 1, arranging the finance and working on the architectural design. By the end of May 2017, it is planned that the financial feasibility will be worked out and the financial arrangements of the loans and equity with be obtained. Technical Drawings: All of the technical drawings will be completed starting in June 2017 and finished in August During this stage, the bids from the contractors will be requested and received. Pre-Construction: During the pre-construction stage, the contractors will be finalized and lined up. This will be finished in September Construction: This stage will be from October 2017 to October During July 2018 through December 2018 the development will be marketed and leasing and selling will begin. Completion: This stage will allow for the property to be inspected to make sure that it is up to standards for living and also leasing and selling the units. The opening of Phase 1 will be January Leasing: This stage will start when Phase 1 opens in January 2019 and will go until January This assumes that all units (retail and residential) will be rented within a 24-month period. URBAN FT. NATURE 8

11 Phase 2: Project Planning: This stage will begin in October 2018 when the construction of Phase 1 is completed. This stage will include creating a business plan for Phase 2, arranging the finance and working on the architectural design. By the end of January 2019, it is planned that the financial feasibility will be worked out and the financial arrangements of the loans and equity with be obtained. Technical Drawings: All of the technical drawings will be completed starting in February 2019 and finished in May During this stage, the bids from the contractors will be requested and received. Pre-Construction: During the pre-construction stage, the contractors will be finalized and lined up. This will be finished in June Construction: This stage will be from July 2019 to May During February 2020 through July 2020 the development will be marketed and leasing and selling will begin. Completion: This stage will allow for the property to be inspected to make sure that it is up to standards for living and also leasing and selling the units. The opening of Phase 2 will be August Leasing: This stage will start when Phase 2 opens in August 2020 and will go until August This assumes that all units (retail and residential) will be rented within a 24-month period. URBAN FT. NATURE 9

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13 FINANCIAL PLAN: The development that we are proposing has two phases. The development will include 416,000 square feet of residential surface, over 100,000 square feet of retail, over 175,000 square feet of office space, a 200-room hotel, 2000 parking spaces, a state of the art recreational center and over 500,000 square feet of public use space with parks, an urban plaza and sports courts. Phase 1: Phase 1 will be the structures on the east side of the train bridge. This will include 4 buildings, a below grade parking structure and all of the public use space. During this phase we will be building all of the condos. The reason that we want to do this is because it will bring in about $44,000,000 from selling over 2 years and this will help fund Phase 2. For Phase 1 we are looking for a $143,000,000 loan amortized over 30 years. The developer will contribute $15,000,000 in Phase 1 which will give an internal rate of return of.85%. Phase 2: Phase 2 will be the structures in between the two highways. This will include 3 buildings and an above ground parking structure. During this Phase, we will receive a $25,000,000 bank loan, the $44,000,000 from the selling of the condos and $35,000,000 in equity from the developer. Phase 2 will have an internal rate of return of 27.52%. The development as a whole will take 4 years to completely finish. The development will provide 249 apartments, 135 condos, 208 hotel rooms, a beer garden, 10+ restaurants and stores, a live-work environment for the residents and a state of the art $20,000,000 recreational center. This development is a great place for residents and developers. The developer with a $50,000,00 investment will have an internal rate of return of 6%. Our desired IRR is 8% and we can obtain that by increasing the revenue by about 8% and we feel like that is very doable with the demand for this kind of development. Also we were very conservative with the numbers in our calculations. We are in this pro forma not achieving our desired IRR of 8% but we have a strong believe that this difference can be bridged while we are expecting higher revenues than currently used in the calculations. We are that conservative because our project is truly unprecedented in Cincinnati. We do not have really reliable precedents so we used the average income per square foot for the whole downtown area. We are however quite sure that our revenue will be actually higher than this average because of the qualitative lifestyle concept in our project, the provided amenities and desirable location. In short we are very confident about the economic feasibility despite we don t achieve our desired IRR. URBAN FT. NATURE 11

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18 URBAN FT.NATURE: Nathan Mertens, Kaaviyaa Nagarajan, Ryan Craft, Austin Widman

19 URBAN VS NATURE Nathan Mertens, Kaaviyaa Nagarajan, Ryan Craft, Austin Widman URBAN FT. NATURE: The ultimate goal of our project is to create a vibrant lifestyle that will allow the users to live, work and entertain in a healthy and a resilient community. The design targets health holistically, giving equal importance to the physical, mental and environmental health of the community. CONCEPTUAL DIAGRAMS This new and unpublished lifestyle on the banks of the Ohio River in the industrial zone of downtown, Cincinnati is built with wide range of amenities ranging from a luxurious sport amenities to environmentally responsible urban development. The location of the site offers tremendous potential to transform the busy life into a relaxing urban experience and it acts as a transition between the dense urban fabric and the nature, this effort of establishing a connection between the city and nature through a seamless transition is core idea behind URBAN Ft.NATURE. BLOCK - A *URXQG ÁRRUV Total Area :334,000 sq ft G Floor : Retail : 34,000 sq ft )ORRU 2IÀFH VT IW 5-8 Floor: Hotel :119,000 sq ft PHYSICAL HEALTH BLOCK - B *URXQG ÁRRUV Total Area :131,250sq ft G Floor :Retail : 18,750 sq ft 1 Floor: L-W : 18,750 sq ft 2-6 Floor: Res : 93,750 sq ft BLOCK - H *URXQG ÁRRUV 5RRIWRS Total Area :246,500 sq ft G-4 Floor area : 49,300 sq ft BLOCK - C BLOCK - D Ground structure + Rooftop Floor Area :16,250 sq ft BLOCK - E *URXQG ÁRRU Total Area :76,000 sq ft G-1 Floor area :38,000 sq ft BLOCK - F *URXQG ÁRRUV Total Area :129,600sq ft G Floor : Retail : 16,200 sq ft 1 Floor: L-W : 16,200 sq ft 2-7 Floor: Res : 97,200 sq ft *URXQG ÁRRUV Total Area :129,600sq ft G Floor : Retail : 16,200 sq ft 1 Floor: L-W : 16,200 sq ft 2-7 Floor: Res : 97,200 sq ft ENVIRONMENTAL HEALTH BLOCK - G *URXQG ÁRRUV Total Area : 223,000 sq ft G Floor : Retail : 23,000 sq ft 1-5 Floor: Condo: 200,000 sq ft TOTAL BUILT-UP AREA RESIDENTIAL : 513,500 sq ft OFFICE : 181,400 sq ft LIVE-WORK : 51,150 sq ft COMMERCIAL : 140,650 sq ft HOTEL : 119,000 sq ft PARKING : 689,300 sq ft REC-CENTER : 76,000 sq ft GRAND TOTAL : 1,771,000 sq ft PSYCHOLOGICAL HEALTH H E B F A G C D The site is located on th banks of Ohio river that is currently housing the Hilltop Basic Resources Concrete power plant. The site is in between two highway bridges and one railroad bridge, the northeastern edge of the site is the Paul Brown stadium, the south edge is lined by the Ohio river. POTENTIAL The site is very accessible and visible, making it a very valuable asset in the development of downtown Cincinnati. This site will be the ÀUVW LPSUHVVLRQ RI Cincinnati, looking from Kentucky. The lack of identity or physical context of the site will provide a wide range of opportunities to develop the site from scratch with new creative ideas. Having Paul brown stadium abutting the site, the economic value of the development is increase considerably. CHALLENGES The parcels are highly noisy EHFDXVH RI WKH WKRURXJK WUDIÀF RQ WKH KLJKZD\V WKH trains, the concrete plant and game nights on the stadium. Added to the noise the site sits on the ÁRRGSODLQ. The site has been zoned as heavy industrial use that is the site may not be suitable for other land-use. SITE ANALYSIS GREEN ROOF - RESEARCH BEER GARDEN - ROOF TOP OUTDOOR SPORTS REC CENTER BIKE/PEDESTRIAN FRIENDLY ROADS