Moving West Liberty Forward. Together by Kindall Stephens

MOVING F O R WA R D TEXAS A&M UNIVERSITY- S14-GREGORY LUHAN

Moving West Liberty Forward. Together The Luhan Studio - Spring 2014 at Texas A&M University

LUHAN STUDIO Texas A&M Unive

Proceeds from this book will be put towards disaster recovery plans, paying forward the ideas found through the process with West Liberty, Kentucky.

ersity WEST LIBERTY, KENTUCKY Introduction by: Gregory Luhan Contributions by: Mardelle Shepley Geoffrey Booth Afterward by: Stephen Caffey

STUDIO DIRECTOR

GREGORY LUHAN

University of Kentucky Associate Dean of Research

Moving West Liberty Forward. Together. West Liberty, KY On March 2nd, 2012, an EF-3 tornado struck the City of West Liberty, Kentucky killing 7 people and injuring 75 others. The town was almost completely destroyed. On March 4th, upon hearing what had occurred two days prior, my then 9-year old daughter retreated into her bedroom, emerging moments later with large shopping bags filled with her toys and stuffed animals. “Papa, can you take me to West Liberty? I want to give these to the children that lost everything.” We then packed the car and drove to West Liberty. It was the first time that either of us had seen tornado destruction up close. We spent the day in West Liberty, distributing her stuffed animals and toys, meeting with many of the townspeople. I returned either alone or with colleagues several times during the months that followed to develop relationships, to engage in deeper conversations with the community, and to form partnerships with the University of Kentucky and Morehead State University. My hope was to instigate a public-private-academic collaborative for formulating strategies on how the city might re-envision itself and effectively pursue a sustainable future. Almost a year later, the debris from the storm had been removed and its building’s stabilized, but little else was built. In mid-July 2013, I received a telephone call from Greg Copley from the University of Kentucky’s Center for Applied Energy Research (CAER). Greg was aware of my research on flexible-form manufacturing, integrated highperformance design and building envelopes, and my leadership in organizing synergistic teams that were capable of addressing complex issues from multiple vantage points. He wanted to introduce me to two military veterans – Jim Gazay and Lisa Redding who were living in West Liberty. Jim and Lisa had an interesting concept for a restaurant that could provide fresh and healthy food to the city. Their idea was to not only function as a place to eat, but to also serve as a valuable proof-of-concept on how to integrate sustainable concepts into West Liberty’s slowly rebuilding community. On July 31st the four of us met in Mount Sterling to discuss how we might proceed with their project and to see if it would be financially viable. I also told them that shortly after our meeting that I would be heading to Texas A&M for my sabbatical, but that I would like to meet with them again in December when I returned to Kentucky for the winter holiday break.

In December 2013, Jim and Lisa arranged for the three of us (Jim, Lisa, and me) to have a meeting with Mayor Mark Walter and Wes Holland, a local businessman and entrepreneur. The mayor showed me the concepts that had been prepared for the city in 2012—concepts that had been presented with neither an implementation strategy nor a financial plan. When I asked if there was consensus among West Liberty property owners to proceed with this proposal I was told no, that this was only a concept. In preparing for the December meeting, my preliminary research conceptualized West Liberty as a bridge - an active link between two significant eco-tourism areas - Cave Run Lake and the Red River Gorge. The city had enough traffic flow to generate economic sustainability, but unfortunately, most of the traffic that goes through the town does not in fact stop there. During the meeting I developed a concept sketch that showed two big speed bumps – one at either end of Main Street with arrows pointing towards key destinations within the city. My thinking was simple, if we could develop a town that was both desirable and functional then people would want to stop, linger and maybe even stay. I had the sense that everyone was looking for one “silver bullet” that would save the town. I noted that in order to survive economically that the City leadership needed to think differently. Instead, I suggested, that if West Liberty was going to move forward, then it should be examined as a system of interactions, components, and flows in the same way that one might study complex problems - like sustainability - that do not have simple solutions. My thought process centered on the rationale that if an interdisciplinary team could study West Liberty issues, then perhaps we could collectively rebuild the city in a way that could transform it into a viable rural destination that was defined both by its cohesive and connective character and the maintenance the community’s core values. The goal, therefore, was to plug into the eco-tourism logic that surrounded the city, develop viable business and vision plans, and activate the cultural community in ways that not only made up for the loss of revenue stemming from the area’s diminishing economy but also overcame the tragic loss in taxable base caused by the 2012 storm. If successful, then we might attract people from all over the world to see the city for longer than the three days in September set aside for the West Liberty Sorghum Festival, but more importantly the initiative could serve as a model for rebuilding after catastrophic weather events. Upon my return to College Station, I presented this opportunity to the Institute of Applied Creativity (IAC) as an opportunity for internal collaboration. I also asked my students if they would be interested in working on this real world, applied research project. Both the IAC and the student response were unanimous - yes! STFS With support from the National Science Foundation (NSF) over the last three years I have been with working with Dusan Sekulic, Fazleena Badurdeen, Robert Gregory, Adam Brown, and Hai Fu (Engineering), Margaret Mohr-Schroeder (STEM – Education / Mathematics), and Leslie Vincent (Business / Marketing) to develop a curriculum entitled Systems Thinking for Sustainability (STFS). Our efforts focused primarily upon translating the sustainability efforts related to the University of Kentucky (UKY) campus into a viable 3-dimensional classroom for problem-based learning. The campus, in this sense, served as an “umbrella project” for issues such as open space utilization, building community, sustainable transportation, energy and water usage, campus amenities, and enhancing the student center experience. After discussing the opportunity of extending STFS to Texas A&M with my UKY

colleagues, I worked with Ward Wells, the Head of the Department of Architecture at Texas A&M University, to insert STFS into the fourth year studio framework. Central to this curricular alignment was building upon the valuable lessons learned from the fall 2013 semester Integrated Studio that treated the whole building as a system. For this studio our goal was to address issues that were germane to moving West Liberty forward towards a vibrant and sustainable future. In order to achieve this, rather than focusing on one building as a system we treated the city, Morgan County, and its surrounding counties as part of a regional system. Rooted in the design science and capitalizing on the overlap between the realms of design thinking and systems thinking, the studio interrogated West Liberty’s societal, economic, and environmental domains. The processes and projects featured in this book demonstrate formative pathways for Moving West Liberty Forward - Together. The project to revitalize West Liberty, KY is a living testament to this engaged, problem-based learning approach and our synergistic collaboration between all of these faculty and students and the West Liberty steering committee and community at-large. The steering committee included the following individuals: Jim Gazay, Lisa Redding, Phyllis Keeton, Eddie Granger, Sherri Granger, Billie J. Conley, Jamie Brunk, Judy Elam, H.B. Elam, Julie Lane, Junior Lane, Paul Casteel, Kim Nickell, Gregory Copley, Mark Walter, Wes Holland, Chris Musgrave, Deatrah Barnett, Sarah Fannin, J. Marshall, Bobby Clark, Frankie Spencer, Melissa Engle, Brent Engle, and Joleen Fredrick. This studio demonstrates the collaborative dynamics, engaged dialogues, and positive decision-making efforts of a number of people. My ARCH 406-503 studio worked closely with two classes, one led by Professor Mardelle McCuskey Shepley, FAIA - the Skaggs/Sprague Endowed Chair in Health Facilities Design and the Director of the Center for Health Systems & Design (ARCH 660: Siyu Chen, Jing Lei, Xianpeng Liu, Travis K. Witt, Dan Zhao, and Sinan Zhong) and another led by Professor Geoffrey Booth, the Youngblood Endowed Professor of Land Development in the Masters of Land and Property Development (MLPD) Program (LDEV 671: Kayla Alford, Maria Hoffman, Niles Hogan, Megan Irvin, Se Yeon Lee, Brett Owens, Tracee Rhodes, Kathryn Thompson, Ashley Waronoff, Travis Witt, and Bo Zhang). To further inform our studio investigations Jaimie Masterson (Texas Target Cities Hazard Reduction and Recovery Center) and Professor Zofia Rybkowski (Department of Construction Science) gave content-specific lectures and participated in our weekly studio discussions. Their active involvement enabled the studio to present our initial findings at Texas A&M’s “Planning for Disaster Resilience Conference” in April 2014. In addition to these intersections, several Texas A&M faculty participated as design reviewers throughout the semester, including Professor Geoffrey Booth; Professor Stephen Caffey; Professor Mark Clayton; Professor Marcel Erminy; Professor Rodney Hill, FAIA; Shelley Holliday; Christopher Hunter; Professor Aitani Koichiro; Professor Rene Lawrence; Jaimie Masterson; Professor Michael O’Brien; Miriam Olivares; Professor Zofia Rybkowski; and Professor David Woodcock, FAIA. The studio received valuable feedback and additional structural design review from Peyman Jahed of BFMJ Consulting Structural Engineers who visited our studio in March 2014. Together, their collective critique helped develop and hone the projects in a variety of ways. In addition, my studio received incalculable assistance from John Peters, Richard Nera, Phillip Rollfing, Jason Vaughn, Emily Staples, Denise Nissen, Ginger White, Melinda Randle, Ward Wells, and Mark Clayton who either directly or indirectly influenced the studio outcomes

by documenting the studio process, recording our weekly steering committee Skype sessions, reserving rooms for our various reviews or events, and in general, helped to make this studio a unique learning opportunity for everyone involved. Bridging Research to Application At the end of every phase of a project, there is always the question of what’s next. Parallel to the studio’s investigation I worked with Professor Mark Clayton and Professor Wei Yan who along with my PhD colleagues Mohammad Rahmani Asl, Jong Bum Kim, Chengde Wu, and Saied Zarrinmehr used powerful technologies originating from the Texas A&M Building Information Modeling/Simulation and Information Management (BIM/SIM) lab to support the studio work. These tools converted GIS data into BIM data that enabled the rapid creation of a 3D model of the town. This process also identified anomalies in the urban fabric that the studio had to overcome and respond to including the integration of Parametric Zoning software that explored the use of zoning regulations to generate urban forms. From these urban models the foundations for a “recovery toolkit” emerged. This toolkit will enable designers to run energy simulations, estimate economic value and express it as tax revenue and property assessments, walkability assessments, and to conduct virtual reality walk-throughs that further enable idea generation and prototypical development. As discussed, we foresee this toolkit generating as series of responsive products, protocols, and procedures that can train personnel in formative and summative ways. While these outcomes were not fully integrated into the spring studio, the potential for envisioning possible futures after a disaster was validated through the Sustainability Dividend calibrations in Professor Booth’s LDEV class. A logical next step might be to seek funding to enhance its development and scalability to a variety of rural and urban contexts. Next Steps | From Ideas to Implementation By synchronizing our research on sustainability and systems thinking approaches to emerging design research, the investigation has shifted closer towards enabling the conceptual structure investigated in the studio. In June, our work was presented at CGI America (Clinton Global Initiative) in Denver. Now, an expanded interdisciplinary team House Boats to Energy-Efficient Residences (HBEER) comprised of faculty and students at the University of Kentucky, Stardust Cruisers, the Kentucky Highlands Investment Corporation, and Southern Tier Housing Corporation – is putting houseboat builders back to work by aligning the A&M studio effort with grant funding from the Kentucky Department for Energy Development and Independence (KY DEDI). This collaboration will produce a range of prototypical scales – residential and institutional – that can be adjusted to fit most typologies investigated within the studio. Emerging partnerships with the Kentucky Innovation Network at Morehead State University and the USDA Rural Development will ideally take the project from ideas to implementation. In closing, I want to give a special note of gratitude to my Spring 2014 ARCH406-503 studio: Miranda Barzilla, Caitlin Dettling, Yuliana Hernandez, Emily Knapp, Chelsea Koh, Daniela Lambarri, Teil Massie, Cody May, Maureen McLaine, Elisa Padilla, Alejandra Poujol, Ashley Ricketson, Steven Scibona, Yesika Soto, Brian Sowell, Kindall Stephens, Carmen Torres, Joshua Walker, Rachel Westmoreland, and Lindsay Whitis for their sustained efforts in pursuing design excellence in a rigorous manner. Collectively, these students demonstrated that architecture is an idea driven, collaborative effort – an open exchange that adds value to the community and ultimately leads to innovative and appropriate solutions. More importantly as part of the next-generation of architects, these students also articulated the role of the architect as both the provocateur and the educator of the

general public by developing impactful design ideas that activated a community in ways that up until now, they had never been engaged. This studio is just a start of a continued dialogue, but I hope that the concepts that are presented in this studio compendium will inspire change and lead to meaningful, open, transparent dialogue that positions West Libertyâ&#x20AC;&#x2122;s long-term success as a model for community recovery and vitality. Sincerely, Gregory Luhan, AIA Visiting Associate Professor of Practice and The 2013-2015 William W. Caudill Fellow in Architecture

EDITOR

KINDALL STEPHENS Texas A&M University Class of 2014

The spring 2014 ARCH406-503 led by Professor Gregory Luhan was charged with developing a blueprint for moving West Liberty forward in its redevelopment. The student teams engaged the West Liberty community, initiated ideas that not only filledin the vacant lots throughout the downtown, but also challenged city to â&#x20AC;&#x153;survive and thriveâ&#x20AC;? by thinking holistically about the county and region as a system. As the lead editor for this book project, I had the time to reflect critically on all aspects of the studio research. I have therefore, been able to assess the work of the studio whether in teams of two or teams of five. I have seen the depth and the breadth of the studio not only in terms of its research, but also in terms of its application. It is important for you, the reader, to understand that this is an integrated design process that not only resulted in meaningful buildings that will ultimately contribute to West Libertyâ&#x20AC;&#x2122;s character, but it is also provides for a synergistic foundation upon which future generations can build. Kindall

CON TEN TS

The content of the publication is arranged in the manner it was produced. The studio spent the time to establish a foundation to build upon for the projects. The systems thinking work affected the process of the architectural design by bringing holistic ideas of the effects of the projects in from the beginning. Each of the architectural projects is presented from the perspective of moving north along Main Street, turning right and then moving east along Prestonsburg Avenue.

DESIG N T E AM

URBA N RES E AR C H

SYSTEMS T H I NKI NG

An introduction to the design team members and their projects.

West Liberty Demographics History of West Liberty Case Studies Literature Review Moving Forward/Building West Liberty for the Future – Programs

Mono Lake Systems Case Study Individual Project Systems Study Sorghum as a System West Liberty Systems Study

PR OJ EC TS

JAVA GARDENS CAFE

E.K. | K.S.

GENERAL STORE

Y.S. | L.W.

THE HUB

B.S. | C.T.

TWO DUDE’S BREWERY

C.M. | T.M.

BOUTIQUE HOTEL

C.D. | A.P.

MAIN STREET DISTILLERY

M.B. | M.M.

OUTDOOR CAFE

D.L. | A.R.

FARMER’S MARKET

Y.H. | R.W.

HISTORY MUSEUM

C.K. | S.S.

GIOVANNI’S

E.P. | J.W.

DESIGN G RO U P Tex a s A & M U n i ve r s i t y

MIRANDA BARZILLA

MAIN STREET DISTILLERY

CAITLIN DETTLING

BOUTIQUE HOTEL

YULIANA HERNANDEZ

FARMER’S MARKET

EMILY KNAPP

JAVA GARDENS CAFE

CHELSEA KOH

HISTORY MUSEUM

DANIELA LAMBARRI

OUTDOOR CAFE

TEIL MASSIE

TWO DUDE’S BREWERY

CODY MAY

TWO DUDE’S BREWERY

MAUREEN MCLAINE

MAIN STREET DISTILLERY

ELISA PADILLA

GIOVANNI’S

ALEJANDRA PUJOL

BOUTIQUE HOTEL

ASHLEY RICKETSON

OUTDOOR CAFE

STEVEN SCIBONA

HISTORY MUSEUM

YESIKA SOTO

GENERAL STORE

BRIAN SOWELL

THE HUB

KINDALL STPEHENS

JAVA GARDENS CAFE

CARMEN A. TORRES

THE HUB

JOSHUA WALKER

GIOVANNI’S

RACHEL WESTMORELAND

FARMER’S MARKET

LINDSEY WHITIS

GENERAL STORE

U R BA N R E S E A R C H

At the beginning of the project, the design studio partnered with Mardelle Shepleyâ&#x20AC;&#x2122;s graduate-level urban design studio to obtain research material relating to the project. The research materials produced by her class are included to show the foundational research used for the redeveloping West Liberty. The ARCH 660 research aided the ARCH 406-503 studio design process by providing the necessary demographic analysis, contextual integration of other successful disaster relief projects, and the supplemental literature reviews that ultimately reinforced their referenced research.

INTRODUCTION RESEARCH The town of West Liberty, Kentucky was devastated by an EF-3 tornado that cut through the center of town on March 2, 2012. The tornado left six casualties and seventy-five injuries after it was over, and caused extensive damage to buildings in town (Wikipedia, 2014). As a result, the town has made efforts to revitalize the downtown so as to bring positive changes to the community such as job growth, new amenities, capitalization of existing resources, and reconstruction efforts to structures that had been damaged by the storm. The following document examines some of the data that we have available to us (i.e. GIS maps, U.S. Census, history of the community, similar case studies, and summaries of readings related to sustainable communities), and puts it into a format that is easier to work with. At the end of the document are goals, objectives, and a program that follows a set of six criteria that will assist in the fulfillment of the revitalization efforts that are currently underway in the town.

WEST LIBERTY, KY

MAP

DEMOGRAPHICS

In order to understand the needs of West Liberty, basic information regarding demographics are helpful. This chapter serves to summarize some of the pertinent information, where we will examine the population, employment, and household data. The City of West Liberty, Kentucky has a total population of 3,431. The gender distribution is 62.4% male and 37.6% female. The median age of the population is 36.3 years. The majority of the population (87.5%) identifies themselves as white and 8.5% as black. Of the total population 98.1% identify themselves as one race, and 98.5% is not Hispanic or Latino. According to U.S. Census American Fact Finder ACS (American Community Survey) 5-Year Estimates (2008-2012), 73% (2,159 persons) of the population is neither in the labor force nor unemployed, out of a total population of 2,952 that are 16 years and over. U.S. Census On the Map data shows that of the employed workforce living in West Liberty (see Figure 1), 483 individuals are employed outside while 237 are employed within the city limits. Two thousand individuals live outside but are employed in West Liberty, and commute for work. This suggests that local businesses provide 2,237 jobs to the labor force. On the Map also shows that job density is predominantly found in the central business district of the city (see Figure 2 & 3), where if we are to look at the “West Liberty, KY Map,” (see attached) we would find that most resident’s addresses follow a similar distribution around this area as well. Out of the total employed population, the majority of these individuals (41.4%) work in the management, business, science, and arts occupations, while 27.4% work in the educational services, and health care and social assistance industry, and are private wage and salary workers (70.1%), that earn annual salaries of between less than $10,000 to $24,999 (47.4%). Using the same ACS data, we found that the area is comprised of 1,025 occupied households, the majority (65%) of those being single-family households. Out of a total of 1,248 housing units, 223 (17.9%) were vacant. Median household value of owner-occupied units is $107,300, with a majority of homes built between 1950 and 1999 as 1-unit, detached residences. A stark contrast may be seen between 1990-1999 with 225 structures built, and 2000-2009 when only 55 structures were built. The reasons for this decline are not clearly explained by the available data. From the results, we might conclude that because most of the employed labor force commutes into West Liberty, the city may lack enough housing or affordable housing, or amenities; likely a combination of all. Since the majority of those that are employed earn between less than $10,000 and $24,999, and median household values are $107,300, the former may be the case. The question should be asked, “are there enough multi-family units available in the area (i.e. duplexes, townhouses, condos, apartment buildings)?” If the answer is no, then constructing such dwelling units would bring more families into West Liberty’s city limits to live, thus raising revenue earned from taxes. This includes sales taxes from dollars spent at local businesses. If 2,000 employees are commuting to West Liberty for work, and living in an area outside of the city’s boundaries, then the majority of their income earned in West Liberty will be spent where they live and not where they work. The 2012 tornado took a toll on businesses and many basic amenities were lost and now need to be brought back into the picture for the local economy to thrive.

Figure 1: Outflow and Inflow Map (Source: On the Map, 2014)

Figure 2: Job Density/Count Map (Source: On the Map, 2014)

HISTORY West Liberty is the earliest settlement in Morgan County. Originally founded as Wells Mills, the city has a long and interesting history. The name, Wells Mills was derived from Edmund Wells who operated a water mill on the Licking River in 1816. When Morgan County was established in 1823, the settlement was incorporated to become the county seat and was renamed - West Liberty. During the Civil War, much of the town was destroyed, including the original courthouse. The courthouse was rebuilt after the Civil War and subsequently rebuilt again in 1907 after a fire burned it to the ground. The courthouse was rebuilt for a fourth time in 1947 in an effort to modernize it. In 2012, when a new courthouse was being built to expand the countyâ&#x20AC;&#x2122;s judicial facilities, a tornado with 150-mph winds devastated much of downtown West Liberty killing 7 people and injuring 75. Many homes and businesses were damaged and/or destroyed. The old courthouse and the new courthouse (60% complete at the time) were both considered as a total loss. (For a summary, see Figure 4).

Figure 3: Local Business Map (Source: ReferenceUSA, 2014)

Figure 4: Timeline of West Liberty (Source: http://www.princeton.edu/~achaney/tmve/wiki100k/docs/West_Liberty,_Kentucky.html)

CASE STUDIESGREENSBURG, KS BACKGROUND Greensburg is a 1.48 square mile city located in south central Kansas. In 1886, Greensburg was incorporated as a thirdclass city and became the County Seat of Kiowa County. Due to the lack of a strong economic base, it has seen a continuous decline in population since the 1960s. By May 4, 2007 when an EF-5 tornado struck Greensburg, its population was 1,500. 11 people died on that day and the city was completely destroyed. The population today is 777 people (see figure 5).

Figure5: The city center, twelve days after the tornado struck. (Source:http://chasercentral.com/ wpcontent/uploads/2009/04/800px-

VISION AND GOALS A group of citizens created a community vision in a one-day visioning retreat. It was presented as, “…a unique opportunity to create a strong community devoted to family, fostering business, working together for future generations”. The powerful statement as a guiding philosophy monumentalizes generational thinking. The vision statement was supported by 12 goals: • Create a progressive community that provides urban services in “the unassuming feel” of a rural and Midwestern community. • Provide reasons for young people to stay in Greensburg, such as jobs, education, and recreation. • Promote “entrepreneurial spirit, customer service, and a sustainable economy” in the full line of locally owned businesses to provide jobs and services to residents, travelers, and tourists. • Preserve the natural environment and “balances the need for growth and economic development with the maintenance and improvement of the environment”. • Provide affordable housing that incorporates energy-efficient design and materials that can accommodate various needs of residents of all ages. • Attract new residents and visitors and meanwhile keep the values and lifestyles of its current residents. • Make proactive decisions to reverse decline and build a progressive town with a promising future. • Cherish the available water resources. • Promote efficient new construction and utilize renewable energy. • Harvest the vast wind resources to enhance economy. • “Encourage interaction between residents, welcome guests and serves as a model community”. Promote durable, healthy, and efficient new development. Develop city projects as examples of green practices.

Strategies for Economic Development 1) Encourage and recruit appropriate industries that are related with the local agricultural economy. 2) Promote tourism development. 3) Build an eco-industrial park and a Kansas enterprise zone. 4) Rebuild local businesses and encourage new small-scale commercial operations. • Stimulate Greensburg’s Tourism Industry: • Create a tourism plan – goals and baseline • Define the components of the tourism system - historic tourist destinations, new tourism opportunities such as eco-tourism (sustainable buildings + building features, the new Greensburg school, energy efficient homes + green town, trail network and city parks, renewable energy generation, etc.), agro-tourism, the big well museum, and research laboratory.

Strategies for Hazard Mitigation • • • • • •

Build a stronger Greensburg by learning how tornadoes affect structures and improving building techniques accordingly. Use native species that are more wind tolerant. Reduce possible damage and frequency of power outages by creating a plan for burying power lines. Assure backup generators of critical services, such as the police station, fire station, hospital, shelters, etc. Build “a warning point and/or an emergency operations center and set their activation procedures”. Encourage storm shelters and basements in all new structures.

Strategies for Built Environment • Build green buildings to attract new businesses (see figure 6). • Sustainable public projects development would stimulate the private investor to follow the concept. • Create programs such as green building website and green building resource center to educate the citizens to match the high standard set. • Design and build efficient, right sized, 100-year lasting structures to promote a walkable and mixed-use community.

Lessons Learned • • • • •

Destruction could be an opportunity rather than a loss. A business incubator would provide low-rent spaces for local businesses, which would attract new residents in the future. Get the community involved in every steps of planning process. Consolidate municipal buildings to reduce costs and make operations more convenient. For example, they put the hospital, family practice clinic, fire department, and EMS together on one campus. Creating jobs to attract residents is a big challenge.

Figure 5: Master Plan and Tourism Plan for Greenburg (Source: http://www.planning.org/awards/2009/pdf/GreensburgCompPlan.pdf)

CASE STUDIES

JOPLIN, MO

The second case study that is pertinent to this project is that of Joplin, Missouri. This town is located in southwest Missouri near the borders of Oklahoma and Kansas (see figure 6).

Figure 6. Location of Joplin, Missouri (Source: www.googlemap.com)

BACKGROUND 1. Tornado: May, 2011, Enhanced Fujita-5 (EF-5) 1371 injuries, thousands of structures were destroyed or damaged. It is the single deadliest U.S. tornado since 1947. 2. Joplin Jasper County, Missouri Population: 50,150(2010 Census) Major industries: agriculture, education, health and social services, manufacturing, and retail trade â&#x20AC;&#x153;Tornado Alleyâ&#x20AC;?: high frequency of tornadoes each year 3. Team: Citizen Advisory Recovery Team (CART) The city, FEMA, and local residents Master developer: 2012, Wallace Bajjali Development Partners, L.P

City of Joplin, (2012), Joplin Moving Forward Comprehensive Plan 2012

STRATEGIES The project calls for Neighborhood Housing Infill Projects along key recovery Corridors and “Opportunity Areas,” and extending into adjoining neighborhoods. • Acquisition of 2- to 5-acre Opportunity Area sites, creating vibrant neighborhoods with context sensitive public infrastructure investments. • Best practice for land use planning and economic development strategies: mixed use incentives and new sustainable growth • Adopt new Joplin City standards for sustainable practices related to redevelopment in the Opportunity Area sites and adjoining Neighborhoods • Rebuild low-and moderate-income homes as catalyst projects

Study Area (City of Joplin, (2012), Joplin Moving Forward Comprehensive Plan 2012)

DEVELOPMENT DISTRICTS AND CORRIDORS 1. Overlay District: A zoning district classification with mixed-use land use within the corridor 2. Plan Development Corridors: In the Recovery Area, along designated linear corridors where reinvestment is uncertain and higher development standards are supported in the public interest 3. Future Infill Corridors: Designated linear corridors largely outside of the Recovery Area, where more standard patterned infill development will occur over time

JOPLIN HISTORIC PRESERVATION The historic area was surveyed and is being considered for historic district designation. The plan is to retain and reconstruct original structures built and lived in by architects who have designed many of the national register landmarks in the city. SCHOOL AND COMMUNITY FACILITIES “Joplin School District recovery has been a top priority in the community revitalization.” The key objectives include: 1. Plan for a “Community Arts Center’ 2. School District-City Plan Coordination 3. School District-Park Board Coordination 4. Partner with the School District, MSSU and the Chamber of Commerce 5. Plan to extend the trails/paths system to schools INFRASTRUCTURE AND ENVIRONMENTAL PLANS AND CAPITAL IMPROVEMENTS The city’s community revitalization objectives include: 1. New “Best Management Practices (BMPs)” 2. Incentivize BMPs 3. Educate the Public LID Technologies 4. Adopt LID Administrative Practices 5. Regional Detention 6. Work with MOAW on a 15-year Water System Service Plan 7. Prioritize CIP Projects for Stormwater/Parks & Recreation

LITERATURE REVIEW Investment Ready Places: A Field Guide to Community Building in the New American Frontier This document, written by Kevin Lavelle, James Michael, Joseph Nickol, and Atul Sharma and published in 2013 addresses investment practices that would support the development of communities. The topics include nourishment, water, infrastructure, transportation, business innovation, and culture. The following is a list of strategies in each of these categories. Nourishment for Residents • Preserve existing agricultural land • Consider creative reuse of vacant land as food producing businesses • Encourage small scale production of local and seasonal foods • Create robust food distribution systems • Celebrate the gastronomical heritage of a place • Foster dynamic “value add” innovators that bring the farm to the table Stable Supply of Water • Protect existing water sources and the aquatic ecosystems • Reuse/revamp existing infrastructure for the distribution, collection and treatment of water • Celebrate existing water sources through cultural and recreational uses • Invest in clean water industries that utilize maximum energy output by symbiotic reuse of water Manageable Infrastructure • Fully capitalize on current infrastructure for development prior to building expanded systems • Build infrastructure proportionate to the ability to finance and maintain it • Minimize the amount of total energy used for transportation • Develop energy infrastructure on a diverse platform of local production, harvesting, and use • Promote multi-use infrastructure projects that serve more than just one need Connected Places • Multimodal transportation facilities • Promote active modes of travel such as walking and biking • Integrate transportation systems with natural features at all scales • Provide at least three modes of travel on all streets • Focus reinvestments along existing infrastructure networks prior to expanding Creative Knowledge • Diversify and improve the quality of knowledge sources available to residents • Encourage small businesses to share resources and collaborate • Foster interaction between the “embedded local knowledge” and emerging technologies • Create geographically compressed supply chains by mixing uses

Heritage and Living Culture • Preserve and reuse adaptable existing buildings, highlighting them as extensions of the local building tradition and culture • Strengthen connections to adjoining natural features, fostering new traditions around their cultural, recreational and economic use • Diversify trades and provide means for interaction between industries, spawning innovation of new technologies, crafts, and products • Avoid segregation of uses, enhancing interactions and interconnectivity • Encourage cross-generational interactions to facilitate the passing-on of traditions Small Town Sustainability: Economic, Social, and Environmental Innovation Small Town Sustainability: Economic, Social and Environmental Innovation was written by Paul L. Knox and Heike Mayer and published in 2013. The topics covered include livability/ sustainability, environmental sustainability, economic sustainability, and equity and social well-being. Livability and Sustainability Livability: • A place that is easy to use • A place that is safe (physically and emotionally) • An environment that is inviting and enjoyable (a sense of place) • Three key interdependent elements: the environment, the economy, and social well-being Sustainability: • The “three Es” (Figure 1): the environment, the economy, and equity in society • Long-term development: “development that meets the needs of the present without compromising the ability of future generations to meet their own needs” (p.25) • Benefits: 1) Revive the growth of economy 2) Meet the basic needs for water, food, energy, job, etc. 3) Guarantee a balance between population and resources 4) Conserve and enhance the resource base 5) Reorient technology and manage risk Environmental Sustainability Guiding Objectives for Systematic Environmental Sustainability • “Reduce wasteful dependence upon fossil fuels, scarce metals, and minerals that accumulate in nature.” (p.52) • “Reduce wasteful dependence upon chemicals and synthetic substances that accumulate in nature.” (p.52) • “Reduce encroachment upon nature.” (p.52) • “Meet human needs fairly and efficiently.” (p.52)

Strategies for environmental sustainability: • Utilize ecological building features (e.g., ecological/sustainable building materials). • Use green roofs and vegetation to regulate micro-climates. • Use innovative techniques for storm water management. • Make use of renewable energy by installing solar panel, windmill, etc. Strategies for sustainable economics of a small town: • Create a complete economic system to fulfill residents’ financial needs and offer residents with a sense of place and ownership. • Use the asset-building approach to emphasize more on local endogenous competencies. • Use local “Unique Selling Points” and distinctiveness to attract external investments. • Focus more on small and medium-sized business. Strategies for sustainable economics of a small town: • Create a complete economic system to fulfill residents’ financial needs and offer residents with a sense of place and ownership. • Use the asset-building approach to emphasize more on local endogenous competencies. • Use local “Unique Selling Points” and distinctiveness to attract external investments. • Focus more on small and medium-sized business. Equity and Social Well-being Ways to ensure equity (economic justice) and enhance social well-being: • Provide diverse employment opportunities. • Provide suitable and affordable housing for people to rent or buy. • Support and encourage the growth and viability of local services including education, health care and so on. • Encourage the establishment of partnerships. • Encourage community engagement through daily activities and interactions, special events, and projects.

4.3

“A Strategic Report. Rebuilding West Liberty, Kentucky” Summary

This report was written by Lisa Redding and Jim Gazay. The purpose of this report, which was funded by West Liberty, was to make recommendations regarding strategies for rebuilding West Liberty. Portions of the following text are directly quoted from the report. Green Business Concept 1. “Making compact building design and sustainable cost control. Offering familiar food in a healthier format. Also compact building would minimize the operating cost” (Redding, 2012) 2. Local community vendors where it is possible 3. Use building materials from renewable resources and recycle, at the meantime, separate organic from inorganic materials. 4. Create community loyalties that will generate sustainable revenues. 5. Partner with local school, civic organizations, local health organization. 6. Within walking distance of district justice center, banks and main street business. “Delivery opportunities avail with school system staff and students, hospitals and east Kentucky corrections complex which has a delivery program for inmates” (Redding, 2012) Place making principles for strong to Towns 1. Common maintenance of basic infrastructure systems has no dependence on government subsidy. 2. The local economic composition should be considered as a whole 3. Accommodating the full range of transportation options available to residents by using complex streets 4. “A Strong Town utilizes a system of interconnected parks and civic structures to provide value to property owners within the community. Parks, greens, squares and civic buildings provide value when they enhance the public realm, create memorable landscapes and provide for spontaneous gatherings” 5. “A Strong Town has a leadership ethic that emphasizes open, transparent, inclusive and efficient governance, as well as active and forward-thinking engagement with citizens and private-sector partners” 6. A Strong Town must be mixed use, with properly-scaled residential and commercial development to “make transportation systems more efficient and affordable, and create economic opportunity and to enhance the community, neighborhoods” Stakeholder inspired suggestion and strategies: 1. Eco tourism in relation to the major regional natural tourist attractions. 2. (Foothills Eco-Agritourism) (FEAT) 3. Mixed-Use Downtown Area: evening activities to enjoy. “Create business incubator space within this area the community will lay seeds for future growth” 4. Building a downtown free wi-fi hub 5. “Green walking corridors and public spaces (This corridor would not only link up the town from its beautiful Old Mill Park on the west-side to the recreational parks on the southeast, but also provide a pedestrian bridge across the licking River to connect the downtown to the regional healthcare center)” 6. “Develop geothermal loop throughout the central blocks of the West Liberty downtown area” 7. “Compressed Natural Gas (CNG) Transportation and Electricity Micro-Grids” (Large and medium duty vehicles that provided by centralized filling station) 8. “Emergency Medical Services Proposal” 9. “Increase Primary and Specialty Health Providers in Eastern Kentucky”

Master Planning Committee Suggestions: Reconstruction 1. The Morgan County Community Center and Administrative Offices 2. The old/historic Morgan County Courthouse Construction 3. A new Morgan County Extension Service office; 4. A new multi purpose office/parking structure within the Morgan 5. A new Morgan County Recovery Center; 6. New sewage line extensions to the Recovery Center property. Relocation 7. A new space for the Morgan County Senior Citizens Center within the Community Center facility B.E.G.I.N Again: 1. Empowering Entrepreneurial Small Businesses (Business Hub): First class business mentoring, technical assistance and Innovation immersion grant programs that will help rebuild area businesses and create new enterprises 2. Building Affordable and Highly Energy Efficient Replacement Housing (Passive housing) 3. Developing Clean Energy (Sorghum & Energy Park): Use of biofuel byproducts to integrate aquaculture into the energy park concept to create new industry 4. Establishing a World Class Data Recovery Center (IT data backup) 5. Developing a Twenty first Century Model for Rural Health Care: Electronic health records to more efficiently and effectively provide quality, affordable health care to the disproportionately lower income population in their service area.) 5.0

Moving Forward | Rebuilding West Liberty â&#x20AC;&#x201C; Programs After reviewing the above information, our student team developed the following proposals for the development of West Liberty. These are preliminary suggestions and we hope they will be useful to the master planning team. Mission Statement To rebuild and revitalize the town of West Liberty, Kentucky by creating a vibrant location that offers a number of amenities, where people will want to live. Goals: Provide for residents of West Liberty by creating a self-sustaining economy that enhances the local culture, environment, accessibility, and individual wellbeing. Objectives: 1. Lay out a set of guidelines that will act as a framework for the rebuilding effort. 2. Promote innovative concepts that will enable new growth. 3. Examine similar examples of towns that have performed successful rebuilding/ revitalization efforts.

Economics Goals: Increase revenue, create job opportunities, and attract more business. Objectives: 1. Create a complete economic system and provide various business types to fulfill resident’s financial needs, offering residents a sense of place and ownership. • Create a mixed-use downtown area with properly scaled residential and commercial development. • Build a downtown free Wi-Fi Hub. • Create a farmer’s market for local business and increase a sense of community. • Implement various pilot projects for demonstrating the rebuilding effort. 2. Create ecotourism opportunities to attract more visitors and developers. • Rebrand West Liberty for adventure tourism/recreation. • Develop a clean energy with BMPs as ecotourism destination in Kentucky. Culture Goals: Restore and enhance the culture of the area. Objectives: 1. Restore historical attractions to memorialize the history and create a unique Kentucky historic tourism destination. • Reconstruction of several public facilities to promote the courthouse square historic district, including the historic Morgan County Courthouse, the Morgan County Community Center, and Administrative Offices for local government agencies. • Build a museum in downtown to memorialize the tornado events. 2. Rebrand West Liberty as an eco-tourism destination. • Designate locations and create facilities to demonstrate sustainable living, such as sustainable buildings and schools, energy efficient homes, trail networks and city parks, and renewable energy generation. Environment Goals: To create a sustainable, inviting, and enjoyable living environment. Objectives: 1. Apply low impact development (LID) strategies to promote environmental sustainability. 2. To integrate ecological building features that reduces energy use (i.e., ecological/ sustainable building materials, green roofs, green walls, and building orientation). 3. To integrate innovative techniques for storm water management (i.e., retention ponds, detention ponds, rain gardens, porous pavements). 4. To establish an infrastructure for renewable energy (i.e., solar panels and geothermal). 5. To plant native and adapted plant species that are drought tolerant. 6. To source locally available, recycled, and low maintenance materials.

Energy Goals: Develop a city-wide infrastructure that promotes sustainable energy initiatives. Objectives: 1. Utilize renewable energy sources (i.e., solar (both passive & active techniques) and geothermal) to supplement energy demand and eventually meet all energy requirements for the area. • Integration of renewable energy sources with existing buildings as well as those that need to be reconstructed. • Allow for residences to be built using alternative building methods (i.e., straw bale, cob, living roofs, etc.) in local zoning codes. • Allow for the use of sources of renewable energy (i.e., solar panels) by residents in local zoning codes. 2. Set a precedent for other similarly sized cities to implement similar renewable energy methods. • The use of a few innovative techniques to offset energy demand will likely demonstrate the effectiveness of such solutions. 3. Provide alternative fuel choices for vehicles that pass through West Liberty and create a reason to stop and stay in the town for a while. • Install an EV (electric vehicle) charging station, and add more as demand increases in following years.

Note: Websites such as www.carstations.com provide details and maps on where EV owners can find charging stations for trip planning. If a single-vehicle station was located in the town, it would give these individuals an incentive to stop and stay for at least the time that it takes to charge the vehicle (a few hours).

Transportation Goals: Improve current transportation system to connect places within the town and its surrounding areas. Objectives: 1. Provide for an effective transportation system to direct the flow of traffic. • Design easy to follow street layouts with street hierarchies for easy way finding. • Design gateways at town entrances as geometric landmarks to indicate a change in the environment and to give a sense of arrival. • Design continuous road systems and avoid dead ends. • Provide road connections from the inside to outside of the town area. • Unify signage and provide an information board for directions. 2. Create enough parking spaces for both visitors and local residents. 3. • • •

Promote active multi-modes of travel. Develop complete streets along major thoroughfares. Provide sidewalks and bike lanes along all streets. Provide bike parking spaces.

• • 1. • • •

Integrate transportation systems with natural features at all scales to create a comfortable walking and biking atmosphere. Wide sidewalks along both sides of the street.

Safety and security Provide buffers between sidewalks and streets. Use traffic calming devices such as speed humps, speed tables, road undulations, chokers/curb extensions, medians, narrow streets, etc. Provide enough traffic lights and traffic signals.

Safety and Security Goals: Create a safe and secure living environment. Objectives: 1. Hazard Mitigation • Use native wind tolerant species to reduce damage from wind • Designate an Emergence Evacuation Route across downtown. • Burying power lines to reduce possible damage • Critical service: backup generators of critical services including the police station, fire station, hospital, shelters, etc. • Create a warning point and/or an emergency operations center • Provide storm shelters and basements and encourage them in all new structure built town • Apply specific building topology and structure to reduce flooding and wind damage 2. Reduce possible crimes • Set monitor in a certain distance of the main street. • Set gate control between different levels of neighborhood community.

REFERENCES RESEARCH Bennett, R. (2011). Lessons from Greensburg: Towns devastated by tornadoes look to rebuild. Retrieved from http://raycomnbc.worldnow.com/story/15091398/ lessons-from-greensburg-towns-devastated-by-tornadoes-look-to-rebuild City of Greensburg, Kansas + BNIM. (2008). Greenburg sustainable comprehensive plan. Retrieved from http://www.planning.org/awards/2009/pdf/ GreensburgCompPlan.pdf City of Joplin. (2012). Joplin Moving Forward Comprehensive Plan 2012. Retrieved from http://www.joplinmo.org/DocumentCenter/View/1101 Infogroup, Inc. (2014). U.S. Businesses: West Liberty, KY. Retrieved January 23, 2014, from ReferenceUSA database. Knox, P., & Mayer, H. (2013). Small town sustainability: Economic, social, and environmental innovation. Retrieved from http://site.ebrary.com.lib-ezproxy. tamu. edu:2048/lib/tamu/docDetail.action?docID=10786148 Lavelle, K., et al. (2013). Investment Ready Places: A Field Guide to Community Building in the New American Frontier. Retrieved from http://www.street-sense.org/ Placemaking Principles for Strong Towns (2012). Retrieved from http://www.strongtowns.org/placemaking-principles/ Princeton University. (2014). West Liberty, Kentucky. Retrieved from http://www.princeton.edu/~achaney/tmve/wiki100k/docs/West_Liberty,_ Kentucky.html Redding, L., & Gazay, J. (2009). Java Gardens CafĂŠ: A Green Business Concept for West Liberty, Kentucky. Retrieved from: http://www.mceenterprise.com/ RebuildingWestLiberty2013.pdf ReferenceUSA. (2014). A Strategic Report (2013). Rebuilding West Liberty, Kentucky. Retrieved from http://www.mceenterprise.com/RebuildingWestLiberty U.S. Census Bureau. (2014). American FactFinder. Retrieved January 21, 2014, from http://factfinder2.census.gov/. U.S. Census Bureau: Center for Economic Studies. (2014). On the Map (LEHD): 2011 Dataset. Retrieved January 23, 2014, from www.onthemap.ces.census.gov/.

SYST E M S T HI N K I N G At the start of the project, each student was tasked with a range of individual and/or group exercises that established a systems thinking “toolkit” – an integrated way of thinking for a proposed workflow. The goal of this process-driven framework was to encourage a holistic understanding of a given product as part of a larger system of production (i.e., sneakers or an individual architectural project) and the specific implications for each design decision and how it affected either the upstream or downstream capacities of the larger system. The initial exercise looked at an established system at the Mono Lake Basin in California. In order to address this system, the student needed to define the boundaries of the system well, identify relevant components, establish metrics, and analyze the interactions and relationships between the components. Subsequent exercises focused on the affective conditions of larger scaled systems. The relationship of each of these discrete exercises informed our approach to West Liberty by giving each student the necessary tools to actively engage with the community at a variety of scales – from the building to the city to the county and to region, whereby developing a firmer

understanding of the complexities that confronted West Liberty. By midterm, the STFS curriculum was complete and sustainability toolkit ready for deployment and testing in West Liberty. The studio conducted individual and partner exercises by separating into groups of two-five students per team. These teams examined sorghum-related products that would allow the community to build upon the 3-day Sorghum festival, but more importantly connect West Liberty’s rich traditions to possible futures that positively impacted their economy. Individual teams looked at various aspects of sorghum from the products themselves to the history of the United States sorghum industry and further studio research specific to sorghumrelated products such as ethanol bio-fuel, ingredients for baking and cooking, and animal feed. By investigating each of these products the studio demonstrated the versatility and range of products that were possible to the community. These products were subsequently used to drive industries that could be placed in downtown.

MONO LAKE SYST E M S T H I N KI N G TEAM Emily Knapp Chelsea Koh MONO Brian Sowell LAKE SYTEMS Carmen Torres Rachel Westmoreland

TH INKI NG

TEAM Emily Knapp Chelsea Koh Brian Sowell Carmen Torres Rachel Westmoreland TEAM Emily Knapp ECOSYSTEM Chelsea Koh Brian Sowell Carmen Torres Pre-existing Rachel Westmoreland WILDLIFE Brine Shrimp

OF MONO LAKE External

Common

Denominator ECOSYSTEM OF MONO LAKE Migratory Birds

LOS ANGELES High Demand

Tributaries

External

Pre-existing

Algae

Tufa

Brine Shrimp Algae

People

Common Denominator

WILDLIFE

LOS ANGELES

Migratory Birds

High Demand

Tributaries

Tufa

Industry

People

Industry

WATER LEVEL Water Depletion

Temperature WATER LEVEL

Salinity

Temperature Salinity

Resources

Water Depletion Resources

UNKNOWN VARIABLES UNKNOWN VARIABLES

Weather Changes Change in Salinity

Weather Changes

Run-Off Levels

Change in Salinity

Water Consumption Water Consumption

Other Water Resources Other Water Resources

MONO LAKE SYST E M S T H I N KI N G TEAM Cody May Elisa Padilla Ashley Ricketson Steven Scibona Yesika Soto

COMPONENTS

PROBLEM Water is being depleted from Mono Lake to Los Angeles, California through an aqueduct that supplies the city. The water loss is affecting the wildlife and the MONO LAKE SYST E MBasin. S THINKING ecosystem of Mono Lake TEAM SYSTEM Cody May Elisa Padilla Ashley Ricketson Steven Los Scibona Angeles Yesika Soto

- lake - tufas - tributaries - aqueduct - streams - brine shrimp - lake - algae

- seagulls - City of Los Angeles - people of Los Angeles - 350 mile stretch between Mono Lake and Los Angeles

INTERRELATIONSHIPS Each of the components create interrelationships with one another, with water being a central link. This is illustrated in the diagram below.

SYSTEMS THINKING FOR R SUSTA ST

takes the water from the ADDITIONAL DATA MONO LAKE aqueduct, which draws theBASIN water from CASE STUDY

- Why is Los Angeles using this specific the tributaries in turn depleting theinterrelationships water problem

location to get water? resources Mono lake, Water is being at depleted from Lake. Mono LakeTufa in the Each of the components create interrelationships to Los Angeles, California through the with one another, with water being the central link. - diagram Whatbelow. other water sources can be used? being exposed, increases ofisthe aqueduct that supplies the city. The loss the salinityThis illustrated in the of water is affecting the wildlife and ecosystem - How much water is being taken away? of Monoand Lake Basin. water affects the algae supply, which -data How much water does/ can Los Angeles system additional then affects the plankton, continuing the Los Angeles takes the water from the aqueduct, Why is L.A. using thisrecycle? specific location to get affects tothethe This population which takes waterbrine from theshrimp. tributaries which their water? takes water from Mono Lake. Tufa in the lake What other water sources can L.A. - How isuse? the population growth affecting depletion seagull population being exposedaffects increases thethe salinity of the water How much water is being taken away? and affects the algea supply, which then affects How much water does/can L.A. recycle? water in Los Angeles? therefore affecting larger ecosystem ofpopulationthe the plankton, which affects thethe brine shrimp, How is the growth affectingusage the seagulls whichaffects the seagull population therefore water usage in L.A.? - How are the seagull and brine shrimp the area. affecting the larger ecosystem of the area in How is the brine shrimp population being general. affected? populations being affected? How is the seagull population being affected? brine shrimp boundaries Are there other factors causing the water BOUNDARIES Are there other factors causing the water depletionof the lake? The limits that we selected as the boundary is If L.A. has desalination technology, why not take from the City of Los Angeles to Mono Lake. The limits that we selected as the from the ocean? depletion of the lake? Is L.A. trying to kill the seagulls in a larger - If Los Angeles has desalination algea components scheme? boundary is from the City of Los Angeles Include the lake, tufas, tributaries, aqueduct, technology, why not take advantage of tostreams, Mono Lake. brine shrimp, lake, algea, seagulls, the City of L.A., people of Los Angeles, the 350 miles the ocean? tufas between Mono Lake and L.A. - Is Los Angeles trying to kill the seagulls salination in a large scheme?

mono lake

GY FOR R SUSTAI ST NABILITY T mono lake seagulls

tributaries

brine shrimp

aqueduct aqueduct

algea tufas

water

depletion

water resource esou water er plant pla

salination

need for water

depletion

people people

los angeles

cody

MONO LAKE SYST E M S T H I N KI N G MONO BASIN

SYST E M S T H IN K IN G

TEAM Yuilana Hernandez TEAM Alejandra Poujol Joshua Walker Alejandra Poujol Maureen McLaine Maureen McLaine Yuliana Hernandez TEAM TEAM LindsayPoujol Whitis Alejandra Alejandra Poujol Joshua Joshua Walker Walker Joshua Walker Maureen Maureen McLaine McLaine Yuliana Yuliana Hernandez Hernandez Lindsay Whitis Lindsay Lindsay Whitis Whitis

MONO MONOBASIN BASIN S SYS YSTTE EMS MSTTHIN HINKKIN IN GG

PROBLEM Los Angeles needs water, but it is causing damage to the Eastern Sierra Mono Basin ecosystem by

sourcing the tributary river PROBLEM MISSING INFORMATION PROBLEM PROBLEM SYSTEM COMPONENTS - Consequence of having fewer shrimp and byby Los Angeles needs water, but causing LosLos Angeles Angeles needs needs water, water, but but it isit it causing is iscausing damage damage to to thethe Eastern Eastern Sierra Sierra Mono Mono Basin Basin ecosystem ecosystem seagulls Tributary Streams Mono the Basin damage totributary the Eastern Sierra Mono Basin sourcing sourcing the tributary river river Brine Shrimpby Population Tufa-Algea relationship - Other adjacent water sources for Los ecosystem sourcing the tributary river. SYSTEM SYSTEM COMPONENTS COMPONENTS Secondary California Seagulls Angeles Bird Species SYSTEM COMPONENTS Salinity - Tributary Alternate methods of gathering and Mono Mono Basin Basin Tributary Streams Streams Water Levels improving the Los Angeles water supply Tufa-Algea Tufa-Algea relationship relationship Brine Brine Shrimp Shrimp Population Population Mono Basin methods MISSING INFO Secondary Secondary Bird Bird Species Species California California Seagulls Seagulls Brine Shrimp population Los Angeles water usage Salinity Salinity California Seagulls -Consequence of having fewer shrimp and seagulls Water supply trends for Mono Basin Water Water Levels Levels -Other adjascent water sources for LA salinity Water supply trends from tributary rivers -Alternate methods of gathering and and improving LA water supply methods water levels MISSING MISSING INFO INFO -LA annualstream water usage tributary -Consequence -Consequence oftrends of having having fewer shrimp shrimp and and seagulls seagulls -Water supply forfewer the Basin tufa-algae relationship -Water supply trends from tributary river -Other -Other adjascent adjascent water water sources sources for for LA LA secondary bird species -Alternate -Alternate methods methods of of gathering gathering and and and and improving improving LALA water water supply supply methods methods -LA-LA annual annual water water usage usage -Water -Water supply supply trends trends forfor thethe Basin Basin -Water -Water supply supply trends trends from from tributary tributary river river

MONO LAKE SYST E M S D E F I N I T I O N TEAM Miranda Barzilla Caitlin Dettling Daniela Lambarri Teil Massie Kindall Stephens The diversion of water from the Mono Lake to the LA Water Department is causing changes in the levels of salinity in the lake, thus altering the feeding ground ecosystem for migrating birds. The system is based on the reciprocal relationship between the ecological system of the Mono Lake and the system of human water use in LA in relationships to the population. This will allow the problem to be assessed as a reciprocal relationship between the two. FACTS 55,000 acres in 1941 Salinity levels= 2x Sea Water Limestone Towers Approximately 4-6 trillion brine shrimp (summer) Attract migratory birds (85% California seagulls born there) L.A. diverts tributary system fro city water supply Water levels affected (greater exposure of tufa towers)

BOUNDARIES LA Water Department Tributaries Mono Lake COMPONENTS Humans Tufa Towers Shrimp Migrating birds Salinity levels RELATIONSHIP Increase humans =Increase water is in LA =Decreased water levels in Mono Lake =Increased salinity levels =Decrease shrimp survival =Decrease in birds ADDITIONAL DATA NEEDED Other available water resources Water use per capita & growth rate: L.A. Efficiency of water treatment Other factors affecting water levels in the lake Shrimp and bird population changes Reasoning behind salinity increase tufa exposure What is happening to the tower? Legalities of where to make the cut off For possible solutions Is the lake within our zone or is it an effect zone? Are other communities affecting the problem? Will fixing LA fix Mono Lake? Rainfall changed over time? Role of the tufa? Algae grows there, plankton feeds there, brine shrimp feed there

ANIMAL FEED SU STAI NAB L E PR O DUC T I O N

animal feed

TEAM Steven Scibona Kindall Stephens

sorghum

T H E

G R E G O RY

LU H A N

ST U D I O

STEVEN SCIBONA & KINDALL STEPHENS

grinding

alternate systems

animal feed

production

packaging

delivery

PRODUCTION PROCESS Cereal grains are the most common source of energy for livestock diets and may PRODUCTION PROCESS comprise up to percent of the total diet feedlot animals.diets Ruminal fermentation Cereal grains are95 the most common source of for energy for livestock and may patterns of dry matter, crude protein and starch varies for different grains. In all cases, comprise up to 95 percent of the total diet for feedlot animals. Ruminal fermentation sorghum ferments slower than other grains. For example, a small amount (1-2 pounds) patterns of dry matter, crude protein and starch varies for different grains. In all cases, ofsorghum wheat, barley or oats added to a TMR will increase the amount of starch available ferments slower than other grains. For example, a small amount (1-2 pounds) immediately after When with either corn or this provides of wheat, barley orfeeding. oats added to a combined TMR will increase the amount ofsorghum, starch available aimmediately higher and more stable level of rumen available starch over the span of time between after feeding. When combined with either corn or sorghum, this provides feedings. Huck and co-workers (1998) reported that feeding a mixture of 2:1 steam-aked a higher and more stable level of rumen available starch over the span of time between sorghum: in greater average daily and afeed efficiency as compared to feedings. corn Huck resulted and co-workers (1998) reported thatgain feeding mixture of 2:1 steam-flaked diets based on either grain alone. Feed efficiency was improved by 5 percent with sorghum:corn resulted in greater average daily gain and feed efficiency as compared to the mixture of sorghum and corn. diets based on either grain alone. Feed efficiency was improved by 5 percent with the mixture of sorghum and corn. IMPLICATIONS IMPLICATIONS: With an increase in sorghum production, the land use of the area is With an increase in sorghum production, the land use of the area is taken away from taken away from other materials. This is offset by the ability to use the harvested material other materials. This is offset by the ability to use the harvested material for multiple for multiple products not only the feed. The diversification of the product allows for it to products not only the feed. The diversification of the product allows for it to be more be more economically sustainable. The farms and production facilities that will be economically sustainable. The farms and production facilities that will be produced will produced will bring job opportunities to the area. bring job opportunities to the area.

ANIMAL FEED

SUSTAINABLE PRODUCTION

PRODUCTION DESIGN Animal research has demonstrated that processing of sorghum increases its value to the livestock industry. Based on current research, thermal processing via steam-making seems to be the best solution for increasing the efficiency of sorghum digestion. Flaking can increases the feeding value of sorghum by 12-15 percent over dry-rolling by increasing the digestibility of starch in the rumen and in the total tract. It also results in the improvement of the digestibility of the crude protein found in sorghum. The ideal ake density is reported to be 28 pounds per bushel. Decreasing the ake density below this level results in significant energy usage. Swingle et al. (1999) reported that electrical requirements increase by 50 percent when ake density decreased from 32 to 20 pounds per bushel. Reinhardt and co-workers reported a 67 percent increase in energy cost when reducing ake density from 28 to 22 pounds per bushel. METRICS Overall eciency: % waste in time, fuel, and raw materials. Time: maximize growing period and potential. This can be done by pushing planting season limits and rotating crops effectively. Soy beans are an optimal rotating crop as the production allows for the nutrients to be fed back into the soil as the beans are produced. The sorghum can then be mixed with the soy beans to increase the protein levels in the animal feed. Fuel: Keep to specific routes, minimizing travel distances for transportation. Also, the refueling of machines will be done at non-peak heat hours to minimize evaporation. Raw Materials: For water use, the crop will be watered on timers during the early morning and late evenings to minimize evaporation. Also, the facilities will be designed for low water use in work areas. The packaging will be sourced locally with a biodegradable product to cut down on the transportation waste. SUPPLY CHAIN The business plan for the feed production limits the transportation and fuel costs of the production. There will be a limit set on the distance for delivery and total load per truck. There will be an economic offset for specialty cases in case of emergency shipments. The storage of the product and its packaging will be centrally located on the production site to minimize the transportation, thus loss, of material. USE We will take a survey of the local consumersâ&#x20AC;&#x2122; preferences in quantities for the product. The packaging will be created to hold the amounts that receive the highest rated feedback. This bagging process will also be dimensioned to ensure sustainability of the product through scalable dimensions to cut down on excess packaging waste. The filling process will also be controlled as the waste is collected before contamination and reintegrated into the filling cycle. END OF LIFE Due to the compost-able packaging used and the all natural aspects of the product, the end of product life is 100% biodegradable. This allows for the product and its packaging to be highly sustainable. The product also allows for multiple economic uses as it can go directly back into production of more sorghum, thus leading to other end products such as paper, our, and ethanol.

PRODUCT SUSTAINABILITYS SORGHUM PRODUCT OIO L RGHUM OIL TEAM Elisa Padilla Carmen Torres TEAM Elisa Padilla Carmen Torres

HARVESTIN G THE CROP

SEED HEADS MAY BE SAVED FOR NEXT YEARâ&#x20AC;&#x2122;S CRO P

STALKS MAY BE HARVESTED BY HAND

EARLY DEHEADING

45 TO 50 POUNDS OF JUICE FROM 100 POUNDS OF CLEAN STALKS

MILL AND JUICE EXTRACTION

SANITARY AREA SUITABLE FOR FOOD PREPARATION

THE PROCESSING BUILDING

TAKES 6 TO 12 GALLONS OF RAWJUICE TO MAKE 1 GALLON OF SORGHUM SYRU P

FILTERING AND SETTLING THE JUIC E

STEAM IS THE IDEAL METHOD FOR HEATIN G

FURNACE AND EVAPORATIO N

FINISH SYRUP WILL WEIGHT ABOUT 11.5 POUNDS PER GALLO N

HARVEST BEFORE THE PLANTS ARE MATUR E

DEHEADING SHOULD BE DONE AT THE MILK STAGE OF THE SEED

The sorghum oil extraction process The sorghum oil extraction starts by obtaining the syrup from the process starts by obtaining the syrup from theplant. sorghum plant. Once this sorghum Once this process is process is complete the syrup is poured complete the syrup is poured into a into a centrifuge that will then separate the oil from thewill syrup. centrifuge that then separate the oilThe from the syrup. final product is ready to use!

BAGASSE FROM CRUSHED STALKS CAN

BE USE AS FEED FOR LIVESTOCK In terms of sustainability, the energy used by the centrifuge can be obtained from the biofuel produced The sorghum oil extraction process starts by obtaining syrup during the syrup process.the Although from the sorghum plant. Once this there is no record that they do,isthis process is complete the sorghum poured a centrifuge could beinto a potential usethat forwill it. then In a separate the oil from the syrup. In terms business perspective the production of sustainability, the energy used by ofthe sorghum oilcan canbealso branch out centrifuge obtained from theother biofuelmarkets, producedsuch during syrup into asthe beauty process. Although there is no record treatment, cleaning and that they do, this could be cooking a potential use for it. In a business perspective, the products. Such a variety of target production of sorghum oil can also branch markets help appeal to different out into other markets, such as beauty audiences canand bring an incredible treatment, that cleaning cooking products. Such a variety of target markets help amount of revenue to the industry. appeal to different audiences that can Furthermore, a proper market bring an incredible amount of revenue to the industry.can Furthermore, properto management allow forausers management can allow for users bemarket educated on the use and recycling to be educated on the use and recycling ofofthe therefore, providing a theproduct, product; therefore, providing a selfsustaining life-cycle. self-sustaining life cycle.

SORGHUM SYRUP

centrifuge process

SORGHUM PRODUCT FLOU R TEAM Brian Sowell Alejandra Poujol PRODUCT DESIGN The design of sorghum flour has little to do with the sustainable life cycle. Rather, the method in which the sorghum is grown, harvested, processed, packaged, and transported has everything to do with a sustainable life cycle. Sorghum flour is a straight forward product, remaining minimal effort and few additives. Fuel and water consumed during the growth of sorghum and its harvest negatively impact the sustainability of the product life cycle. Sorghum is often packaged in sealed plastic to avoid bugs and moisture, however it may be packaged in paper bags, which are a renewable resource. Finally, the method of distribution for the flour may be determined through the amount of materials used - paper or plastic. RAW MATERIALS Unlike other flours, the whole kernel is milled to make the flour. This allows to a more complex protein and a lower glycemic index (Archer Daniels Midland Company). The kernels can also be popped, the end product similar to popcorn. Xantham Gum is used as a thickening and bonding agent. It is also the end result of the fermenting process of a bacterium known as Xanthomonas campestris (Bobâ&#x20AC;&#x2122;s Red Mill). Like Sorghum, it is also has a low glycemic level which helps lowering blood sugar and cholesterol. PRODUCTION Sorghum growth and harvest relies on several processes including planters, sprinklers, harvesters, and threshing. Each of these processes requires significant manpower and other sources such as fuel and water. Sorghum is a drought resistant

plant, so its water needs are low. Still, water may be conserved through drop irrigation, or through rainwater collection systems. Tractors and planters consume fuel however processes such as no-till or one-pass planting may help to conserve the fuel expended while growing sorghum. Once sorghum is harvested, it must be threshed and cleaned to provide the grain, from which the flour is ground. Cleaning may become a time-intensive process, especially if the grain must be washed. Finally after cleaning the grain may be round into flour or stored, if stored, the grain must be checked regularly for insect infestation. Sorghum Grain is ground using a burr grinder, which produces a fine powder from the grain. After grinding, the sorghum flour is provided additives such as Xantham gun to thicken the flour. Once additives have been mixed, the flour must be packaged for individual sale. This requires plastic or paper packaging. Paper packaging utilizes renewable resources, however it leaves the flour susceptible to moisture and insects. These weaknesses must be considered during transportation. SUPPLY CHAIN Transportation of sorghum flour to its final selling point effects its sustainability in the sense that fuel must be consumed that cannot be offset. This fuel consumption may be reduced by selling the flour locally, reducing the distance traveled. In addition to transportation to the final selling point, the sorghum grain undergoes transportation and storage. Again, this transportation aspect is difficult to reduce, however the distance between facilities can improve fuel consumption. Storage only affects the sustainability of sorghum insomuch as the sorghum is exposed to potential insect infestation during its storage, therefore risking the harvest.

SORGHUM PRODUCT RU M SUSTAINABILITY REPORT S O R G H U M R U M

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NCY

FF-SEASON

RUM

E JOBS

AIN THE FACTORY

ACTORY

UPPLIES

LASS

m, C. Vivis novesum Etraediena, nostam m la nunum ta m aut ve, se atua

m inatimurnum , Catum ante, con des onsus, conlos publica; m, ces suam nium em inequa egervidica; ae temqua nossenius

SUSTAINABILITY INEXPENSIVE BOTTLING MORGAN COUNTY EMPLOYEES WHOLE PROCESS IN ONE FACILITY MACHINE PROCESS OF BOTTLING CONSISTENCY THROUGHOUT THE PROCESS STICKING WITH ONE DISTILLING METHOD KEEPING VAPOR CONCEALED COOLING EFFICIENTLY

Equit? Utui in tus etratum dem dem intertus

RUM

SUSTAINABLE PRODUCTION

PRODUCT DESIGN

PRODUCTION

- Authentic Kentucky Design - Marketing - Sorghum Driven - Recycled Bottles - Produced in or close to West Liberty - Quality Product

- Getting molasses to West Liberty - Transporting the final product out - No overuse of water or an excess of materials

RAW MATERIALS - Molasses - Sorghum - Water - Yeast - Brown Sugar (Sometimes) - Fresh Water - Issues with raw materials: enough sorghum, cost of yeast, and molasses transportation CHALLENGES ALCOHOL INCONSISTENCY WHAT TO DO DURING THE OFF-SEASON WHERE TO STORE THE RUM AMOUNT OF EMPLOYABLE JOBS QUALITY CONTROL

SUPPLY CHAIN - Fuel source - Distance to and from distribution - Consumer REPORT S O R G HUM R UM -SUSTAINABILITY Having to ship resources in (glass, molasses) USE OF THE PRODUCT Lesciliquatem fuga. Udit ma dolest optassumquat volor acearcitati officitatior se explita esciis

est, omnitat isquaeprest rest, quaspiti hillicit quissi dusam, quo cus modio -simus How long it takes tonatem make on bottle ofquis ut eum ape nimperovid que libus, corepudam quo estia doluptatem quae. Itat odipidite ratur? Quidebit il ma eriberum essumque volupidelles es eicta vel intionsed quatur aliquas seque odis rum unt alique inullaut et ut autatur? Sinctate pe veriorum im quaspic ipiciis ciistis ratia volorem il volorit, volupta veliquas doluptia ped eaqui dem ut est, odi ant perit lantectur, optat pa -incilla Community doluptiat imincto blaci dundem quae conserum aut labores delist, odit es ellab in nullace atiorei maxim volorruptam. -cipsus Demand - How much rum can be transported at once

END OF LIFE - Glass recycling collection (trade off process) - Residue in bottom of sill would go towards - Fertilizing sorghum crops

HOW TO HARNESS ENERGY TO SUSTAIN THE FACTORY HOW TO START-UP THE FACTORY HARNESSING ENOUGH SUPPLIES TRANSPORTING GLASS

SUSTAINABILITY REPORT SO R GHU M RU M

WHERE TO FIND THE GLASS 6

METRICS

- Auth

- Produced

THE QUANTITY THAT IS BEING PRODUCED AMOUNT OF SORGHUM THAT IS NEEDED FOR PRODUCTION AMOUNT OF SORGHUM NEEDED TO PRODUCE ONE BOTTLE OF RUM HOW MANY EMPLOYEES NEED TO BE EMPLOYED BY THE FACTORY HOW MUCH IMPORTED BOTTLES WILL COST HOW MUCH SHIPPING WILL COST

- Bro

- Issues With R -

HOW MUCH THE COMPANY WILL IMMEDIATELY LOSE TO TAXES HOW MUCH PROFIT WILL EACH BOTTLE YIELD

- Getting - Transpo - No Overuse O

PRODUCT SUSTAINABILITYSO G HUEM BBQ SAU SORGHUM PRODUCTS B B QRSAUC

TEAM TEAM Emily Knapp Emily Knapp Ashley Ricketson

Ashley Ricketson

PRODUCTION Product LIFE life cycle CYCLE

grow sweet sorghm harvest mill and juice extraction

recycle bottle/ can

lter and settle

eat distribute

drain syrup

package

cool syrup

can/ bottle

strain syrup

cool

sterelize by boiling

pasteurization

(individual ingredients before hand or sauce itself)

mix sugar, salt, pepper, spices, vinegar, and sorghum syrup over medium heat

Product design

PRODUCT DESIGN

USE OF PRODUCT

The stalks from the sorghum are used for other products such as energy or paper material. Th The stalks from the sorghum are used individual ingredients, containers, andeﬀects evaporation process uses heating by wood re andThe does not have substantial harmful for other products such as energy or packaging items have to be transported on the environment. Glass can be recycled with the use of certain types of glasses. paper material. Thebottles evaporation process to production location to create BBQ uses heating by wood fire and does

sauce. The finished product then has to Raw materials not have substantial harmful effects of be transported directly to the buyer or to a Sweet sorghum (syrup), salt, sugar, vinegar, the environment. Glass bottles can be other spices distributor. The product is then transported recycled with the use of certain types of glasses.

to the buyer.

END-OF-LIFE Supply chain RAW MATERIALS The items sauce is consumed the bottle to produc The individual ingredients, containers, and packaging have to be and transported Sweet sorghum (syrup) behas recycled, behind no excessto the ocation to- create bbq sauce. The nished product can then to beleaving transported directly - Salt waste. buyer or to- Sugar a distributor. The product is then transported to buyer. - Vinegar - Other spices

Use of product

BBQ SAUCE

SUSTAINABLE PRODUCTION

MANUFACTURERS There are no major manufacturers of sorghum BBQ sauce. It seems to be sold through small and out-of-home businesses. It can be bought online.

ajor manufacturers of sorghum bbq SORGHUM IS NEEDED? to beHOW soldMUCH through small and out-ofes. It an be bought online. Sorghum yields 200 to 300 gallons of

syrup per acre. About 8 cups of syrup are

ghumneeded is needed? for one gallon of BBQ sauce. Four 200 Hundred to 300 to gallons of syrup persauce acre.can 600 gallons of BBQ be produced from one acre of sorghum syrup are needed for one gallon of bbq 00 gallons of BBQ bbqSAUCE sauceRECIPE can be produced SORGHUM f sorghum. 1/4 cup sugar

Tbsp. ground black pepper auce2recipe

1 tsp. garlic powder 1 tsp. onion powder black1 tsp. pepper smoked paprika wder 1/2 tsp. ground red pepper wder 1 cup sorghum syrup 1 cup cider vinegar aprika 1 Tbsp. coarsely ground black pepper red pepper Mix ingredients over medium heat until syrupthoroughly blended.

gar ground black pepper over medium heat until nded.

SORGHUM PRODUCTS M OLASS E S

MAKING YOUR LIFE SWEETER M O L A SS E S TEAM Soghum Molasses Yesika YesikaSoto Soto Daniela Lambarri Daniella Lambarri What WHATisISMolasses? MOLASSES? USE OF PRODUCT The juices from the crushed sorghum stalks are shimmered; to a certain point it is syrup. When The juices crushed sorghum Ingredient in the distillation of rum, in cooked for from longerthe to get a thicker stalks are shimmered; to acolor certain it and atbeer styles,is additive tobacco, dark consistency it gets a robust andpoint flavor, this point known asinmolassses. Molasses is used as sweetner and flavoring is syrup. When cooked for longer to get a rye break, additive in livestock feed, for baked goods. thicker consistency it gets a robust color ingredient in fishing groundbait, source for

and flavor, and at this point is known as yeast production, iron supplement main Use of Product molasses. Molasses is used as sweetener ingredient in production of citric acid, as ingredient in the of rum, in beer styles, additive in tobacco, ryegoods. break, additive in and flavoring fordistillation baked goods. sweetener and for dark baked livestock feed, ingredient in fishing groundbat, source for yeast production, iron supplement main ingredient in production of citric acid, as sweetner and for baked goods General Life Cycle stalk + shredding

stalks

stalk/ cane pressing

bagase

rotak dek diffuser

HS/EE fermentation

beer

low e distance

sugar solution

evaporational storage

sugar solution

ultra filtration sugar conc.

process water

yeast fodder meal

stillage syrup

ethanol

dehydration

fuel ethanol

MOLASSES

SUSTAINABLE PRODUCTION

Molasses Production PRODUCTION PROCESSProcess

bio-process: provide technologies + process

Bio-process: provide technologies+ process design packages for crushing plants + sugar design packages for crushing plants +sugar sugar mills for the production of crystallized fromfor cane, beets, and sweet sorghum. mills the sugar production of crystallized sugar from cane,for sugar beets, and sweet sorghum destined a cane mill stalks are crushed stalks are crushed

- at a cane mill stalks are crushed allowing sugar ruch juices to - sugar rich juices allowed to flow flow into buckets into waiting waiting buckets - transferred tocooking cookingpans pansforfor eventual transferred to eventual transformation transformation into sorghum into sorghum molasses molasses airtight glassglass jar jar - poured pouredininto airtight transported to location - transported tomarket/selling market or selling location RAW RawMATERIALS Materials Molasses Production Process - sorghum: strip canes canesfor forabio-process: abetter betterflavor flavortechnologies + process -sorghum; don’t don’t strip provide design packages for crushing plants + sugar -the fertilizer needed to enhance the plant growth - fertilizer needed to enhance growth mills for the production of crystallized sugar Duringpre-manufacturing, pre-manufacturing, or planting ofof surghum, could havehave a negative During or the the planting sorghum, fertilizer could a negative from cane, sugar beets, and sweetfertilizer sorghum. environmentalimpact impact on on groundwater. Although in the economic point of view, they would destined for aAlthough cane mill stalks crushed environmental groundwater. inarethe economic point of view, they want a better product with higher yeilds, society should be aware that fertilizers could be bad. stalks are crushed would want a better product with higher yields, society should be aware that fertilizers sugarthe ruchcanes juices to have flow to be transported to mills, but if mills During manufacturing of theallowing product, could bethe bad. into waiting bucketscould be decreased. The cane has to be crushed, were on site, negative environmental impacts During the manufacturing of thetransferred product, the canes have to be transported to mill, but if to cooking pans forenvironmental eventual and if socitey continues to use mules to run the mills, sustainability can be mills were on site, negative environmental impacts could be decreased. The cane has to be transformation intoeconomic sorghum molasses increased without negatively impacting their sustainability. crushed, and if society continuespoured to use mules in airtight glassto jar run the mills, environmental sustainability Supply Chain transported to market/selling can be increased without negatively impacting theirlocation economic sustainability. Packaging-molasses is stored in glass or pastic containers Transportation-product is transported by vehicle to its destination Raw Materials SUPPLY CHAIN

-sorghum; don’t strip canesbe for recycled a better flavorinstead of sent to landfills End of Life-packaging wether glass or plastic CAN

-the fertilizer needed to enhance the plant growth Packagingmolasses glass or plastic containers Storage+Shelf Life is stored inDuring pre-manufacturing, or the planting of surghum, fertilizer could have a negative on groundwater. Althoughin in the point of view, they would want Transportationis transported byimpact vehicle to its destination The best way toproduct store molasses isenvironmental in its original air tight container theeconomic cool dark pantry, away a better product with higher yeilds, society should be aware that fertilizers could be bad. from of heat and changes in temperature. Manufacturers say that it is the flavor that is End of sources Life- packages whether glass or plastic can be recycled instead of sent to landfills During the manufacturing of the product, the canes have to be transported to mills, but if mills

compromised over time, but the were product look, feel, andimpacts smellcould be decreased. The cane has to be crushed, on site, will negative environmental

STORAGE + SHELF LIFE if socitey continues to use mules to run the mills, environmental sustainability can be the same. Molasses usually has aand best before date and can usually still be used after that date if increased without negatively impacting their economic sustainability.

The bestproperly way to store molasses in its original air tight container in a cool, dark pantry, stored in its original air is tight container. Supply Chain Packaging-molasses is stored in glass or pastic containers Packaging away from sources of hear and changes in temperature. Manufacturers say that it is the Transportation-product is transported by vehicle to its destination of Life-packaging wether glasswith or plastic CAN be recycled instead ofproduction sent landfills glass molasses flavor plastic that is production compromised over End time, but theproduction product look, feel and smell thetosame. Storage+Shelf Life Molasses usually has a “best before” date and can usually still be used after that date if away The best way to store molasses is in its original air tight container in the cool dark pantry, sources of heat and changes in temperature. Manufacturers say that it is the flavor that is stored properly in its original airfrom tight container. converting PACKAGING

compromised over time, but the product will look, feel, and smell the same. Molasses usually has a best before date and can usually still be used after that date if stored properly in its original air tight container. filling Packaging glass production molasses production to plastic production

Society should be encouraged recycle all jars during the post-distribution+retial and consumption converting use of molasses. Environmental filling sustainability recycling can be measured energy recovery landfill by seeing how many jars can be distribution+retial and consumption Societyor should be encouraged to recycle all jars during the post-use of molasses. Environmental recalled recycled. By reusing recovery or recycled. By landfill sustainability canthe be measured how many jars canenergy be recalled reusing these containers, business by seeingrecycling these containers the business can become more economically sustainable. can become more economicallySociety should be encouraged to recycle all jars during the post-use of molasses. Environmental sustainability can be measured by seeing how many jars can be recalled or recycled. By reusing sustainable. these containers the business can become more economically sustainable.

SORGHUM PRODUCTS P A P E R MA T ER I A L SORGHUM PRODUCT PAP E R M ATE R I A L Ashley Ricketson

Ashley Ricketson

sweet sorghum as paper AS PAPER TheSWEET stem ofSORGHUM sweet sorghum contains 14-18% of cellulose. The output of cellulose of sweet sorghum reaches 75-15 t/ha, meaning that it is a ne material for the paper making industry. of sweet sorghum contains 14-18% of cellulose. output of cellulose TheThe highstem density of ber structure of sweet sorghum, the stalkThe residue is very suitable of to be used sweet sorghum reaches 75-15 t/ha, meaning that it is a fine material for the paper and making as raw material for paper products. The bleaching of sorghum pulp is not complicated needs industry. The high density of fiber structure of sweet sorghum, the stalk residue is very fewer chemicals than producing woody pulp. suitable to be used as a raw material for paper products. The bleaching of sorghum pulp is not a complicated process and needs fewer chemicals than producing woody pulp paper.

Remove syrup from stalks. The excess is called “bagasse”.

Cut, dissolve, bleach and press the bagasse. labels for products

packaging for products

paper material joe sorghum west liberty, ky

pamphlets/ business cards

SORGHUM PRODUCTS

B I OFU E L

Yesika Soto QUICK FACTS It has been suggested that sweet sorghum has the potential of producing 530 to 700 gallons of ethanol per acre, compared to the maximum potential yield from corn or only 420 gallons per acre. Additionally, due to fewer inputs (e.g. nitrogen) and less water requirements for sweet sorghum in comparison to corn, sweet sorghum is considered a more efficient and costeffective source of energy than corn. The USDA reports that corn ethanol will produce 1.3 to 1.8 Btu of energy for every Btu of fossil energy used in production; whereas sweet sorghum ethanol could produce as much as 12 to 16 Btu for every Btu used. Due to this, sweet sorghum may have multiple uses as an energy crop. The crushed stalks that remain after the juice is removed (bagaase) could be used to produce cellulose-based ethanol and the grain may be used to produce ethanol from starch. When sweet sorghum is processed, its sugar is extracted to produce ethanol while the remaining fiber can be turned to create electricity. This produces enough heat to power the ethanol process.

MILLING AND CRUSHING STALKS

CONCENTRATION

SUGAR PROCURING SWEET SORGHUM STALKS

COLLECTION OF JUICE FOR ON SITE EXTRACTION AND FERMENTATION IS PREFERRED

FERMENTATION OF JUICE

CRUSHED STALKS

GRAINS DISTILLATION OF ETHANOL

SORGHUM PRODUCTS SU DA N GRASS Daniela Lambarri Cover crop: a crop planted primarily to manage soil fertility, water, weeds, pests, and diseases; used in sustainable agriculture CHARACTERISTICS - grows from 5-12 feet tall - stalks are up to 1/2 inch thick NEEDS - warm temperature - plenty of rainfall - soil temperature over 60 degrees Fahrenheit (two months before first frost) - good fertility - seeding rates (lb/acre) - 35 if drilled - 40-50 if broadcast - seeding depth - pH level of 6-7 ADVANTAGES - biomass - abundant, rapid growth - suppresses weeds - adds organic matter to the soil - heat and drought tolerant - helps penetrate compacted subsoil RESULTS OF USE - improved quality of worn out soil

natural disaster

crop policy makers

tax

incentives

nitrogen + phosphorus level

crop yield market prices crop farmer revenue life quality

soil health

SORGHUM PRODUCTS

SY RU P

Elisa Padilla

HARVESTING THE CROP

SEED HEADS MAY BE SAVED FOR NEXT YEAR’S CROP

STALKS MAY BE HARVESTED BY HAND

HARVEST BEFORE THE PLANTS ARE MATURE

DEHEADING SHOULD BE DONE AT THE MILK STAGE OF THE SEED

EARLY DEHEADING

45 TO 50 POUNDS OF JUICE FROM 100 POUNDS OF CLEAN STALKS

MILL AND JUICE EXTRACTION

SANITARY AREA SUITABLE FOR FOOD PREPARATION

THE PROCESSING BUILDING

TAKES 6 TO 12 GALLONS OF RAWJUICE TO MAKE 1 GALLON OF SORGHUM SYRUP

FILTERING AND SETTLING THE JUICE

STEAM IS THE IDEAL METHOD FOR HEATING

FURNACE AND EVAPORATION

FINISH SYRUP WILL WEIGH ABOUT 11.5 POUNDS PER GALLON

SORGHUM SYRUP

BAGASSE FROM CRUSHED STALKS CAN BE USE AS FEED FOR LIVESTOCK

LABELING CONTAINERS

DISTRIBUTION

WEST LIBERTY SYST E M CO MPO N E N TS WEST LIBERTY TOURISM SYSTE M CO M PO NE NTS TEAM TEAM Alejandra Poujol JoshuaWalker Walker Alejandra Poujol Joshua Maureen McLaine Yuliana Hernandez Maureen McLaine Yuliana Hernandez Lindsay Whitis Lindsay Whitis

http://upload.wikimedia.org/wikipedia/commons/8/89/Downtown_West_Liberty,_Kentucky.jpg

System: Tourism System: Tourism Tourism:Tourism: A measurement of the effect out-of-town visitors on the Liberty A measurement of the of effect of out-of-town visitors on West the West Liberty community financial,social, social,environmental and environmental community through through financial, impact.impact. OpenSystem System Open System Boundary: West Liberty and all State Parks, State Forests, lakes, and tourist attractions System West Liberty and all state parks, state forests, lakes, and tourist within a boundary: 40-mile radius. attractions within a 40-mile radius. Environment: Outside Environment Potential Tourist populations, including but not limited to Lexington and the State of Potential Tourist populations, including, but not limited to Lexington and the State of Kentucky. Kentucky. Current CurrentState State: West has Liberty has a tourist minor tourist for most the calendar featuring only West Liberty a minor appealappeal for most of theofcalendar year;year; featuring only oneone bed-and-breakfast and a history museum as a downtown attraction. The exception to this rule and history museum as a downtown attraction. The exception to this 2 bed-and-breakfast is the Sorghum Festival, during which time the town experiences a dramatic rise of visitors: up rule is the Sorghum Festival, during which time the town experiences a dramatic rise of to 50,000 individuals. This one festival is a significant economic benefit, but is unable to support visitors: up to 50,000 individuals. This one festival is a significant economic benefit, but is many businesses for a full calendar year. unable to support many businesses for a full calendar year.

Current State Sustainability as it applies to most systems, including the West Liberty tourism system, consists of three components: social, economic, and environmental. For a sustainability program to remain viable, it must first ensure that the individuals within the system do not undermine its initiatives, either actively or passively. This is the social component of sustainability. For example, a sustainability initiative to encourage recycling must first ensure that participants are aware of which materials can be recycled, and are supplied with the means to participate. For the tourism system, this means that outside populations not only know of West Liberty, but are informed of the available attractions and appeal that they offer. Without the social factors of marketing and developing appeal, the tourism system will lack the necessary tourists to achieve total sustainability. The second component is expounded upon more fully by one of our peerâ&#x20AC;&#x2122;s systems: the financial system. This is economic sustainability, perhaps the most crucial for long-term viability. For a system to accomplish any form of long-term effect, the infrastructure in place needs to be supported logistically, which requires financial profit. For example, businesses producing sustainable building materials have been introduced to the construction marketplace, but very few have endured long-term. This is primarily due to the limitation of cost: most of these materials are more expensive to produce than their traditional counterparts, so they are utilized less frequently, which results in the businesses failing from lack of financial profit. For our system, we know that real estate, energy costs, and inventory necessary to employ and generate revenue in West Liberty require financial income to maintain. Any system attempting to endure longer than a few months will require a financial component. Finally, an environmental component is crucial for any total sustainability initiative. West Liberty in particular features natural resources and an environment attractive to locals and tourists alike, so the preservation of these resources is crucial for the identity and appeal of the experience which sustains the tourism system. The abundance of nearby state parks and forests (four within 40 miles) means that the natural beauty of local resources is well recognized, and can be used as an attraction for the tourism system. More than maintaining what resources exist, environmental sustainability calls for impact minimization from an increase in visitors. This could be accomplished through pedestrianfriendly street-scapes, shuttle services to reduce fossil fuel consumption, or a variety of other initiatives. Ultimately, West Liberty ought to preserve or enhance what resources are present and minimize consumption to ensure that damage to local attractions and ecosystems is prevented. Desired State Social sustainability ideal state: tourists are continually entering the West Liberty area for a small-town experience, due to the reputation and marketing of West Liberty to outside populations. Economic Sustainability ideal state: West Liberty lodging, attraction, and retail markets generate profit every quarter, independent of local individualâ&#x20AC;&#x2122;s business spending. Environmental Sustainability ideal state: Natural resources and attractions within the West Liberty system are preserved and/or enhanced, while the ecologic footprint of tourists is minimized and does not damage the ambient environment of the system. Metrics The three categories of sustainability for this system each require their own metric, which can be collectively compiled and scaled according to the Choosing by Advantages methodology to determine the total effect on the system, which result of which would be measured against a predetermined standard.

For social sustainability we are primarily concerned with the reputation of West Liberty and its associated attractions. The measurement of reputation may vary, or include multiple sub-metrics such as social media activity or endorsement by notable figures, but our primary metric is both the most simple and most measurable: the number of tourists per month, directly compared to that same data for other years. Our rationale is that an metric is both the mostwill simple and most measureable: the number tourists month, increased reputation generate greater tourist demand, and of thus moreper guests in directly West compared to that same data for other years. Our rationalle is that an increased reputation will Liberty. This metric would be measured through hotel records. generate greater tourist demand, and thus more guests in West Liberty. This metric would be Financial sustainability is more difficult to compare to previous years due to measured through hotel records. the dynamic nature of businessis and projected change time,years but due we believe we Financial sustainability morethe difficult to compare to over previous to the dynamic have identified a reliable metric for financial sustainability: monthly business revenue. nature of business and the projected change over time, but we believe we have identified By definition, this component sustainable monthly when thebusiness businesses turnBy a profit and this can sustain a reliable metric for financialissustainability: revenue. definition, their operations, meaningwhen we have a readily available metric accessible through tax records component is sustainable the businesses turn a profit and can sustain their operations, and company revenue streams. meaning we have a readily available metric accessible through tax records and company revenue streams. Finally, environmental sustainability must be measured. While perhaps the most difficult component to quantify, there are multiple which maythe be most compiled Finally, environmental sustainability must be components measured. While perhaps difficult component quantify, thereof arethe multiple componentsOne which may be compiled a holistic for a holisticto understanding local ecosystem. metric may be the for acreage of understandingland, of the local would ecosystem. One metric the acreage of undeveloped land, undeveloped which naturally serve may as a be habitat for local flora and wildlife. which would naturally as collection a habitat for flora and wildlife. Another metric might be Another metric mightserve be the oflocal refuse along the street-scape, particularly inthe collection of refuse along the streetscape, particularly in the downtown area we hope to attract the downtown area we hope to attract visitors to. There are also calculations which can visitors are alsothe calculations which canand be made to determine the carbon emissions be madeto.toThere determine carbon emissions energy used by individual visitors if their and energy used by individual visitors if their method of travel, duration of stay, and other method of travel, duration of stay, and other variables are known. Finally, the use of public variables are known. Finally, the use of public transportation, if any is developed, would allow transportation, if any is developed, would allow for quantitative measurement of energy for quantitative measurement of energy use reduction: assuming a certain average fossil fuel use reduction: assuming a certain average fossil fuel consumption per individual. consumption per individual. The citywould wouldthen thencomplete complete choosing by advantages exercise to assign The city thethe choosing by advantages exercise to assign priorities to priorities to each metric, and the final result would be used to track “total” sustainability each metric, and the final result would be used to track “total” sustainability over time for the West over time for theSystem. West Liberty Tourism System. Liberty Tourism

WEST LIBERTY SYST E M CO MPO N E N TS TEAM Brian Sowell Rachel Westmoreland Carmen Torres Chelsea Koh Emily Knapp The economy of West Liberty, KY can be considered as a system of income and expenses, bound

to the extent money of does notLiberty, stay in the of West Liberty because Thethat economy West KYcommunity can be considered as a system of proper income and infrastructure does not exist for businesses to thrive. expenses, bound to the extent that money does not stay in the community of West Liberty

because proper infrastructure does not exist for businesses to thrive.

A system isAmade of interacting The components the West Liberty economy are system is made ofcomponents. interacting components. Theofcomponents of the West Liberty defined as follows: economy are defined as follows: Tourism, Available Capital, Money, Sorghum, Entrepreneurs, Natural Disaster, Human Capital, Tourism, Available Capital, Money, Sorghum, Entrepreneurs, Natural Disaster, Human Local Businesses, Government, Commuters, Natural Attractions, Demographics, Residents, Capital, Local Businesses, Government, Commuters, Natural Attractions, Demographics, Industry, Community Identity, Traffic, Agriculture

Residents, Industry, Community Identity, Traffic, Agriculture

Each component of the system interacts with the other components in various ways. These interactions determine how the system functions and must be used to evaluate the impact of potential solutions. For our purposes, the economy of West Liberty has been evaluated as income and expense, or import and export. Major factors that can contribute income into West Liberty include, tourism, sorghum production, traffic, local business, natural attractions, industry, agriculture, and community identity. Factors that can remove income from the community include commuters, natural disasters, and government taxation.

Each component of the system interacts with the other components in various ways. These interactions

the system functions and must beof used evaluate the impact of potential determineInhow a general sense, the components thetoWest Liberty economy can besolutions. For our purposes, the economy of West Liberty hasabeen evaluated income and expense, or import considered in a series of overlapping groups, Venn diagramasof interaction. For example, export. Major factorsisthat contribute income into economy. West Liberty include, aand community identity onecan aspect of a prospering For Westtourism, Liberty,sorghum their production, local business, natural attractions, agriculture, local and community identity is atraffic, combination of several factors such industry, as demographics, business, identity. residents, Factors that can remove income from the community include commuters, natural disasters, and government and tourism. The industry of West Liberty includes agriculture, entrepreneurs, government taxation. local businesses, natural attractions, human capital, tourism, and sorghum. Human capital can be considered incomponents terms of commuters residents who formintraffic, In a general sense, the of the Westand Liberty economy cantogether be considered a seriesasof well as entrepreneurs who generate local business. In this manner it is obvious each overlapping groups, a venn diagram of interaction. For example, a community identity isthat one aspect component within the system withidentity a number of differentofcomponents of a prospering economy. For Westinteracts Liberty, their is a combination several factorsfrom such as demographics, localinbusiness, residents, separate categories different ways. government and tourism. The industry of West Liberty includes agriculture, entrepreneurs, local businesses, natural attractions, human capital, tourism, and sorghum. Human capital can be considered in terms of commuters and residents who together form traffic, as well as entrepreneurs who generate local business. In this manner it is obvious that each component within the system interacts with a number of different components from separate

WEST LIBERTY GDP

CITY INCOME

INFRASTRUCTURE

EMPLOYMENT RATE

SOCIAL PROGRAMS

WEST LIBERTY ECONOMY

A SYSTEMS APPROACH

To document all of the possible interactions between the components therefore would require an entire book, extensive studies, and a firm basis in economic theory. Such an exhaustive approach is not a prerequisite to understand the basic system of the West Liberty Economy. Instead, this analysis seeks to offer a basic look at a few fundamental relationships. West Liberty is interested in developing a community identity that is based upon their unique production of Sorghum products and therefore, the culture derived from their rural community. Through industry processes, this identity has the potential to attract entrepreneurs, new businesses, and ultimately tourists. This growth interacts with and affects other aspects of the West Liberty economy such as traffic, commuters, available capital, increased numbers of residents, and access to the region’s natural attractions. Positive economic growth should result in more daily commuters and passersby that stop and spend their money in the town. As more people become acquainted with West Liberty’s unique community some will want to relocate to the community, thus potentially shifting the demographics of the city. Each solution will be considered in ways that develop the community “brand” and also foster economic growth by generating thriving businesses. These businesses, however, must be evaluated through their interaction with the rest of the system. Through assessment and evaluation, any capital advancement at the expense of the local identity and subsequently its “brand,” would not be a viable solution for long-term success. In the same way, promoting a community brand that fails to generate interest or promote positive policy change will be ineffective to encourage local business development. To adequately evaluate possible solutions, various questions must be answered about some of the component interactions within the system. Solutions lacking this data will be ill-defined, based upon potentially inaccurate premises. Therefore, accurate and successful solutions must establish answers to the following questions: - How much sorghum is produced? - How much does sorghum production cost? - Have other towns nearby already pursued sorghum production as a unique identity, thereby setting up a competition? - How many people can the sorghum production process employ? - How much would the greater county contribute to sorghum trade in West Liberty? - What industrial infrastructure is necessary for sorghum research, production, and distribution? - What businesses previously existed on Main Street? - How successful were they? - Besides sorghum, what other agricultural endeavors take place around West Liberty? - What market share do they hold? - What personal talents (i.e., Artists, Local Market, Unique products) exist within West Liberty that can support the economy? - What are the demographics of the traffic? - What is the percentage of residents who commute to work outside of West Liberty? - What is the percentage of residents who commute to work inside of West Liberty? How would a business incubator attract businesses and how many people could be employed there? - How many tourists currently visit West Liberty? - What are the natural attractions in proximity to West Liberty?

WEST LIBERTY ECONOMY

A SYSTEMS APPROACH

WEST LIBERTY ECONOMY A Systems Approach How much sorghum is produced? How much sorghum is produced? How much does sorghum production cost? How much does sorghum production cost? Have other towns nearby already pursued sorghum production as a unique identity, thereby Have other towns nearby already pursued sorghum production as a unique identity, setting up a competition? thereby setting a competition? How many peopleup can sorghum production employ? How many people can sorghum production How much would the greater county contributeemploy? to sorghum trade in West Liberty? How much would the greater county contribute to sorghum trade in West What industrial infrastructure is necessary for sorghum research, production, andLiberty? distribution? What industrial infrastructure is necessary for sorghum research, production, and What businesses previously existed on Main Street? How successful were they? distribution? Besides sorghum, what other agricultural endeavors take place around West Liberty? What market Whatdo businesses share they hold?previously existed on Main Street? How successful were they? What personal talents existother within West Liberty that can former the economy? (Artists, Local What Besides sorghum, what agricultural endeavors take place around West Liberty? Market, products) market Unique share do they hold? What the demographics the traffic? Whatare personal talents existofwithin West Liberty that can former the economy? (Artists, What of residents commute outside West Liberty for work versus work in town? Localpercentage Market, Unique products) Who a business incubator & how many people could be employed? Whatwould are the demographics ofattract the traffic? How tourist are thecommute natural attractions near West Liberty? Whatmany percentage of visiting, residents outside West Liberty for work versus work in

town? Who would a business incubator attract & how many people could be employed? How many tourist are visiting, the natural attractions near West Liberty?

Desired State Desired State To stabilize the economy to produce local growth the and economy profit by focusing on the To stabilize to produce local following: growth and profit by focusing on the • Reduced unemployment rate following: • Reduce dependence on social programs • Reduced unemployment rate • Increase economic input from tourism • Reduce dependence on social programs • Increase availability of diverse post high • Increase input from tourism schooleconomic educational opportunities. • Increase availability of diverse postLiberty high • Increase GDP Capacity of West school educational opportunities. • Increase City income

• Increase GDP Capacity of West Liberty • Increase City income

Properties Properties Employment rate

GDP of West Employment rateLiberty programs GDP Social of West Liberty providing support City income providing support Social programs Constraint City income Capability to accommodate tourist Constraint Available investment capital Capability to accommodate tourist Government policies Available Land investment resources capital Government policies Land resources

Interactions

Percent real real estate useuse for for agriculture, Percent estate agriculture, industrial, andand commercial businesses. industrial, commercial businesses. Development of downtown real estate Development of downtown real estate for new business development. for new business development. businesses generate new employment NewNew businesses generate new employopportunities. ment opportunities. Defining identity around sorghum Defining the the citycity identity around sorproduction can promote tourism ghum production can promote tourism and local revenue. and local revenue. Government policies can inhibit business Government policies inhibitstimulus business development and can economic development and economic stimulus City income can indicate relative prosperity City income can relative prosperor decline of indicate the community. ity or decline of the community.

WEST LIBERTY ECONOMY

A SYSTEMS APPROACH

As established previously, the economy of West Liberty struggles to maintain sufficient money flow through the city. In order to achieve sustainability (the desired state for the system), West Liberty must stabilize the economy to encourage the local GDP production capability. Several measurable properties of the economy must be considered to establish a level of sustainability. These properties include the employment rate, West Liberty’s GDP production, the level of dependence on social programs, and the city income. Each of these properties in concert provide a metric to determine the economy health and sustainability. Each property has it’s own desired state to indicate a healthy or struggling economy. For West Liberty, a sustainable economy will feature low unemployment rates, a healthy and growing GDP, low dependence on social programs, and a growing city income. In addition, increased economic input from tourism, and an increased availability of post high school educational opportunities will contribute to a sustainable economy. The extent that each of these properties can change is limited by a series of constraints on the system. These constraints include the capability of the city to accommodate tourists, available investment capital, government policies that promote or deter business growth, and the available land resources. Each component of the sustainable economy relies on a number of interactions. These interactions include: • The use of available real estate for agricultural, industrial, or commercial business • Development of downtown real estate for new business & growth • New jobs can be generated by new businesses • A defined city identity around sorghum production can promote tourism and local revenue • Government policies can inhibit or promote business development and economic stimulus. • City income relies on taxes, therefore increased income with a steady tax rate can indicate a growing economy. Solutions for a sustainable economy must consider both current and future community needs. A solution which is effective in the short term, but detrimental over time cannot be considered sustainable. For the economy of West Liberty, a sustainable solution may be development based on the community identity. A community based on sorghum production subjects itself to risks that the production could be shut down due to factors outside the community’s control. While a solution centered upon sorghum production may be the best method to achieve a stable economy, the solution must also consider methods to adapt and change should sorghum production fail. Through this careful analysis, a stable, sustainable economy can emerge from West Liberty to further their common goal: moving forward.

WEST LIBERTY SYST E M CO MPO N E N TS TEAM Cody May Elisa Padilla Ashley Ricketson

Steven Scibona Yesika Soto

Problem West Liberty is in a state of decreasing population, business, and economic viability. The town wishes to become vibrant and economically sound without losing its small town identity. West Liberty needs smart growth.

STFS S MA RT G ROWT H I N WE ST LIBE RTY

Boundary TEAM

Cody May Elissa Padilla

Ricketson Our Ashley boundary is West Liberty with a focus on the triangle formed by Main Street, Steven Scibona Yesika Soto Prestonsburg, and the connecting tree line.

well-dened system System

problem

boundary

Smart growth can be defined as having short term goals with positive long term effects. In West Liberty is in a state of decreasing population, business, Our boundary is West Liberty with a focus on the triangle and economic viability. The townwe wishes to become regards to West Liberty can definevibrant and achieve goals smart and growth by looking formedthe by Main Street,for Prestonsburg, the connecting and economically sound without losing its small town tree line.surrounding environment. at the community character, infrastructure, and the identity. West Liberty needs smart growth. Components system

components

street-scape.

additional data

West Liberty, community character, culture, the small Smart growth can be dened as having short term goals with identity, willingness of people, environment, natural positive long term eﬀects. In regards to West Liberty we can thetown West Liberty, community character, culture, small town identity, willingness of people, attractions, sorghum, tourism, money, economy, business, dene and achieve the goals for smart growth by looking at environment, attractions, sorghum, money, economy, business, infrastructure, Main Street to Prestonsburg triangle, the community natural character, infrastructure, and the surrounding tourism, walkability, transportation, streetscape. environment. Main Street to Prestonsburg triangle, infrastructure, walkability, transportation,

Additional Data Needed How much money can we get from outside sources? What is already rebuilt? system diagram What is the community willing to build?

How much money can we get from outside sources? What is already rebuilt? What is the community willing to build? What are urgent needs and long term What are urgent needs and long term goals? goals? Is sorghum a viable industry?

Is sorghum a viable industry?

community character

citizens

small town identity

landowners business owners

entrepreneurs

day-to-day life

stakeholders

traditions

culture

investment

economy

the people’s will

capital

attitude

businesses

action

mind set

local downtown

possible industry

WEST LIBERTY

infrastructure

Sorghum Festival

sorghum

smart growth

tourism major agriculture crop

buildings utilities streets

environment

Prestonsburg Main Street community transportation

urban landscape walkability recreation

Cave Run Lake

natural attractions

Paintsville Lake Licking River

Daniel Boone National Forest

Metrics Current State [2014] As of now West Liberty does not have sustainable infrastructure, mind set, or utilization of the environment. West Libertyâ&#x20AC;&#x2122;s goal is to be a sustainable town with a steadily increasing population and economy based around a sorghum industry. Through reaching the following short term and long term goals, smart growth can be achieved. Short Term Goals [1-3 years] - start construction on buildings that are necessary to start the growth of businesses, their economy, an population. - the 35% of the tax base that was diminished is restored and increasing through the restoration of businesses. - downtown is a walkable and vibrant area where community character is reinforced through social activities through new businesses. - the current trail system is well defined and used by a significant amount of people. Long Term Goals [3-10 years] - Main Street infrastructure is complete. - There is people, interaction, and vibrancy on Main Street and the downtown area during the hours of 5:00pm to 10:00 pm. - 50% of the youth population is residing in and investing in West Liberty after graduation of high school or college. - Sorghum industry is growing and generating income for the town, - West Libertyâ&#x20AC;&#x2122;s population is increasing at a consistent but manageable rate. Sustainability Desired State Through smart growth, West Liberty has now become a sustainable community with a consistent growing population and stable economy revolving around the sweet sorghum industry with minimal negative impact on the natural environment. Interaction An interaction includes the relationship between the available land locations and the types of buildings/businesses that are built there. Property A property pertaining to the desired state includes the land that is available for new structures, as well as the land available for producing sweet sorghum. Constraint A constraint is the funds available to build sustainable structures in West Liberty. Possible Collapse Changes to the system which would possibly prevent sustainability include: - a loss of interest from the citizens - no funds available - a short-term mind set - the inability to grow viable amounts of sweet sorghum - implementing unsustainable architecture and businesses

sustainability diagram community character people investing time and money in West Liberty keeping small town identity by mindful business placement and staying away from commercial industry

sustained interest to keep West Liberty surviving and thriving keeping small town identity through sustained population numbers creating education opportunities through sorghum and entrepreneurship

businesses creating a viable economy placement of businesses that will create a dense and vibrant downtown area

working together to create a sorghum industry

smart growth infrastructure

West Liberty

sustainable design strategies for buildings on Main Street energy eﬃcient, aﬀordable, quality homes a vibrant streetscape contributing to small town identity

disruptions

a walkable downtown with ability for multiple modes of transportation

using land to grow sorghum

environment

making West Liberty a ‘hub” for surrounding natural attractions restoration of trails that connect downtown and surroundings parks and central gathering places for interaction and recreation

sorghum industry not viable loss of interest and buy-in strictly short term mind set no money unsustainable implementations

Conclusion Definition of Sustainability [ in West Liberty ] conclusion

denition of sustainability

Sustainability is defined as West Liberty’s smart[in growth through the sweet sorghum West Liberty] market which supports the city’s businesses, builds upon the community character, and Sustainability is dened as West Liberty’s smart growth through the sweet sorghum market utilizes the natural environment without depleting it. which supports the city’s businesses, builds upon the community character, and utilizes the natural environment without depleting it.

I N T R O DUC T I O N West Liberty Business Plan Mission Statement “To create a vital center of commerce within the city that provides a mix of specialty retail and service venues in a unique and friendly atmosphere.” Vision Statement “A vibrant rural community where Agriculture and agri-business are profitable, tourism and small business economies are strong and the residents take pride in the heritage and the natural beauty of our land. A place where cultural arts and private industry, together, create a strong community that provides quality educational, recreational, and cultural activities for all age groups, supported by a responsive and responsible local government providing efficient infrastructure. A future home for today’s children to become tomorrow’s families.” Goals 1. Develop strong and diverse community leadership that is inclusive, collaborative, and connected. 2. Identify local assets and creating and carrying out a strategic plan based upon these assets. 3. Create effective partnerships through individuals, organizations, other jurisdictions and private industry that maximize economic resources. 4. Retain and expand small business and entrepreneurial development, tourism and retiree attraction. 5. Maintain excellent schools and strengthening the local workforce development system with active collaboration among business leaders, K-12 educators, and University stakeholders. 6. Develop a comprehensive marketing plan that will promote the amenities and benefits of visiting and living in West Liberty. 7. Provide a physical infrastructure that supports the town’s commitment to growth and development. 8. A strategic energy plan that will include recommendations in the areas of new construction, facility renewal, energy projects that is cost-effective renewable and non-depleting energy source. 9. Ensure a strong public health system that promotes healthy communities and fosters improvements to healthcare quality and access. West Liberty Steering Committee, 15 April 2014

COLLEGE OF ARCHITECTURE Landscape Architecture and Urban Planning MASTER OF LAND & PROPERTY DEVELOPMENT

The Spring 2014 LDEV 671 Sustainable Development Class In the spring semester of 2014 each member of the TAMU College of Architecture LDEV 671-600 Sustainable Development class was tasked in their final assignment to review the strategy/individual development projects prepared by Professor Gregory LUHAN’s ARCH 406 student team to determine what in the way of a Sustainability Dividend (see Appendix A of this report – Page 125) was likely to, or potentially could, be delivered by this strategy and the individual catalyst projects to redevelop and revitalize the tornado ravaged Kentucky town of West Liberty. The projects were allocated as follows: Strategy/Individual Catalyst Projects Responsible Class Member 1. West Liberty Economy: A Systems Approach Kathryn THOMPSON 2. The Gazay/Redding Restaurant Ashley WARONOFF 3. The Idea Factory HUB Brett OWENS 4. The Outdoor Store and Coffee Shop Travis WITT 5. The Main Street Distillery Bo ZHANG 6. Giovanni’s Restaurant Maria HOFFMAN 7. The General Store Tracee RHODES 8. The Interactive History Museum Kayla ALFORD 9. The Boutique Hotel Niles HOGAN 10. The Brew Pub Se Yeon LEE 11. The Farmers Market Megan IRVIN Data and available information was incomplete. Just as in life—everything is a work in progress, hence students were required to use their best judgment, and their ability to conduct effective research in a limited time frame to successfully complete this work. Our thanks to Professor LUHAN and his student team for this great opportunity to work with them, learn together, be of service, and, give back. Geoffrey J. BOOTH Youngblood Endowed Professor of Land Development, Master of Land and Property Development Program Department of Landscape Architecture and Planning, College of Architecture, A342 Langford Architecture Center 3137 Texas A&M University, College Station, TX, 77843-3137, USA. Cell: 979 393 8111 Email: gbooth@tamu.edu

Contents Introduction Contents THE WEST LIBERTY ECONOMY: A Systems Approach Kathryn THOMPSON THE GAZAY/REDDING RESTAURANT Ashley WARONOFF THE IDEA FACTORY—HUB Brett OWENS THE OUTDOOR STORE and COFFEE SHOP Travis WITT THE MAIN STREET DISTILLERY Bo ZHANG GOIVANNI’S RESTAURANT Maria HOFFMAN THE GENERAL STORE Tracee RHODES THE INTERACTIVE MUSEUM Kayla ALFORD THE BOUTIQUE HOTEL Niles HOGAN THE BREW PUB Se Yeon LEE THE FARMERS MARKET Megan IRVIN APPENDIX 1 “The Sustainability Dividend” LDEV 671-600 Spring 2014 Assignment 4 LDEV 671-600 Spring 2014 Syllabus

Strategically located, these businesses would atract people from the community as well as tourists to the downtown area .These prototypes work together to create a cohesive community which brings vibrancy to the townl.

MOVING FORWARD WE ST L I BERTY, KY Cohesive Community Ten prototypes where chosen by analyzing the types of businesses which would create a viable economy for West Liberty. Strategically located, these businesses would attract people from the community as well as tourists to the downtown area. These prototypes work together to create a cohesive community which brings vibrancy to the town.

1/16” = 1’�

Main Street Elevation 1/16” = 1’�

Trimble Street Elevation 1/16” = 1’�

MAIN STREET FROM SOUTH

MAIN STREET FROM NORTH

ST LIBERTY, KY

1/16” = 1’�

Main Street Elevation 1/16” = 1’�

MAIN STREET

Trimble Street Elevation 1/16” = 1’�

VIEW OF TRIMBLE STREET

THE WEST LIBERTY ECONOMY A Systems Approach Emily KNAPP Chelsea KOH Brian SOWELL Carmen TORRES Rachel WESTMORELAND

How the Sustainability Dividend is likely to be secured from the proposed West Liberty, KT Economic Strategy. By Kathryn THOMPSON Kgthompson51791@neo.tamu.edu Introduction Increasing energy and building operating costs are contributing to a shift of value in real estate. The importance of decreasing operating costs through energy efficiency has increased, and this has lead to the concept of the sustainability dividend. The sustainability dividend is “the enhanced financial performance of real estate asset[s] that arises from the application of environmental design, science, and solutions” (Booth, 2010). This enhanced financial performance includes an increase in the percentage of total occupancy cost paid to landlords as net rent, as well as reduced operating costs of assets through environmental designs and solutions (Booth, 2010). Simply put, the sustainability dividend applies environmental science to real estate assets to create higher investment returns (Booth, 2008). The ability to create higher financial returns is always of interest, but it has become a necessity for the town of West Liberty, Kentucky. This town was struck by two tornadoes in two days during the spring of 2012, causing massive destruction of homes, businesses, and government buildings. Many residents and businesses are unable to rebuild or have not decided if they will rebuild or relocate. Moving forward, it will be important to rebuild in a way that is sustainable and keeps operating costs low for residents and businesses. Many strategies have been developed to utilize the natural surroundings and resources to create a sustainable rebuilding effort including re-branding the town as an Eco Tourism destination, creating a geothermal loop for downtown, utilizing natural gas, developing more uses for sorghum, and reducing waste overall (Conley & Rupe, 2013). The sustainability dividend of these strategies is evaluated with regard to the following categories: Innovation and Design While the destruction of many structures in West Liberty is a tragedy, it provides an opportunity for innovation and re-branding of the town. West Liberty is located near many natural tourist attractions including Daniel Boone National Forest, Natural Bridge State Park, Red River Gorge, Cave Run Lake, Paintsville Lake, and the Licking River that enable it to re-brand itself as an eco-tourist destination. To become an eco-tourist destination, West Liberty will focus on marketing these regional attractions, as well as “developing local businesses, expanding adventure tourism activities,…sustainable infrastructure and buildings, and lodging throughout the town” (Conley & Rupe, 2013, 16). The town will also stock local water bodies for fishing and provide designated game zones for hunting (Conley & Rupe, 2013). These natural surroundings do not cost the town any money. The major costs for the town will be marketing and building sustainable infrastructure, buildings, and lodging. Since the town will have to rebuild regardless, using available funds to rebuild sustainably will be better for the future; it will lower occupancy costs for the tenants of the buildings, creating affordability for many years to come. The innovative sustainable infrastructure and buildings will also serve as another attraction for tourists, from environmentalists to engineers. Appealing to the niche market of eco-tourism will create a steady stream of visitors, increasing local business revenues And taxes collected. The combination of lower

occupancy costs, increased development, increased business revenues, and increased tax revenues will create a strong local economy (Conley & Rupe, 2013). This will in turn create “a citizenry that is more invested in their community and its economic and physical growth” (Conley & Rupe, 2013, 12). Emissions The first opportunity for West Liberty to reduce emissions involves developing a geothermal loop throughout the central downtown area. The system would span multiple blocks and connect dozens of buildings together. It would “be composed of numerous vertical wells extending deeply into the limestone of the ground” (Conley & Rupe, 2013, 18). The wells would have to be drilled deep into limestone underground, which is easy to drill and a good conductor for geothermal use (Conley & Rupe, 2013, 18). The geothermal loop provides a low emission energy source to help heat and cool businesses. There are many financial benefits for this shared loop system, including a reduction of heating/ cooling costs by 40-60%, a reduction of costs up to 50% compared with costs of individual wells, the ability to update sewer and other utility structures to further reduce emissions or possible pollutants, and “the polyethylene pipe that runs the water through the wells will last well over 100 years and requires no maintenance below ground” (Conley & Rupe, 2013, p. 18). The second opportunity for West Liberty to reduce emissions is through natural gas. Natural gas is cleaner than other fossil fuels. It is also very available throughout the country, including Kentucky, which helps keep costs low. With the decreasing costs, power plants are moving away from coal to natural gas (Conley & Rupe, 2013, p. 19). Natural gas already has lower emissions than other fossil fuels, and now there is an added bonus for West Liberty in emission reduction by changing from coal to natural gas. Another way to use natural gas is for fuel for vehicles. Cars that run on compressed natural gas produce less emissions and cost half as much to run as an oil-based fuel vehicle (Conley & Rupe, 2013, p. 19). Land Use and Ecology West Liberty is located in the mountainous region of southeastern Kentucky, which can prove difficult for development. However, the surrounding hilly land can provide a vast area to grow sorghum, a breed of sugar cane. West Liberty is known as the sorghum capital of the world, and this crop can be grown in hilly areas typically unsuitable for agriculture (Conley & Rupe, 2013). Sorghum can be used in many ways, and using land to grow it that is unsuitable for other types of uses is a smart financial plan; this land will now help produce a large source of revenue for the town. Growing sorghum in the hilly areas also leaves other land open that is more suitable for development. Eco tourism plays a large role in land use and ecology. Since the natural attractions are already present around West Liberty, there is no need to designate large areas of green space. The town can focus on development of a mixed-use downtown, increasing the activity for residents and revenues for businesses. Another benefit of “these split function buildings [is they] will allow less expensive monthly rents for apartments to be charged due to the dual nature of the properties mortgage” (Conley & Rupe, 2013, p. 17). Many residents have low incomes, so affordable apartments will be very beneficial and enable more people to live and work in the downtown area (Conley & Rupe, 2013).

Materials Materials are a large part of construction costs, and they can heavily influence operating costs. They may also be an even more important consideration for West Liberty during construction due to the town’s vulnerability to tornadoes, but this is discussed in the Asset/Facilities Management section below. Materials are largely discussed with respect to construction of passive housing. These houses are to be built in a houseboat factory using 70% state made products (Conley & Rupe, 2013, p. 26). They use super insulation, high performance windows, air tightness, and other materials to help drastically reduce energy costs for tenants. These houses are affordable, and they provide tenants more money to spend in the local economy by saving money on energy bills. Providing a means to affordable and quality housing will attract more residents and keep these residents invested in the local area, as mentioned in the Innovation and Design section above. After learning about the passive housing, I believe the town would benefit from applying similar materials and designs to the downtown business buildings. They do not have to be built in a factory like the houses, but the materials like insulation, high performance windows, etc. can be used. The use of these high quality and sustainable materials to reduce energy costs for business tenants will ultimately create a stronger local economy. Water West Liberty is located near the Licking River, and has great access to affordable water. With respect to sustainability, there is not much information pertaining to water mentioned in the strategic report. Moving forward, wastewater management is something West Liberty needs to consider. The city is striving to increase its population, as well as increase the number of visitors through eco-tourism (Conley & Rupe, 2013). This increase in people will also increase the demand for both potable water and wastewater. In order to meet the increasing demand, West Liberty “will require a balance between wastewater disposal and water resource protection” (Cui, 2013, 6166). Also of importance will be “improving water quality in ways that are low cost and have low carbon emissions” (Cui, 2013, 6166). One way to achieve this is through the implementation of a wastewater treatment plant that uses natural treatment processes to improve water quality. The system can “collect urban storm water, irrigation water, flood, freeway runoff, and urban wastewater” (Cui, 2013, 6167). Wastewater treatment can help conserve water by reusing recycled water for things like toilets, fires, irrigation, and river rehabilitation” (Cui, 2013, 6167). This system not only provides a low cost water treatment, it can also serve as a landscape (Cui, 2013). This type of system would fit perfectly with West Liberty’s Eco Tourism, and it would serve as another attraction for tourists and engineers. It could help the city continue to be ahead of the curve with respect to energy, emissions, and sustainability. Transport Given the small size of West Liberty, there are many opportunities to affect transportation. One opportunity is using natural gas as fuel for vehicles. Please see paragraph two of the Emissions section above for more information. Another large opportunity is developing walking and biking trails to form a green corridor. The corridor would link the town on the west side to the southeast, as well as provide a pedestrian bridge across the Licking River to connect downtown with the regional healthcare center. In total, this would provide pedestrian access to 80% of the town and directly influence the effort to focus on

eco-tourism (Conley & Rupe, 2013, p. 17). Increasing pedestrian trails, as well as creating mixed-use developments, will encourage more people to walk around the town. This has beneficial impacts on emissions, traffic, noise, and health while reducing the money spent on vehicle fuel. Energy Since West Liberty is trying to re-brand itself as an eco-tourist destination, there is a heavy concentration on implementing clean and sustainable sources of energy. It is also important for the town to provide lower cost energy sources, so residents and businesses can reduce their living/operating costs. Two sources of energy that accomplish these goals are the geothermal loop and natural gas. Please see the Emissions section for more information on these two energy sources. Passive houses are an important component of West Liberty’s redevelopment and reduction of energy usage. The materials used to create these houses are discussed in the Materials section above. The ultimate goal of passive houses is to provide the community with “less expensive high performance housing” (Conley & Rupe, 2013, p. 26). These houses can be built to use 70-80% less energy, which helps offset the mortgage cost for low-income residents. Also “[they are] a safe investment, likely to increase in value as market forces begin to value the cost of energy” (Conley & Rupe, 2013, p. 27). Sorghum additionally provides a unique opportunity for West Liberty, as the strong sugar content enables it to be converted into biofuel. Since sorghum can grow on otherwise undesirable agricultural land, “energy can be created without competing with food products” (Conley & Rupe, 2013, p. 28). This ethanol can be sold in the local market, which will create revenue for local governments and create new jobs in the area. The last major idea with respect to energy is the development of an energy park. The energy park would integrate the production of transportation fuel/biochemical feedstock, the use of biofuel byproducts to provide feed supplements to livestock, the use of biofuel byproducts to integrate aquaculture to create new industry, and the construction of a co-generation power facility using solar, natural gas, and biomass (Conley & Rupe, 2013, p. 29). Overall, “the energy park model will provide sustainable development, economic diversification, job creation in new industries, strengthen existing industries, and reduce waste biomass, including municipal solid waste and agricultural waste” (Conley & Rupe, 2013, p. 29). These innovative energy ideas will also contribute to the town’s identity of an eco-tourist destination, attracting more visitors. Indoor Environmental Management There is not any mention of indoor environmental management in the strategic report, except for the section about passive houses. There are no details given, but it states that passive houses provide superior indoor air quality and comfort. Since there is little information about indoor air quality, it may be beneficial for West Liberty to look at its value and implement some guidelines for the new residences and businesses. Many indoor aspects can influence productivity such as distraction, environmental services, furniture layout and comfort, temperature, color, light, and air quality (Miller, Progue, Gough & Davis, 2009). Indoor environmental management can also have a

large impact on health of the people occupying a building (Miller et. al. 2009). Other important components for satisfaction with a building include view from work area, air and humidity, cleanliness, and layout (Ries & Bilec 2006). Using this information, West Liberty can develop guidelines to encourage the use of natural light, fresh air circulation, temperature management, and nice views of the surrounding nature to increase the value of the new development. Asset/Facilities Management The major focus for facilities management is to reduce energy costs. Please see the Emissions section above for information about the geothermal loop and natural gas reducing energy costs. Also, please see the â&#x20AC;&#x2DC;passive housesâ&#x20AC;&#x2122; information in the Materials section above. A major part of rebuilding is to do so with sustainable techniques. Constructing buildings that will become too expensive for tenants will not help West Liberty secure a strong future or economy. The strategic report has done a good job of addressing the reduction in energy usage and harmful emissions, as these strategies can lead to a reduction in operating costs. In order to continue to have sustainable buildings, the city needs a system to measure the building performance by identifying different types of sustainability (Warren-Myers, 2012). Also, since West Liberty is re-branding itself as an eco-tourist town, it can focus on the marketability of sustainability and not just the cost minimization benefits (Warren-Myers, 2012). Another management strategy the city can use is to include sustainability measures in the appraisal processes (Austin 2012). This will be especially important for the passive houses, as part of that strategy is for the houses to increase in value and create safe investments to encourage people to pay the higher mortgage costs (Conley & Rupe, 2013). Higher commercial appraisals for sustainable buildings will also encourage more sustainable development. The last, but possibly most important, management strategy is for the town to have a plan to deal with future possible tornadoes. It may be beneficial for West Liberty to require, or specify guidelines for, tornado shelters that can be part of the basement area. It is also important to consider how different building materials will hold up to storms, or how they would affect the environment if the building were to be damaged/destroyed; would the materials be able to be reused, recycled, or absorbed into the environment (Austin, 2012). Conclusions The importance of decreasing operating costs through energy efficiency has increased, and this has lead to the concept of the sustainability dividend, which applies environmental science to real estate assets to create higher investment returns (Booth, 2008). The ability to create higher financial returns is always of interest, but it has become a necessity for the town of West Liberty, Kentucky, which suffered massive destruction of homes, businesses, and government buildings from two tornadoes in 2012. Moving forward, it will be important to rebuild in a way that is sustainable and keeps operating costs low for residents and businesses. Many strategies have been developed to utilize the natural surroundings and resources to create a sustainable rebuilding effort.

West Liberty is able to re-brand itself as an eco-tourist destination, and appealing to the niche market of eco-tourism will create a steady stream of visitors and a strong local economy. West Liberty will also concentrate on the development of cleaner energy sources, including a geothermal loop throughout the central downtown area to help heat and cool businesses, using natural gas for power generation and vehicle fuel, growing sorghum to be converted into biofuel, and possibly micro wind turbines and solar power. These energy sources will also contribute to lower emissions and lower occupancy costs of buildings. There is a lack of sustainability measures discussed for water, indoor environmental management, and facilities management. The issue of increased water demand will need to be discussed and dealt with in a sustainable, low cost manner. Indoor environmental management may be easier to address by providing some guidelines for new buildings. Facilities management is important to ensure the buildings remain sustainable, and also to provide a plan on future disaster management. Overall, while the town needs to address these issues to truly rebuild with sustainable techniques and achieve the greatest financial returns, the strategic report includes many useful sustainable strategies for rebuilding.

References American Psychological Association. (2010) Concise rules of APA style: The official pocket style guide from the American Psychological Association (6th ed.). Washington, DC: Author. American Psychological Association. (2009) Publication manual of the American Psychological Association (6th ed.). Washington, DC: Author. Austin, G. W. (2012). Sustainability and income-producing property valuation: North American status and recommended procedures. The Journal of Sustainable Real Estate, 4(1), 78-122. Booth, G.J. (2008) The sustainability dividend: Environmental science delivers Kennecott Land a competitive advantage. Residential Developer, 08, 26-32. Booth, G.J., (2010). Securing the real estate portfolioâ&#x20AC;&#x2122;s sustainability dividend. Unpublished manuscript, Department of Landscape Architecture and Urban Planning, College of Architecture, Texas A&M University, Texas, USA. Conley, T., & Rupe, J. (2013). Rebuilding West Liberty, Kentucky: A Strategic Report. Cui, J., & C. Jiang, C. (2013). A sustainability strategy of integrated highway wetlands for urban water management in China. Desalination and Water Treatment, 51(31-33), 6166-6171. doi:10.1080/19443994.2013.780693 Miller, N. G., Pogue, D., Gough, Q. D., & Davis, S. M. (2009). Green buildings and productivity. The Journal of Sustainable Real Estate, 1(1), 65-89. Ries, R. & Bilec M.M. (2006). The economic benefits of green buildings: A comprehensive case study. The Engineering Economist. (51), 259-295. doi:10.1080/00137910600865469 Warren-Meyers, G., (2012). Sustainable management of real estate: Is it really sustainability? The Journal of Sustainable Real Estate, 4(1), 177-197.

JAVA GARDENS CAFE TEAM Emily Knapp Kindall Stephens

JAVA GARDENS CAFE

Java Gardens Cafe, owned by Jim Gazay and Lisa Redding, brings the people of West Liberty together to grow as a community. The building is designed to flex with the needs of the community with an available second floor expansion for large groups and seating arrangements that are flexible for multiple group sizes. This flexibility will allow the people of West Liberty to come together in any size group and grow as a community. The building is also designed to have economic flexibility which was found beneficial in a town the size of West Liberty. With flexible spaces, due to construction techniques and material choices, the owners will be able to use the space even if they choose to change business models.

793’

817’

MAIN STREET 817’

COURT STREET

805’

JAVA GARDENS CAFE

The diagram to the upper right depicts the connections between Java Gardens Cafe and the other buildings in West Liberty, both built and under design development. The grey buildings of the site plan depict as built West Liberty, Kentucky while the blue buildings are those currently under design. The green site is that of our clients. The red lines show the opportunities for connection within the city. The lines drawn from the connections helped drive the levels of transparency within the restaurant. The higher areas of connectivity are the locations of higher transparency as an objective of the project is to create stronger connections between the people. With these connections, we are able to strengthen the community in a subtle way as to not force anything upon the people during their period of large growth.

TYPOLOGY INTERVIEW C A F F E C A P R I | B R YA N , T X

“Small is good.” - Rami Cerone, owner Background music is key to setting the stage for the space, drowning out unwanted noise. Suggestion: - DMX stereo - speakers on one side of the space.

Caffe Capri, Bryan, Texas For the scale of restaurant, one small men’s and one women’s restroom each is sufficient.

Low lighitng levels create a desired atmosphere, transforming the space.

Not having an elevator has cause minimal problems for banquet use.

The high backed booths allow for privacy withing the space.

Space for two people is to pass is the maximum spacing needed behind the bar.

GROUP

Increasing the number of stove top burners from 8 to 10 would be a large production advantage.

WISH LIST More waiting area along the

bar and group in the front are two large wish list items.

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LEVELS OF DINING R E S TA U R A N T A N D C A F E S PA C E S

10 4

7 6

LEVEL ONE

FROM MAIN STREET

LEGEND 1 2 3 4 5 6 7 8 9

WAITING AREA DINING AREA BAR RESTROOM (W) RESTROOM (M) KITCHEN DRY STORAGE MECHANICAL EXTERIOR DINING

LEVEL ZERO

1 9

F R O M

PA R K I N G

LEGEND 1 2 3 4 5 6 7

CAFE EVENT SPACE MECHANICAL RESTROOM (M) RESTROOM (W) OFFICE EXPANSION AREA

LOT

6 5

SUSTAINABILITY RESEARCH B U I L D I N G AS A P R O D U C T | L I F E CYC L E P R OJ EC T I O N S

Jim Gazay and Lisa Redding’s primary initiative is to provide a healthy, environmentally responsible, friendly restaurant that will help restore West Liberty’s sense of community. The restaurant is “going green from the start” by making sustainability the core element of the business. Java Garden’s system of sustainability considers multiple components that each relate to another; the business model, consumers, traffic, and social initiatives all make up the restaurants’ sustainability. BUSINESS MODEL Java Garden’s business model is the core principles of the restaurant, that is to provide a low-impact facility, community driven business that returns social value to the community. By partnering with other local farmers and butchers, Mr. Gazay and Ms. Reddings are able to serve the most fresh vegetables and meats for their customers. SUSTAINABILITY By partnering with the local farmers and butchers, a true farm to market restaurant is possible. A 300 mile limited is placed on the farmers to ensure CO2 emissions from transportation are kept minimal. Along with keeping CO2 emissions low, restaurant deliveries within 5 miles of the Java Gardens will be delivered by bike and anything further will be delivered with the company-owned fuel efficient/hybrid vehicle.

ainabilit y Sust m to Table Far Target Consumers Business employees Church congregations Pajama Mama’s Hwy 460 traffic

Social Initiatives Local employment Healthy Life Style Diabetes awareness Create meaningful change Work with school system Business developement Create opportunities

Branding Create an impression Good service Food quality Keep people coming back

Business Model “Going green from the start” Partner with locals Community loyalties Promote healthy living

MAIN BUSINESS COMPONENTS’

SUSTAINABILITY RESEARCH

GOI NG GREEN FROM T H E STA RT

The building itself will also be sustainable. By using local materials as building materials coupled with energy efficient fixtures such as low-flow faucets, motion censored lights; the monthly bills will be significantly less than using standard building materials. A compost of organic materials can be used to either grow onsite herbs and vegetables or initiate partnerships with local farms for a compost program. TARGET CONSUMERS Java Gardens will be opened weekdays for a healthy, familiar breakfast and lunch for the local business people to enjoy. The restaurant will also serve dinner on weekends and brunch on Sundays for the church congregation. An underground cafe will also provide a community laid back hangout place for both young and old citizens of West Liberty. In hopes of attracting a portion of the 10,000 vehicles that travel along highway 460 each day, Java Gardens is located at a prime location; a corner lot with clear visibility from the highway. SOCIAL INITIATIVES Jim Gazay and Lisa Reddings wish to partner with the local school system to emphasize business development process and create opportunities for students to see classroom principles applied and create insights into the local economy that may encourage them to remain in the community. The restaurant also provides an opportunity for local employment, both professionals and young high school students just earning their first job. Working with civic organizations that are eager to create a meaningful change in West Libertyâ&#x20AC;&#x2122;s community, the project hopes to collaborate with local healthy organizations to educate and improve diabetes awareness provide a beneficial impact to the city. in

out

competition

consumers

green initiatives

Morgan County

location

budget

money

seasonable availability of food

food source(people)

group<60 people

marketing components in

out

building materials

boundaries

SSUSTAINABLE USTAINAB L E P MATERIALS MATERIALSM AMAP

emily& kindall

LEED 500 MILE BOUNDARY RADIAL DISPLACEMENT MEASUREMENT

Marvin Windows and Doors Powell, TN Feature recycled content in glass, aluminum and other components Engineered glass contains 20% pre-consumer recycled content. Engineered to create minimal wood scrap. The major components are reusable or recyclable. Offers FSC certified products and SFI certified products. Extruded aluminum components contain 30-35% post-consumer recycled aluminum and 40% pre-consumer scrap. 190 Miles

Byer Steel Cincinnati, OH A part of Steel Manufacturers Association (SMA) SMA is the largest steel recylcers in the nation Recycled scrap constitutes almost 100% of the material input 130 miles

Build It Naturally Ashville, NC 290 miles

Kentucky Lighting & Supply Lexington, KY Manufactures LEDs 90 miles

Stoermer-Anderson, Inc. HVAC Equipment Cincinnatti, OH 130 miles

Hobart Commercial Kitchen Equipment Troy, OH 200 miles

Wells Group, LLC, Concrete Company West Liberty, KY

Intown

The Home Depot Lexington, KY 90 miles

SUGGESTED LEED CREDITS

Sustainable Sites Erosion and Sediment Control Site Selection Brownfield Redevelopment Alternative Transportation Bike Racks Provide alternative Fuel Vehicles for 3% of building occupants. Size parking capacity to meet, but not exceed minimum local zoning requirements and provide preferred parking for carpools or vanpools. Reduce Site Disturbance Restore a minimum of 50” of the site area (excluding footprint) by replacing impervious surface with native or adapted vegetation. Limited site disturbance to 40’ beyond building perimter. 5’ beyong primary roadway curbs, walkways and maintain brance trenches, and 25’ beyond constructed areas with permeable surfaces. Reduce development footprint (including roads and parking) to exceed local zoning’s open space requirement by 25% Stormwater Management Limit disruption and pollution of natural water flows by managing runoff Limit disruption of natural water flows by eliminating stormwater runoff increasig on-site infiltration and elimited contaminants. Heat Island Effect Provide shade for at least 30% of sites non-roof impervious surfaces (parking lots, walkways) or place a minimum of 50% of parking spaces underground or covered bye structred parking. Use Energy Star compliant and high emissivity roofng. (emissivity of at least .9) Light Polution Reduction Water Efficiency Water E106ciency Limit use of potable water for landscape irrigation Maximum water e ciency within buildings to reduce the purden on weater supply and systems. (decease by 20%)

Energy and Atmosphere Energy and Atmosphere Verify and ensure that building elements and systems are designed, installed and calibrated to operate as intended. Minimum Energy Performance Design building to comply with ASHRAE/IESNA standard 9.1-1999 or local energy code, whichever is more stringent. CFC Reduction in HVAC&R Equipment Reduce Ozone Depleation. Zero use of CFC-based regrigerance in new base building HVAC&R sytems Optimize Energy Performance Renewable Energy Supply at least 5% of buildings total energy use through use of on-site renewable energy systems. Addition Commissioning Verify and ensure that entire building is designed, constructed, and calibrated to operate as intended. Ozone Protection Install base building level HVAC and refrigeration equpiement and fire supression systems that do not contain HCFCâ&#x20AC;&#x2122;s or Halons Measurement and Verification Provide for the ongoing accountability and optimization of bildng ernergy and water consumption performance over time. Green Power Provide at least 50% of electricity from renewable resrouces. Materials and Resources Storage and Collection of Recyclables Facilitate the reduction of waste generated by building occupants that is hauled to and disposed of in landfills. Building Reuse Construction Waste Management Divert construction, demolition and land clearing debris from landfill disposal. Resource Reuse Recycled Content Regeional Materials Use minimum of 20%/50% of building materials and prodcuts that are manufactured regionally within a radius of 500 mies. Rapidly Renewable Materials Reduce and use and depletion of finite raw materials and long-cycle renewable materials by replacing them with rapidly renewable materials. Certified Wood Use wood-based materials certified with Forest Stewardship Counciâ&#x20AC;&#x2122;s Principles ad Criteria

Innovation and Design Process Innovation in Design LEED Accredited Professional Support and encourage the design integration required and to streamline the aplication and certification process. Indoor Environmental Quality Minimum IAQ Performance Establish indoor air quality (IAQ) performance to prevent the developement of IAQ problems. Environmental Tobacco Smoke Control Donâ&#x20AC;&#x2122;t let people smoke in or around building, only in designated areas. Carbon Dioxide Monitoring Monitor IAQ ; install CO2 monitoring systems Ventilation Effectiveness For Mechanically ventilated buildings, design system that reult in air chair effectiveness great than or equal to .9 as determined by ASHRAE 129-1997 Construction of IAQ Management Plan Prevent indoor quality problems during construction Low-Emitting Materials ADHESVIES & SEALANTS, PAINTS AND COATINGS, CARPET, COMPOSITE WOOD: Reduce the quantity of indoor air contaminents that are odorous, potentioally irriating and/ or harmful to occupants. Indoor Chemical & Pollutant Source Control Avoid Exposure of building occupants to hazardous chemicals that impact air quality Controllability of Systems Provide high level of thermal, ventilation and light system control. Thermal Comfort Provide comfortable environment Daylight and Views Provide connection between indoor and outdoors through daylight and views.

EFFECTS OF GROWTH

IN CUSTOMER NUMBERS All of the increased demands call for more monetary input by the provider, thus demanding a strong financial plan for future expansion.

Increased immediate needs push for service products such as gasoline and electricity.

Increased customer numbers lead to an increased need for transportation, water, lighting, and food.

The growth in the number of customers is the foundation for economic demands for the future.

EFFECTS OF CUSTOMERâ&#x20AC;&#x2122;S G R O W T H IN BUILDINGS

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EXPANSION PA S T P R O G R A M

ENERGY EFFICIENT F I X T U R E S

REDUCED WAT E R U S E BIG PICTURE PROCESS

MATERIALS & TRANSPORTATION SELECTION

GREEN CONSTRUCTION METHODS

PREVIOUS BUSINESS

PREVIOUS RESIDENCE

GREEN CONSTRUCTION METHODS

The corner of Main Street and Court Street, where Java Gardens Cafe is sited, has changed programs over time. After site analysis, the site was found to have originally served as a household with a small number of people living there. Later, the building became a business that served more of the community before it was destroyed by the tornado. Now, the owners Jim Gazay and Lisa Redding will infuse the site with a new life as the Java Gardens Cafe. Once complete, it will be able to serve a greater number of people.

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ENVIRONMENTAL SUSTAINABILITY SOCIAL SUSTAINABILITY ECONOMIC SUSTAINABILITY

+ + +

180 x170

214

150

+ + +

190

170

154

COMPARATIVE ANALYSIS

M AT E R I A L & E Q U I P M E N T SELECTION PROCESS

FAC A D E MATERIALS WOOD

CONCRETE

BRICK

METAL

STURCTURAL M AT E R I A L S WOOD

COST

DURABILITY

PREFABRICATED SYSTEM

CONNECTION TO STRUCTURE

STUCCO

SEATING TYPES COST FLEXIBLE FOR GROUP SIZE

STEEL

LIGHT-WEIGHT STEEL

KITCHEN EQUIPMENT

COST EASE OF EXPANSION

BUILT IN

ROLLERS

KITCHEN CABINETRY FIXED LOWER

FIXED UPPER

FLEXIBLE FOR GROWTH OF BUILDING

COST EASE OF EXPANSION

BOTH

COST FLEXIBLE FOR GROUP SIZE

FLEXIBLE FOR GROWTH OF BUILDING

FIXED BOOTH 4 PERSON

FIXED BOOTH 6 PERSON

EXPANDABLE TABLES

FAMILY STYLE TABLES

2 PERSON TABLES

4 PERSON TABLES

SEATING TYPES INTERIOR W/0 VIEWS

COST FLEXIBLE FOR GROUP SIZE

INTERIOR W/ VIEWS

FLEXIBLE FOR GROWTH OF BUILDING

EXTERIOR W/O DIRECT ACCESS

EXTERIOR W/ DIRECT ACCESS

CHOOSING BY ADVANTAGES

emily& kindall

JAVA GARDENS CAFE PHASING

LEGEND 1 2 3 4 5 6 7 8 9

LEGEND 1 TEMPORARY STORAGE 3 EMERGENCY STAIR 4 TRANSITION SPACE

LEGEND 1 2 3 4 5

OFFICE SPACE RESTROOM EMERGENCY STAIR OPEN BANQUET SPACE MECHANICAL CHASE

EAST ELEVATION

FROM MAIN STREET

JAVA GARDENS CAFE ELEVATIONS

NORTH ELEVATION FROM COURT STREET

SOUTH ELEVATION

FROM NEIGHBORING HOUSE TO TOWN

WEST ELEVATION

FROM TRIMBLE STREET

PHASING

LONGITUDINAL NORTH ELEVATION

PHASE ONE

PHASE TWO

JAVA GARDENS CAFE SECTIONS 9

7 6

1 9

SECTIONAL CUT R E S TA U R A N T | CAFE DINING

7 6

1 9

PHASE ONE

PHASE TWO

JAVA GARDENS CAFE SECTIONS | MODELS 9

7 6

1 9

CONSTRUCTION SOLUTIONS WA L L S E C T I O N

CANT STRIP ROOF DRAIN FLASHING RIGID INSULATION AIR SPACE

TIMBER STRUCTURE

BEAM POCKET POURED CONCRETE METAL DECKING TIMBER STRUCTURE

HVAC

WOOD SOFFIT FACE BRICK THERMAL AIR GAP RIGID INSULATION SITE-CAST CONCRETE SITE-CAST FOUNDATION

CONCRETE FLOOR METAL DECKING TIMBER STRUCTURE STEEL PLATE W/ SHEAR STUDS HVAC 5/8” GYP BOARD WOOD STUD SEALED CONCRETE METAL DECKING POURED CONCRETE CONCRETE PILARS

1 STRUCTURAL PLANS

LOAD DIAGR AM 2

1 4

150PSF

60PSF

20PSF

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JAVA GARDENS CAFE ADDITIONAL VIE WS

FUNCTIONAL PLANNING

EGRESS | TRACK LIGHTING PLAN

JAVA GARDENS CAFE FUNCTIONAL PLANNING

TRACK LIGHTING DIAGRAM, AKA, WHERE THE LIGHTS ATTACH TO.

THE GAZAY/REDDING RESTAURANT Kindall STEPHENS Emily KNAPP

How the Sustainability Dividend is likely to be secured from the proposed Gazay/Redding Restaurant project. By Ashley WARONOFF ashleywaronoff@yahoo.com Introduction Sustainability refers to meeting the needs of today without compromising the needs of tomorrow. The sustainability dividend is essentially the difference between utilizing a sustainable method versus a conventional method of building construction and maintenance by decreasing operating costs and increasing rent in return in order to maintain capitalization rate, thus increasing net income for the owner of the property. (Booth, 2008, p.27). The sustainability dividend has become more significant over recent years, and its effects have increased the value of buildings with green improvements. This site, inspired by Jim Gazay and Lisa Redding, is home to a sit down restaurant, a bakery, and a coffee shop. The first of its kind in West Liberty, this restaurant is designed to increase economic activity through the process of utilizing local meats and produce produced by farmers and butchers (Stephens, 2014). The following sections of this report may be taken into account to determine the significance of the sustainability dividend at the Gazay/Redding restaurant. In order to calculate the sustainability of the restaurant, the consideration and implementation of innovation and design, emissions, international tools, land use and ecology, materials, water, transport, energy, air quality, and facilities management is required (Gammill, 2010, p.6). Innovation and Design This site, inspired by Jim Gazay and Lisa Redding, is home to a sit down restaurant, a bakery, and a coffee shop. The first of its kind in West Liberty, this restaurant is designed to increase economic activity through the process of utilizing local meats and produce produced by farmers and butchers (Stephens, 2014). The restaurant is designed to have two floors; on level zero, on the same grade as the parking lot, the restaurant will offer a cafĂŠ, event space, office, expansion area and two restrooms; on level one, on the same grade as Main St, the restaurant will offer a waiting area, dining area, bar, kitchen, exterior dining, and two more restrooms. The design of the restaurant will reflect the experiences that owners, Gazay and Redding, faced during their travels around the world. Gazay and Redding will incorporate international recipes and foods to set their restaurant apart from the rest of the town. Having traveled the world in recent years, Gazay and Redding will utilize various organic ingredients located inside of town, as well as the local grain, sorghum, to build a foundation for the flavors and environment to their restaurant. Since the town is composed of 1700 community members, Gazay and Redding have developed a relationship with the local producers and the chop shop located inside of town, and through their strong relationships with the community, they will follow a â&#x20AC;&#x153;farm to tableâ&#x20AC;? approach that uses high quality local crops and meats and introduces good service, initiates local employment, and implements a meaningful shift in food production and health awareness (Ries, 2006, p.262). By utilizing local products, the owners will be able

to provide a clean, healthy, and economically sufficient atmosphere that powers the rest of the community (Stephens, 2014). Emissions Emissions and air quality is a top priority for the restaurant, although in its site plan, it is currently only moderated in transportation efforts. By partnering with local farmers and butchers, Gazay and Redding will take initiatives to lower CO2 emissions from transportation. The restaurant deliveries within a 5-mile radius of the restaurant will be transported by bike, and any deliveries from over 5 miles will be transported via the company-owned fuel efficiency/hybrid vehicle (Stephens, 2014). Transportation, however, is not the only issue that affects emissions and air quality. The buildings themselves are capable of producing even more greenhouse gases and other toxic emissions than automobiles (Glaeser, 2010, p.405). The site plan explains that the restaurant will initiate the utilization of low-emission materials and regulations to decrease emissions output in the area. Although it is not specified in the site plan how the implementation of a low-emissions yield will be conducted, there is an option on how to measure and regulate emissions output. Cap and Trade, a popular method, sets a limit on emissions, which will be reduced overtime to diminish the amount of pollutants released into the atmosphere, and penalizes businesses that exceed their emission allowance, thus incentivizing the reduction of the total amount of pollutants to the whole industry. By issuing Cap and Trade programs to the West Liberty area, the team working to develop downtown West Liberty will research innovation techniques to turn pollution reductions into revenue. Land Use and Ecology Land use and ecology is a topic that correlates with the synergy between the site and the natural properties of the site. The appraiser’s analysis of the subject site will “consider the natural conditions, climate, rock and soil condition, noise, and potential contamination affected by the construction and maintenance of the building” (Gammill, 2010, p.15). The state of Kentucky is currently experiencing an influx of sustainability policies from different organizations and authorities to implement decisions marked by availability to sustainable practices and natural revitalization; these policies include requirements for green building for the public sector as well as other incentives for green building for the private sector (Nevin, 1998, p.402). Certain requirements for the public sector include property tax abatements, tax credits, and expedited permitting to fund the initial cost of green building (Kontokosta, 2011, p.73). Kentucky also conducts a pro-Leadership in Energy and Environmental Design (LEED) statelevel building policy (DuBose, 2007, p.162). It is therefore apparent that the downtown reconstruction project in West Liberty is relevant because it incorporates a variety of sustainability measures to determine the district’s value for the future. The restaurant will focus on LEED practices in order to determine the value of the sustainability dividend in the project. LEED incorporates a range of project types, including building design and construction; interior design and construction; building operations and maintenance; neighborhood development; and homes, to ensure the sustainability of all buildings over a variety of different categories (Stephens, 2014). Sustainable building is determined by utilization of a point system, and the sum of the points credits the building with certifications, ranging from certified (40-49 points), to platinum (80+ points) (Reed 2009) (Altomonte, 2013, p.66). While it is unclear how many points the restaurant will earn once it is completed, several sustainable incentives

will be addressed during design and construction for the building to acquire its maximum number of LEED points. Regardless, with the help of sustainable assets under LEED, the operation costs of the restaurant will yield a higher dividend compared to conventional building techniques. Certain items on the LEED wish list for the restaurant include: erosion and sediment control, reduce site disturbance, heat island effect, water efficiency, addition commissioning, ozone protection, rapidly renewable materials, and storage and collection of recyclables (Stephens, 2014). While these topics are not explicitly mentioned in the site plan, they have been addressed in a list covering potential future actions. Materials The materials utilized in the construction process are the physical pieces that visually affect construction, maintenance, and the sustainability dividend. Several materials are being considered to increase the sustainability dividend as well as combat natural disasters and especially tornadoes. The restaurant will only utilize materials from semi-local businesses, ranging in location from within city limits to 290 mi away (Stephens, 2014). The closest business, from Wells Group, LLC, Concrete Company, will pour a concrete foundation on top of the lower level of the restaurant in order to create an underground space to be used as a safe house in the event of a tornado. Kentucky Lighting & Supply, located 90 mi away, manufactures light-emitting diode (LED) lights to conserve energy, and will supply those lighting treatments to the restaurant. Byer Steel (130 mi away), a part of Steel Manufacturers Association (SMA), which is the largest steel recycler in the nation, will be constructed to hold to strong winds. Recycled scrap metal constitutes almost 100% of the material input of all projects. Stoermer-Anderson, Inc., also located 130 mi away, will provide heating, ventilation, and air conditioning (HVAC) equipment that specialize in air quality management. Marvin Windows and Doors (190 mi away), known for its Forest Stewardship Council (FSC) certified products, will supply the restaurant with durable recycled content in their windows and doors. The featured recycled content is located in glass, aluminum, and other components, and each engineered glass contains 20% preconsumer recycled content. Hobart Commercial Kitchen Equipment (200 mi away), a company that follows a Sustainable Manufacturing Initiatives program, which researches not only quality, but sustainability as well, will provide various kitchen appliances and equipment that pass through research and development to become as energy efficient and recycle friendly as possible. Finally, Build It Naturally (290 mi away), a company that specializes in paints, countertops, and flooring that have no solvents, are nontoxic and nonflammable, odorless, and present no hazards to anyone who comes in contact with them, will supply interior materials to the restaurant. Most of the local businesses listed above utilize recyclable materials to facilitate the reduction of waste that may come from previous or even future inhabitants. Rapidly renewable materials will be used to reduce the amount of depletion caused by the utilization of long-cycle renewable resources. Each and every material product being used to construct this restaurant has been chosen because of its eco-friendliness to the town and the savings in capital as a result of sustainable decisions. Water While there are currently no incentives to manage the fresh storm water that runs off of the restaurant, it is very appropriate to address the topic so that certain methods may be discussed in the future. The following examples of constructed wetlands explain different

methods that may be implemented in years to come to clean and reuse storm water flowing to the Licking River (Smith, 2009, p. 1470). Constructed wetlands may improve storm water management in West Liberty because they are relatively inexpensive solutions to clean water through natural methods. Vertical flow, a system in which wastewater seeps downward through gravel filters; horizontal subsurface flow, a system in which a sand-filled channel is planted with aquatic vegetation; and free water surface wetland, a system which aims to replicate the naturally occurring process of natural marsh, swamp, and wetland, are three types of constructed wetlands that can be utilized to clean storm water running through West Liberty before it reaches the Licking River (Smith, 2009, 1470). A balance of engineering and design must be considered for a constructed wetland to be successful and popular with residents. For example, a free water surface wetland may drift through downtown West Liberty through a manmade creek with various rock formations and organic materials that attract movement by pedestrians. This relatively inexpensive solution to storm water issues in the area may provide the residents of West Liberty with recreation, scenic views, and further connectivity throughout downtown while providing the town with clean and drinkable water. Koh Phi Phi Island, for example, is home to a constructed wetland, â&#x20AC;&#x153;The Flower and The Butterfly;â&#x20AC;? it integrates wastewater collection, treatment, and reuse into its irrigation system to clean wastewater in the area (Brix, 2007, p.71). While its efficiency in wastewater management is the sole job of the park, it also attracts around 1.2 million tourists just over 3000 residents a year as a result of its aesthetic features, including winding trails, benches, flowers, and gazebos. Perhaps, the implementation of a system similar to the constructed wetland at Koh Phi Phi Island may encourage further research and development on efficient and aesthetically pleasing constructed storm water systems in West Liberty. Transport Walkability is among the most prominent sustainable decisions provided by the developers of downtown West Liberty. Downtown West Liberty supplies greenspace to connect the parks and businesses to the surrounding area and the Licking River, and that greenspace will be used to create future pedestrian and bike trails. In total, the greenspace would provide pedestrian connectivity to 80% of the town, promoting healthy living, recreation, and tourism to the residents and visitors of the town (Rebuilding West Liberty, 2013). Since the restaurant is located inside of downtown West Liberty, transportation to and from the restaurant is accessible to pedestrians, bicyclists, and motorists (Boschmann, 2008, p.140). By providing wide sidewalks and bike racks around the restaurant and through the downtown area in general, there are incentives to utilize walkable features rather than maneuvering from place to place in a motorized vehicle. Furthermore, the size capacity of the parking lot meets, and does not exceed, the minimum local zoning requirements and provide preferred parking for carpools or vanpools (Stephens, 2014). Currently, there are plans for street side parking along Court Street and double layered parking in the rear of the site. There are also plans for bike racks on the site, but the location of the bike racks is currently under review. Finally, sidewalks are located along Court Street and Main Street, providing access to pedestrians traveling through downtown and bicyclists who feel uncomfortable riding in the road. However, while Main

Street will be Americans with Disabilities Act (ADA) accessible, Court Street will not be able to adhere to the slope regulations administered by ADA. Energy In an attempt to utilize sustainability measures in energy efficiency, renewable resources are addressed within the sight plan (Rebuilding West Liberty, 2013). A geothermal loop, a device that taps into the earth to extract heat from the ground, will be implemented throughout the central blocks of the West Liberty downtown area. Geothermal energy is particularly strong because it requires a very low land area, ensures a steady supply rate, bids longevity of more than a century, causes very low emissions, and has a very competitive price (Lior, 2010, p.3983) (Shen, 2011, p.2595). This energy source will be the main sustainable energy system utilized by the restaurant. There is one other renewable resource that should be considered in the reconstruction of downtown West Liberty: wind. Located in the Midwest, Kansas has the ability to administer energy processing from the wind because of West Libertyâ&#x20AC;&#x2122;s location in the US. Although this renewable resource requires more land to generate energy, it is able to grant residents of West Liberty with less expensive energy. Wind energy is highly successful, reliable, economical, expanding, and low in CO2 emissions (Qin, 2012, p.21). Although wind energy cannot be produced directly next to downtown West Liberty because it requires so much land, it can certainly become a major component of renewable energy because of the empty space located around the city and in other areas of Kentucky. Indoor Environmental Management Materials, energy devices, and emissions that have seeped into the building affect indoor air quality (IAQ). The Gazay/Redding restaurant site plan indicates that IAQ programs will be established to monitor and prevent future problems dealing with IAQ (Stephens, 2014). HVAC equipment will be studied to ensure the energy-efficiency of heating and cooling, as thermal comfort will be a top priority inside of the restaurant. Build It Naturally will supply restaurantâ&#x20AC;&#x2122;s paints, adhesives and sealants, countertops, carpets, and woods have no solvents, are nontoxic and nonflammable, odorless, and present no hazards to anyone who comes in contact with them. Volatile organic compound (VOC)-free paints are being researched to cut down on the amount of chemical products used in the building both in construction and in operations. Natural sunlight greatly impacts the interior of any building. The restaurant will be constructed with large windows on all four sides of the building to bring in natural sunlight as well as views of the surrounding mountains and environment; and when it is too dark, LED lights will be utilized (Stephens, 2014). Airflow is also an important component that addresses the movement of air in the building. Since the restaurant will be constructed with an open floor plan, space in which to freely maneuver, and flexible seating options (both inside an out), airflow will be generally fresh. The materials and IAQ management systems will be studied to ensure the high quality of the indoor air and circulation. Asset/Facilities Management Asset and facilities management is dedicated to reducing the environmental footprint of the building, including reducing greenhouse gas emissions, natural resource depletion, and waste production, and enhancing occupation health, comfort, and safety. It also strives to reduce sprawl in the city, utilize a cradle-to-grave analysis to minimize lifecycle

costs, enhance occupant comfort, and optimize ideas to produce a greater cumulative effect (Austin, 2012, p.79). The previous sections of this report may be taken into account to understand the significance of asset and facilities management (Gammill, 2010, p.15). The valuation process is a way to understand facilities management in the property value. Made up of designers, engineers, contractors, owners, financers, and property managers, the commercial real estate value chain calculates the property value of the site and finds the difference in operational costs when utilizing energy-efficient improvements in a building (Gammill, 2010, p. 6). The real estate value chain will estimate the property value of the Gazay/Redding restaurant through seven steps: (1) identify the problem, (2) scope of work determination, (3) data collection and property description, (4) data analysis, (5) site value opinion, (6) application of the approaches to value, and (7) reconciliation of value indications (Austin, 2012, p.81). After these steps have been conducted and the valuation of the sustainable assets have been considered from the previous sections, it is apparent that research and development has been dedicated towards each topic in relation to the restaurant by the real estate value chain. Conclusions Each topic covered to explain the value of the sustainability dividend is reflected in the others; they each affect one another on many different levels. For one thing, materials, indoor air quality, transport, and facilities management affect emissions, emissions; for another, water, land use and design, and energy, effect innovation and design. The stability of sustainable methods affects the sustainability dividend greatly, and the improvement of each topic increases the sustainability dividend, lowering operational costs, and increasing rents to boost total capital income. By increasing the sustainability dividend, rent in turn increases for tenants of the building, thus increasing income to the owner. As sustainability becomes a more prominent asset to building construction and maintenance, buildings without sustainable features will become less attractive, thus increasing the gap between sustainable and conventional buildings. References Altomonte, S., & Schiavon S. (2013). Occupant satisfaction in LEED and non-LEED certified buildings. Building and Environment, (68), 66-76. doi: 10.1016/jbuildenv.2013.06.008 Austin, G. W. (2012). Sustainability and income-producing property valuation: North American status and recommended procedures. The Journal of Sustainable Real Estate, 4(1), 78-1122. Booth, G.J. (2008) The sustainability dividend: Environmental science delivers Kennecott Land a competitive advantage. Residential Developer, 08, 26-32. Booth, G.J., (2010). Securing the real estate portfolioâ&#x20AC;&#x2122;s sustainability dividend. Unpublished manuscript, Department of Landscape Architecture and Urban Planning, College of Architecture, Texas A&M University, Texas, USA. Boschmann, E. E., & Kwan, M. P. (2008). Toward socially sustainable urban transportation: Progress and potentials. International Journal of Sustainable Transportation, 2(3), 138-157. doi:10.1080/15568310701517265 Brix, H., Brix, T., & Koottatep, C. H. (2007). Wastewater treatment in tsunami affected areas of Thailand by constructed wetlands. Water Science & Technology, 56(3), 69-74. doi:10.2166/wst.2007.528

Cui, J., &amp; C. Jiang, C. (2013). A sustainability strategy of integrated highway wetlands for urban water management in China. Desalination and Water Treatment, 51(31-33), 6166-6171. doi:10.1080/19443994.2013.780693 DuBose, J. R., Bosch, S. J., & Pearce, A. R. (2007). Analysis of state-wide green building policies. Journal of Green Building, 2(2), 161-177. Gammill, R., &amp; Peterson, K. (2010). The economics of sustainability in commercial real estate (White paper). Houston, TX: IFMA Foundation, 1-41. Retrieved from http://www.google. com/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp; ved=0CCYQFjAA&amp;url=http%3A%2F%2Ffoundation.ifma.org%2Fdocs%2Fdefault source%2FWhitepapers%2Ffoundation-economics-of-sustainability-incommercial realestate.pdf%3Fsfvrsn%3D2&amp;ei=Qxs6U9GzF7PLsQSw64HYAQ&amp;usg=AFQjCNE RCwWE1zcUNVDecIOY1XrZbwvqHw&amp;bvm=bv.63934634,d.cWc. Glaeser, E.G., & Kahn, M.E. (2010). The greenness of cities: Carbon dioxide emissions and urban development. Journal of Urban Economics, 67(3), 404-418. doi:10.1016/j.jue.2009.11.006 Kontokosta, C.E. (2011). Greening the regulatory landscape: The spatial and temporal diffusion of green building policies in U.S. cities. The Journal of Sustainable Real Estate, 3(1), 68-90.

Lior, N. (2010). Sustainable energy development: The present (2009) situation and possible paths to the future. Energy, 35(10), 3976-3994. doi:10.1016/j. energy.2010.03.034 McKinney, M. L. (2002). Urbanization, biodiversity, and conservation. Bioscience, 52(10), 883-890. Nevin, R., & Watson, G. (1998). Evidence of rational market valuations for home energy efficiency. The Appraisal Journal, 4 (66), 401-409. Retrieved from http://mpra. ub.unimuenchen.de/35343/ Qin, R. (2012). A framework of cost-effectiveness analysis for alternative energy strategies. Engineering Management Journal; EMJ, 24(4), 18-35. Reed, R., Bilos, A., Wilkinson, S., & Schulte, K. (2009). International comparison of sustainable rating tools. The Journal of Sustainable Real Estate, 1(1), 1-22. Ries, R. &amp; Bilec M.M. (2006). The economic benefits of green buildings: A comprehensive case study. The Engineering Economist. (51), 259-295. Shen, Y. (2011). The portfolio of renewable energy sources for achieving the three E policy goals. Energy, 36(5), 2589-2598. doi:10.1016/j.energy.2011.01.053 Smith, B. R. (2009). Re-thinking wastewater landscapes: Combining innovative strategies to address tomorrowâ&#x20AC;&#x2122;s urban wastewater treatment challenges. Water Science & Technology,60(6), 1465-1473. doi:10.2166/wst.2009.473 Stephens, K., & Knapp, E. (2014) Sustainability research: building as a product | life cycle projections. Retrieved from College of Architecture, class ARCH 406. Rebuilding West Liberty, Kentucky: A Strategic Report. (2013, January 15). . Retrieved April 16, 2014, from http://www.mceenterprise.com/RebuildingWestLiberty2013. pdf

THE GENERAL STORE T H E N E XUS TEAM Lindsay Whitis Yesika Soto

THE GENERAL STORE T H E NE XU S

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THE GENERAL STORE Yesika SOTO Lindsey WHITIS

How the Sustainability Dividend is likely to be secured from the proposed GENERAL STORE project. By Tracee RHODES Trace88@neo.tamu.edu Introduction The sustainability dividend is the use of sustainable mechanisms or environmental science, to create value for the developed real estate asset. The dividend is comprised of occupancy costs that cover the operating costs and rent/mortgage. If the operating costs (i.e. electricity, gas, water bills) inhibit the occupant from paying their rent/mortgage, they would have to leave and it would be an unsustainable living situation. To achieve the dividend, the asset must have a high return on investment; increasing the landlord’s percentage of net rent and decreasing the operating costs for the occupant (Booth, 2008). Examples of real estate that incorporate environmental science into design include green buildings, water-wise landscaping, and integrated communities (Booth, 2008, p. 27). Amid the rise in energy, water, and waste removal costs, it is imperative that sustainable development is secured through efficient design. Efficient design is created with consideration of: emissions, land use and ecology, materials, water, transport, energy, indoor environmental management, and facilities management. These aspects are discussed in depth with respect to the design of the general store in West Liberty, Kentucky. The general store serves as an example of how to achieve the sustainability dividend. Innovation and Design Sustainable innovation and design are utilized to develop the new general store in West Liberty. It is important that big rather than incremental steps are made in developing the general store because that is where the real gains will be made. The development of the store has the potential of stimulating innovation and design and becoming a leader in changing similar properties. The general store can be seen as an “emerging david” because it is a new development with the objective of promoting environmental stewardship through the use of the sustainable dividend, as well as, maintaining economic objectives of the store (Hockerts & Wustenhagen, 2010, p. 483). The store’s sustainable design is comprised of rain water collectors, building integrated photovoltaics (BPIV), efficient use of land, connection to renewable resources (i.e. geothermal, natural gas), locally sourced materials, and a bicycle loading zone to promote alternative transportation methods. To create a larger market for their business practices, gain the trust of the public, and continue to provide future goods and services, it is important that the store maintain efficiency and provide helpful information to its customers. Owners can provide pamphlets with information about efficient energy usage and other means for becoming environmental stewards. This information could be placed near the front of the store and in the residential area above the store. Implementation of a zero-landfill policy can instill effective use of materials and promote recycling initiatives within the community. This policy may also minimize any negative externalities generated by the store’s operation. With these new

and existing initiatives, the general store has the chance of gaining more donations, as well as, significant market power to reach a “broader mass market” (Hockerts & Wustenhagen, 2010). Emissions The store’s existing plans for mitigating such emissions include promotion of alternative transportation (bicycles), the use of building integrated photovoltaics (BIPV), the use of locally sourced materials, and the application of a geothermal loop and compressed natural gas. BIPV reduces energy costs and greenhouse gas (GHG) emissions via strategically placed photovoltaic windows on the south side of the building. These windows reduce heat exposure during the summer months while the other windows, which are indented into the building, allow solar heat during the winter. This passive solar design is also a cheaper alternative because of the materials used and is easier to maintain (Whitis & Soto, 2014). The materials used to create the general store include porous concrete, steel and timber. Although the steel may not be locally sourced, the rest of the materials will be. Retrieving materials locally can reduce GHG emissions and costs for the general store. These reductions occur when the transportation distance between retailer and seller is reduced. If the vehicles used to transport materials run on compressed natural gas, emissions will be reduced because it produces less CO2 than gas (Conley & Rupe, 2013). If the general store is linked to the planned geothermal loop for West Liberty, as well as, compressed natural gas, utility costs and emissions can decrease. Geothermal is a renewable resource that uses heat from the Earth’s core to produce electricity for residents. Natural gas, as mentioned above, is cleaner than electricity generated from coal and is also a cheaper alternative. These alternatives will not only reduce emissions but also attract other businesses (Conley & Rupe, 2013). Electricity generation is the primary source for carbon dioxide emissions, followed by the transportation sector, specifically, the use of single-occupancy vehicles. Utilizing sustainable transportation mechanisms such as biking, walking, and public transportation can significantly reduce all (GHG) emissions within a community. The owners plan to build a loading zone for bikes, an area for bike rentals for customers, and a place for bike repairs. These amenities are conducive to promoting biking to and from the general store area for both customers and those who live in the residential area above the store. This can reduce residents’ dependence upon vehicles and encourage healthy lifestyles. To continue mitigating emissions, it is recommended that West Liberty implement an emissions trading program. This program requires participation from all businesses with the objective of reducing emissions in a competitive market. Emissions permits are allocated to participants and those permits that are not used, can be sold to others who are in need. The general store can use funds generated from permit sales to purchase technologies for decreasing emissions, thus fulfilling the sustainability dividend. This not only incentivizes the application of efficient technologies, it also encourages emissions monitoring among businesses (Zerlauth & Schubert, 1999). A command and control ordinance can be implemented for the general store. West Liberty can implement limits for businesses in which a certain amount of pollution can be produced. The general store would also be prescribed which technologies to use for mitigating emissions (Zerlauth & Schubert, 1999). This system has the potential for

pollution savings but may inhibit innovation and design ideas for the community. Land Use and Ecology The general store will be developed with the goal of achieving LEED certification. It will be built on its natural slope between Trimble Street and Main Street, and utilizing a small, efficient space. To discourage sprawl and encourage effective use of land within the West Liberty community, policies that limit use of land when building can be implemented. Tax abatements/tax credits and density bonuses can be provided to the general store and other real estate to encourage sustainable development (Sentman et. al, 2008). These credits and abatements could be applied to the residential area above the store. Empirical evidence shows that cities with restrictive land use regulations are more willing to intervene in the market to promote mandatory green building initiatives. If the general store were to adopt such land use policies early on, they have the potential to pave the way for other developing buildings in West Liberty (Sentman et. al, 2008). It is important that the general store owners have the support of the stakeholders when implementing these regulations. If West Liberty chooses not to implement policies, they may involve another third party such as the United States Green Building Council (USGBC) to verify compliance with green standards (Sentman et. al, 2008). Materials Please see entry relating to ‘materials’ in the emissions section. The porous concrete used in building the general store is used to soak up water and mitigate any flooding that could occur. The retaining wall material within the store is made of recycled materials, absorbs sounds, and has “thermal mass qualities” that can reduce costs. The material is also weather resistant and aesthetically pleasing (i.e. available in several colors) (Whitis & Soto, 2014). Before the general store is developed or even as it approaches the end of its economic life, the Selective Demolition Method (SDM) can be used to make sure that the discarding of old materials is done in an effective and efficient manner. The process involves a resource allocation plan that categorizes materials by where they should be disposed (i.e. landfill, incinerator, recycling). This can reduce disposal costs and encourage reuse of materials. In comparison to traditional demolition methods, SDM produces less waste and it reduces total costs (Cha et. al, 2012). This method can set precedence for future demolition activities within the community. To increase the efficiency of the store and make sure sustainable materials are used, the owners should apply adequate insulation; energy efficient appliances within the store and in the residential area; make sure that the primary materials can be recycled if no longer needed (Power, 2008). Water Both rainwater collection and grey water collection are designed into the general store. The roof holds pipes that catch rainwater which flows into a cistern and is used to wash off customer’s dirty bikes (Whitis & Soto, 2014). Grey water is water that would otherwise be wasted but instead, it is used for irrigation and flushing toilets. The system that collects this water is hidden and has to be placed underground. It is more expensive than rainwater collection and the water cannot be held for more than 24 hours (Whitis & Soto, 2014).

Additional technologies for sustainable use of water include a multi-use constructed wetland to treat waste water for the general store and the residential area located above. The wetland could filter wastewater through gravel, aquatic vegetation, or flow freely through the wetland. The water can be used for irrigation and flushing toilets (Cui & Jiang, 2013). A trail for walking and biking can make this a multi-use area for residents and customers around the general store and aid in creating a sense of community for West Liberty. Transport Please see entry relating to ‘transportation’ and ‘materials’ in emission’s section Creation of bike lanes that lead to the general store and around the city can benefit customers, as well as, the residents that live in the apartments above the store. Energy Please see ‘geothermal loop’ and ‘compressed natural gas’ in the emissions section. Solar panels could be placed on the roof of the general store to create greater energy efficiency. Tax incentives are available for the use of panels. Indoor Environmental Management Indoor environmental management can be achieved by utilizing chemical free paints, natural ventilation systems to improve air quality, appropriate temperature and humidity levels, and prohibiting the use of tobacco products within the store and residential area. All of these factors can contribute to increased productivity within the store (Miller et. al., 2009). Increased output among workers can provide a better experience for customers and generate business from neighboring communities. There is also potential for attracting more employees because they may find it more pleasing to work in. Buildings that do not manage indoor environmental quality are susceptible to Sick Building Syndrome (SBS) which causes employees to develop symptoms that include sore throat, headache, and respiration problems (Miller et. al., 2009). Asset/Facilities Management If the general store owners maintain the real estate properly by accounting for all sustainable design, economic and social aspects, market value will increase. The general store should have a longer lifecycle than most properties through application of recycled and reusable materials, upkeep of the existing location, use of efficient technologies, and flexible design that allows any elements within the store to be easily changed in the future (Warren-Meyers, 2012). Appropriate management of the general store can also create greater return on investment and can signify to investors that there is competent management of the building. The sustainable improvements must pay for themselves in the long run for it to be worthy of investment. Asset managers and investors look for all these aspects, as well as, how energy efficient the building is. Energy efficient retrofits can increase the owner’s bottom line (Warren-Meyers, 2012). Conclusions Applying the sustainability dividend through intelligent design and innovation for the general store can help West Liberty thrive as a community. The sustainability dividend can help increase return on investment, attract customers, businesses, and ultimately create a place for environmental, social, and economic growth.

References Booth, G.J. (2008) The sustainability dividend: Environmental science delivers Kennecott Land a competitive advantage. Residential Developer, 08, 26-32. Cha, H. S., Kim, K. H., & Kim, C. K. (2012). Case study on selective demolition method for refurbishing deteriorated residential apartments. Journal of Construction Engineering & Management, 138(2), 294-303. doi:10.1061/(ASCE)CO.1943-7862.0000424 Cui, J., & C. Jiang, C. (2013). A sustainability strategy of integrated highway wetlands for urban water management in China. Desalination and Water Treatment, 51(31-33), 6166-6171. doi:10.1080/19443994.2013.780693. Hockerts, K., & WĂźstenhagen, R. (2010). Greening goliaths versus emerging Davidsâ&#x20AC;&#x201D; Theorizing about the role of incumbents and new entrants in sustainable entrepreneurship. Journal of Business Venturing, 25(5), 481-492. doi: 10.1016/jbusvent.2009.07.005 Miller, N. G., Pogue, D., Gough, Q. D., & Davis, S. M. (2009). Green buildings and productivity. The Journal of Sustainable Real Estate, 1(1), 65-89. Power, A. (2008). Does demolition or refurbishment of old and inefficient homes help to increase our environmental, social and economic viability? Energy Policy, 36(12), 4487-4501. doi:10.1016/j.enpol.2008.09.022 Sentman, S. D., Del Percio, S. T., & Koerner, P. (2008). A climate for change: Green building policies, programs, and incentives. Journal of Green Building, 3(2), 46-63. Warren-Meyers, G., (2012). Sustainable management of real estate: Is it really sustainability? The Journal of Sustainable Real Estate, 4(1), 177-197. Whitis, L., & Soto, Y. (2014). General store. Zerlauth, A.Z., & Schubert, E. (1999). Air quality management systems in urban regions: An analysis of RECLAIM in Los Angeles and its transferability to Vienna. Cities, 16(4), 269 283. doi:10.1016/S0264-2751(99)00025-6

THE HUB D E SI G N I NC U BATO R TEAM Brian Sowell Carmen Torres

THE HUB D E SI G N I N CUBATO R

The design for the proposed HUB Design incubator will invigorate downtown West Liberty through the production and display of all types of design including art, materials, methods, and product development. The HUB can be considered as a system of creative ideas generating community involvement to reach production. West Liberty does not have an outlet for creative solutions that are rooted in entrepreneurial activities, nor does it have an efficient system specifically dedicated to integrating designers and industry experts with governmental agencies or the general public. Our intention is to activate the community through high quality design and to promulgate innovative ideas by inviting leading thinkers from around the world and having them actively engage with the local community. Like the MacDowell Colony (http://www.macdowellcolony.org/) or the American Academy of Rome (http://www.aarome.org/), the HUB design incubator will provide studio spaces for idea development, fabrication labs for production, and administrative offices to aid in the research and development of projects. In addition to the incubator functions, our project also includes expansion space for the existing Paisley Posey flower shop and lawyer office.

THE HUB D E SI G N I N CU BATO R

Our design studio considered 10 separate projects for downtown West Liberty. The HUB is the link that ties many of those projects together, and connects to the rest of the community. The HUB is perfectly situated to generate collaboration- with both its physical location and program. To the south of the site is the general store with a residential second floor. To the north of the HUB are the brewery and hotel. Each of these neighbors demonstrate opportunities for the HUB. Designers can stay at the general store or the hotel, while those businesses will have need for furniture, installations, and other attractive features which the designers can create. These are just a few ways the incubator will activate the immediate businesses in downtown West Liberty.

ECT CONN

TE ACTIVA

LINK

EME RGIN G TE CHN OLO GIES ENTR EPRE NEUR S

EXHIBITION

CREATI VITY

R+D

HUB ADMINISTRATION

LOCAL BUSINESS INVESTORS EXPERTS UNIVERSITY INDUSTRY

GOVERNMENT

IM AG IN AT IO N

NT ME OP L NG VE KI DE OR W T NE

EXHIBITION

CATERING KITCHEN - 300SF A/V/L PRESENTATION - 300SF GALLERY - 1000SF

ADMINISTRATION

OFFICES - 720SF CONFERENCE - 200SF RECEPTION - 100SF OPEN OFFICE/RESOURCES - 100SF

R+D

MATERIALS LIBRARY - 200SF FABRICATION SHOP - 1500SF OPEN STUDIO - 1000SF CREATIVE FLEX SPACE - 800SF COMPUTER LAB - 200SF STORAGE - 800SF

SUPPORT

LOBBY - 300SF RESTROOMS - 400SF MECHANICAL - 200SF

THE HUB DE S I GN I NCU BATOR

The Design HUB has undergone several design schemes. To choose an appropriate scheme we weighed each against a series of values - The architectural identity, the sustainability, and attractiveness to outsiders. Following is a brief explanation of each scheme and our grading process. Our first goal was to emphasize a progression from Main Street to Trimble. This created a wide staircase translating between the floors. The upper floors were reserved as â&#x20AC;&#x2DC;privateâ&#x20AC;&#x2122; elements, with the gallery space split between Trimble and Main Street. This model demonstrated strong weight in attractiveness to outsiders and sustainability. We considered the architectural identity to be weak, fractured from trying to respond separately to Main Street and Trimble. The second scheme introduced an enveloping gallery element, immersing visitors into a world of design. This design demonstrated the greatest amount of flexibility in plan - a feature that provides a significant level of sustainability when one considers end-of-life future uses. The architectural identity is more cohesive, yet we felt it didnâ&#x20AC;&#x2122;t make a strong statement for the community. The yellow rectangle in the final scheme is an innovative delivery for the gallery space. Supported between the columns, the rectangle is a wall of display for the gallery. The gallery is thus inextricably intertwined with the central circulation. A cascading staircase invites users from Trimble, and simultaneously creates interest for users from Main Street. Changes in level at the roof allow greater manipulation of daylighting, increasing the sustainability of the project. Overall we felt this scheme generated a cohesive, powerful statement throughout.

Level 2

The HUB organizes the design studios, offices, and fabrication labs around a central circulation light core, which doubles as the gallery space. The large fabrication studio is found on the ground floor with direct access from Trimble. The north portion of the building holds the flower shop and lawyer office, while the southern portion contains the studio spaces.

THE HUB D E S I G N I N CU BATO R

Level 1

Level 3

THE HUB D E S I G N I NCU BATO R

Main Street

Trimble

THE HUB DE SIGN IN CUBATO R

The HUB design incubator had to respond to existing conditions. The site currently hosts a small CMU building that holds the flower shop and lawyers office. Our design utilizes glulam columns and beams because the lumber can be locally sourced. In addition, glulam structures are incredibly resilient, demonstrating excellent defense against earthquakes and other structural stresses. The main circulation through the project is delivered by a cascading stair in the center corridor. Two fire stairs are located on either wing for egress. The core is designed to deliver natural light into the neighboring spaces. Louvers at the roof filter north light through the core, and ample interior windows throughout each level deliver the light to the work spaces. A metal brise soliel/screen element wraps around the building to provide the necessary shading for the large windows. In this manner we are able to deliver views to the inhabitants while maintaining low energy use. Finally, the central core is emphasized with a mesh screen box which doubles as an art installation or space for advertisements regarding gallery openings.

THE HUB DES I G N I N CUBATO R

The HUB Design Incubator demonstrates an opportunity for West LIberty to move forward by embracing the ideals of quality design and placing West Liberty in the center of discussion and implementation of modern design. Partnerships throughout the community will help boost the local economy, but most of all The HUB will attract experts and designers from the world over to develop their designs. As the HUB increases its reach and impact, West Liberty benefits by the generation of new design ideas and exposure to a exponentially larger audience.

THE HUB DE SIGN IN CU BATO R

The IDEA FACTORY—HUB Carmen TORRES Brian SOWELL

How the Sustainability Dividend is likely to be secured from the proposed IDEA FACTORY—HUB project. By Brett OWENS Wowens8910@yahoo.com Introduction As the population and impact of humans continually grow, the need for sustainability becomes increasingly important for the conservation of the earth and its natural resources. If “design is a signal of intent” (McDonough & Braungart, 2002, p. 9), then it is incumbent upon the designers and developers of the world to be intentional about creating sustainable products and to keep the future of the planet in mind. With the technology and information available in the 21st century, products and designs that do not have a sustainable element are missing out on the opportunity to lower their impact on the earth as well as realizing a potential increase in returns and productivity. The devastation that occurred in West Liberty, Kentucky by the March 2, 2012 tornado has left the town in ruins and in need of major revitalization to restore and increase the quality of life of its residents. However, with every tragedy of this magnitude comes an opportunity to rally the support of the community and come back better and stronger. The ideas proposed in the West Liberty Business Plan seek to do that very thing by developing an economy and infrastructure that will be sustainable both naturally, with LEED certification standards, and economically. By using local resources and forward thinking design West Liberty will be revitalized and improved including innovative spaces such as the Idea Factory HUB. The Idea Factory HUB will be a space where artists and innovators are given creative freedom and the resources to develop and showcase their ideas. This space will collaborate with other local businesses and will help give West Liberty a new identity. The Sustainability Dividend is the “enhanced financial performance of real estate asset/ portfolios that rise from the application of environmental science” (Booth, 2008, p.27). By applying science and technology to the construction and management of real estate, reductions can be made in the operating expenses of buildings resulting in higher Net Operating Incomes (NOIs) and the suppression of capitalization rates. Using elements of the Sustainability Dividend for real estate projects, we can analyze the design features as they relate to sustainability and the potential to lower operating costs and detriments to the environment. Innovation and Design The Idea Factory HUB is a space for artists and innovators to imagine and create pieces of work to showcase. Given this fact, design of the space should be conducive to creative thinking yet fluid enough to adapt to different artists. The design of this space contains elements that support and enable the facility to operate as a creative and artistic production venue. The architects have used the process of “choosing by advantage” to select the best layout for this space. The selected design incorporated layouts that would not only support many different potential art pieces but also allowed for more natural daylight to infiltrate the space increasing the indoor atmosphere as well as reducing the need for florescent or other lighting elements. Also, given the property faces two streets they have incorporated a captivating staircase to attract interest from both sides, as well as many other innovative

designs to enhance the visual appeal of the spaces both interior and exterior. Finally, to support the use of the space they have consciously laid out the supporting services and amenities as such to maximize efficiency and ease of use. Emissions Carbon emissions are the source of much debate and subject to growing amounts of regulation. Given the environmental importance and significance of emissions, measures should be taken in the design stage to ensure that they are properly regulated. Proper filtration and ventilation if designed and implemented properly can reduce the impact of emission on the surrounding areas. In regards to the sustainability of carbon emissions, adequately designed mechanical equipment should be implemented to regulate and reduce the impact of carbon emissions of the fabrication shop. The designers and developers of West Liberty should look into emissions programs such as the “RECLAIM” (Regional Clean Air Incentive Market) systems which constitutes a system of trading emission credits, allowing for alternative economic activity based around sustainability. (Zerlauth & Schubert, 1999 p.271) Land Use and Ecology The Idea Factory HUB is set in an urban area with minimal landscaping and impact on land use. That being said, literature shows that the number of nonnative species increases toward centers of urbanization, while the number of native species decreases. (McKinney, 2002 p.883) Given the emphasis on nature and ecotourism to the revitalization efforts of West Liberty, minimizing the physical footprint of development is crucial. By designing the space to house all the necessary components of operations and support onsite, this will reduce the need for supplemental buildings elsewhere in the urban core, minimizing the impact of the new development in that region. However, there are other design elements, such as green roofs, that can enhance the surrounding land uses and ecology as well as providing sustainable benefits to the building itself. Materials Details of the specific materials used in the building process were not discussed at this level of design. However, with the overarching goal of LEED certification, these measures will inevitably be taken into consideration. Recent studies have shown that the reuses of material can considerable increase the sustainability of a project. Life Cycle Analysis (LCA) states that “in addition to operational energy, which is usually measured by home energy efficiency programs, embodied energy, which is embedded in building materials and construction procedures (often ignored), and the energy needed for demolition and recycling should be taken into account.” (Bin, & Parker, 2012, p.24) Given the events that took place in West Liberty, the availability of recyclable materials would be of great environmental and economic benefit if used in the reconstruction of buildings such as the Idea Factory HUB. Given that the Idea Factory HUB will be a place for visiting artists and innovators to work, the space itself needs to be welcoming and healthy to maximize the potential of the visitors. “Healthier buildings reduce sick time and increase productivity. The steps required to provide a healthier building are not that much of a design and engineering challenge. Generally, natural light, good ventilation, and the absence of organic compounds lead to happier, healthier workers.” (Miller, Pogue, Gough, & Davis, 2009, p.87). The selected materials for this building should be that of which support these principles to make the space habitable and efficient for all that visit.

Water With the isolated location of West Liberty, the availability of fresh water and the proper treatment of wastewater are crucial to health and survival of the residents after a natural disaster. With the sustainable goals of West Liberty, design efforts should be placed on low water fixtures and effective use of grey water on all scales. Given the nature of the Idea Factory HUB, grey water will be produced from the fabrication shop as well as other areas in the building. Proactive use of materials and conservative practices should be in place to reduce the pollution and chemical content of the water leaving the building to minimize its impact on the system. With the emphasis of redevelopment centering on sustainability and ecotourism, thought should be given to more sustainable means of sewage treatment as a whole for West Liberty. In many cases natural treatment has become an environmental and economic asset to the cities that employ these practices. “In contrast to conventional centralized sewerage, alternative paradigms can offer increased flexibility and optimized resource use. Examples include decentralized systems, systems that can adapt over time and space, systems that rely predominantly on ecological materials and processes, systems that generate treated water for local reuse, and systems that achieve multiple benefits for their surrounding human and ecological communities.” (Smith, 2009, p.1473) Transport The nature of the Idea Factory HUB is to house visiting artists and innovators while they work making transportation to local goods and services crucial. The design of the building offers easy access to both sidewalks on Main St. and Trimble. “Green walking corridors” were suggested to link the separate areas of the town through a recreational like trail system allowing for pleasant and easy access to major destinations. The inclusion of bike lanes and bike parking will also encourage the residents to use alternative transportation. Finally, Compressed Natural Gas Transportation has been suggested for all large and medium duty city vehicles making maintenance and transportation more cost effective and available. (Conley & Rupe, 2013, section 4.3) Energy The design of the Idea Factory HUB utilizes the benefits of natural lighting as a means to reduce the energy consumption for lighting. However, given that the space will house a 1500 sf fabrication shop; other means of energy efficiency could be utilized to make the building more sustainable. In some instances, hybrids of alternative energy sources were used to lower the energy consumption from the grid. Combinations of both wind and solar energy can provide up to 34% of the energy consumed in some applications. (Qin, 2012, p.30) Sustainable innovations such as the geothermal loop for the central blocks of the town will substantially lower the energy consumption of the buildings downtown. By capitalizing on the moderate climate of West Liberty, the geothermal loop can effectively lower the cost of temperature control. These measures will aid in the overall lowering of the operating expenses and maximizing the sustainability dividend throughout downtown.

Indoor Environmental Management As previously mentioned, given the nature of the space as a visiting studio and showcase, the indoor air quality must be maintained at a high standard to ensure the creative abilities and working atmosphere for the visitors. Considerations should be made for proper ventilation of the fabrication shop and the materials storage area to ensure that no leaching occurs into the housing and studio areas. There is also an element of the sustainability dividend in terms of rental rates for “healthy” buildings. While this building will likely operate based on private funding, the consideration for the actual value of the building need not be forgotten. “There has been one widely cited study which sampled 33 green building projects that suggested present value benefits of $37 to $55 U.S. dollars per square foot as a result of productivity gains from less sick time and greater worker productivity. These resulted primarily from better ventilation, lighting, and general environment.” (Miller, Pogue, Gough, & Davis, 2009 p.1) These elements should be considered both for the function of the building as well as the physical value and potential of the asset. Asset/Facilities Management Proper facility management is crucial to any real estate asset to ensure the value of the asset is maintained. In the case of the Idea Factory HUB, being as it is not an income producing property; the value of the building relies solely on the physical structure itself. Detailed design and planning has gone into this space to ensure that it maintains its quality as an incubator for innovation as well as retains its value as a structure. The architects have planned for the different types of space and art that will be showcased in the building and have designed adaptable and durable spaces for these activities. This space will also experience frequent turnover of art exhibits as well as artists; vigilant management and maintenance practices must but maintained to preserve the image and functionality of the space. Conclusions The plans and ideas presented by the committees and leaders of West Liberty are rooted in economic and environmental sustainability. Innovations such as geothermal loops, green space trails, and a goal of LEED certification for all new buildings is ambitious and attainable if properly designed and developed. The Idea Factory HUB was been designed with many sustainable elements; with considerations and implementation of sustainable practices at the city level, this building will be a landmark of positive human design and creative ability. Through a devastating disaster, the town has chosen to rise up and humbly rebuild, not looking inward at the fastest and cheapest, but looking to be a symbol of responsible and innovative development for generations to come. References American Psychological Association. (2010) Concise rules of APA style: The official pocket style guide from the American Psychological Association (6th ed.). Washington, DC: Author. American Psychological Association. (2009) Publication manual of the American Psychological Association (6th ed.). Washington, DC: Author. Bin, G., & Parker, P. (2012). Measuring buildings for sustainability: Comparing the initial and retrofit ecological footprint of a century home – the REEP house. Applied Energy, 93, 24-32. doi:10.1016/j.apenergy.2011.05.055

Booth, G.J. (2008) The sustainability dividend: Environmental science delivers Kennecott Land a competitive advantage. Residential Developer, 08, 26-32. Cohen, B., & Winn, M. I. (2007). Market imperfections, opportunity and sustainable entrepreneurship. Journal of Business Venturing, 22(1), 29-49. doi:10.1016/j. jbusvent.2004.12.001 Conley, T. & Rupe, J.(2013). West Liberty Business Plan. West Liberty Steering Community. McDonough, W., & Braungart, M. (2002). Cradle to cradle: Remaking the way we make things (1st ed.). New York, NY: North Point Press. McKinney, M. L. (2002). Urbanization, biodiversity, and conservation. Bioscience, 52(10), 883-890. Miller, N. G., Pogue, D., Gough, Q. D., & Davis, S. M. (2009). Green buildings and productivity. The Journal of Sustainable Real Estate, 1(1), 65-89. Qin, R. (2012). A framework of cost-effectiveness analysis for alternative energy strategies. Engineering Management Journal; EMJ, 24(4), 18-35. Smith, B. R. (2009). Re-thinking wastewater landscapes: Combining innovative strategies to address tomorrowâ&#x20AC;&#x2122;s urban wastewater treatment challenges. Water Science & Technology, 60(6), 1465-1473. doi:10.2166/wst.2009.473

Two Dudes Brewing TEAM Teil Massie Cody May

Two Dudes Brewing How To Brew

Our project was to design a Craft Brewery and Pub in a pre-existing structure on Main Street in West Liberty. Eddie Granger who also owns the Red Rooster - the antique shop next door, owns this property. Our project is unique from the other projects in the studio as it was one of the only buildings that survived the tornado. Eddie tasked us with creating a new business that would not only serve the population of West Liberty, but also serve as an attraction and recognizable destination for tourists. To address these design constraints and to respect the existing buildings, our project stemmed from developing several different types of revenue streams that would work well with the space. Our final project separates into three interrelated but distinct elements. These include the craft brewery, the kitchen/dining area, and the â&#x20AC;&#x153;home brewâ&#x20AC;? brewers supply store. All three of these elements work together to create a strong and sound economic plan that not only serves the immediate needs of West Liberty, but they also help invigorate the local economy in the long term.

Level 0

The Brewery

Level 0 contains the brewing and tasting room that open onto Trimble Street pedestrian promenade. This level includes all of the brew tanks in a “row house” layout that in turn, result in sight lines that extend all of the way through the building. This level also includes a large backyard that services the patrons giving them valuable outdoor space to enjoy while they play games like “washers,” “horseshoes,” or “corn hole.”

Level 1

The Store

Level 1 serves as the primary storefront for the structure and opens directly onto the Main Street sidewalk. This level contains the “home brew” brewers supply store and the kitchen. The backside of this level contains a large viewing platform that not only allows views into the brewing equipment area below, but also views across the pedestrian promenade below.

Two Dudes Brewing Floor Plans

Level 2

The Patio

Level 2 serves as the primary and upper seating/serving area for the pub including a large outdoor dining terrace, which looks out to West Liberty’s scenery and provides breathtaking views of the Licking River and the mountainside across the river. This level is also contains a small serving counter and restrooms for patrons, as well as a “skywalk” access bridge to the Brew Pub’s office and management space in the Red Rooster building. This area contains a reception area, manager’s office, a range of offices for the brewing and restaurant staff as well as employee lockers and a large conference room.

Two Dudes Brewing Se ction s

Two Dudes Brewing3 D Vi ews

Previous Page: Top: The Level 0 view shows customers interacting around 2 pool tables and elevated booths. In the distance is the main tasting counter and brewing equipment. Middle: Exterior view with patrons enjoying the outdoor games. Above there is a party on the terrace. Bottom: Level 2 view shows the smaller tasting counter in the upper level seating area, in the background the party is still on the terrace.

Above: This hidden line drawing give a sense of the fishbowl effect achieved above the brewing space on Level 1

THE BREW PUB Teil MASSIE Cody MAY

How the Sustainability Dividend is likely to be secured from the proposed BREW PUB project. By Se Yeon LEE Seyeon79@gmail.com Introduction The City of West Liberty is located within the eastern foothills of Kentucky. It is one of the two towns in the nation which celebrates annual Sorghum Festival. It is a town of music, Appalachian crafts, art, and rich history. When two tornados hit this charming town on February 29 and March 2, 2012, the community of West Liberty, Kentucky was devastated. However, soon they challenged themselves to rebuild and rejuvenate their town in despair. Not only they have decided to rebuild their homes and businesses, they took it as an opportunity to reconstruct the community with the 21st century innovative infrastructure with sustainable measures (Rebuilding West Liberty, Kentucky: A Strategic Report, 2013). The development proposed and designed by architectural students under the instruction of Professor Greg Luhan at Texas A&M University meets such objectives of sustainability at both community level and also in smaller scale for individual catalyst building projects. Sustainability was the key concept incorporated to promote healthy living environment, but also it was to create sustainable environment system which fulfills the financial needs and generate sustainable revenue. This proposed community development for West Liberty, Kentucky suggests different approaches to secure sustainability dividend. Sustainability dividend is improved financial performances of real estate asset which can be achieved by applying environmental design, science, and solutions to increase proportions of the occupancy cost by reducing operation costs. By increasing the value of sustainable assets, it reduces the value of the un-sustainable assets and it will further promote sustainable growth of real estate market (Booth, 2008). This paper focuses on a brew pub named, ‘Two Dudes Brewing’ which is one of the ten individual catalyst projects proposed for West Liberty, Kentucky. ‘Two Dudes Brewing’ is designed by the 4th year architecture students, Teil Massie and Cody May, and it is an existing building which requires major renovations from damages by the tornados. This 3-story structure is consists of: 1) First Floor: brewery and exterior courtyard for outdoor seating with access to Trimble St. 2) Second Floor: pub and restaurant with access to Main St. 3) Third Floor: bar and seating area. As a part of this project, office space has been proposed on the same floor of the adjacent building, and a catwalk has been provided to connect the two spaces. Proposed design and business strategies are to implement sustainable practices and to reduce the environmental impacts of their reconstructed buildings. Innovation and Design Innovative design encourages continuous improvement and evolution of sustainable design strategies and measures. Often times, what we really need is ways to encourage people to continuously introduce innovative ideas. Herein ‘Two Dudes Brewing’, such strategy has been intended.

1. Educational Effort The fundamental business concept of the brewery is to use locally grown sorghum. As Professor Luhan mentioned in his briefing, the City of West Liberty celebrates annual Sorghum Festival during the last full weekend of September. Instead of celebrating for 3 days out of a year, the goal is to create a business atmosphere which celebrates sorghum all year around. Locally grown sorghum will be the main ingredient for this brewery and any home-brew substances in use with sorghum will be found at the brew pub shop inside ‘Two Dudes Brewing’. To thrive, annual home brewing competition will be held to promote and bring new flavors to sorghum beer. Brewing classes similar to conventional cooking classes and educational brewery tours will be offered at ‘Two Dude Brewing’. 2. Doubling credits for LEED certification. Once, an appropriate LEED accredited professional is engaged with the project, this will earn one Innovation in Design credit. It is a general rule of thumb that performance exceeding requirement under any environmental categories will provide doubling of credits. For ‘Two Dude Brewing’ project, it is proposed to use 80% of rainwater collected for brewery. This is an exemplary use of recycled rainwater, but also introduces new ways to economically brew sorghum beer. Emissions Greenhouse gas emission is one of the leading causes of the global warming. As we know large portion of the emission is caused by human activities such as burning of wood, oil and natural gas. At this time, any emission from the brew pub has not been identified by the designers. Energy will be discussed later in this paper, but since one of the goals of West Liberty reconstruction is to use of geothermal loop system for the downtown area, this will reduce the emission from the use of natural gas. Similarly, due to the ‘farm to table’ concept, most of the products and materials provided will be produced and manufactured within 500 mile radius, and this reduces necessary emission from automobile uses. Land Use and Ecology With growing concerns for global warming and environmental protection, green building policies such as Leadership in Energy and Environmental Design (LEED) and Energy Star are being adapted and initiated in many cities and states. For the City of West Liberty, it is a goal of this development is to earn Leadership in Energy and Environmental Design Platinum certification, thus required credits under the LEED rating must be evaluated. LEED mechanism can assist to set a foundation for sustainability, but it has to be initiated in the city level to motivate the green building policies (Kontokosta, 2011). All of the catalyst projects including the brew pub are located in the downtown West Liberty. In the sustainability development, channeling the development to the urban areas with existing infrastructure and basic businesses is very important. Since the majority of downtown will be rebuilt, this is already determined to be respectable to create synergy in the community level. 1. Exterior courtyard for outdoor seating Approximate 3,400 S.F. exterior courtyard facing Trimble Street was found to be neglected and was left as a compacted dirt area with no particular use. The exterior courtyard is proposed to be landscaped with turf and local trees. Such decision was driven by the “choosing by advantages” concept, one of the lean construction principles. When compared with the other options such as grass pavement, crushed paver, and real grass, turf was evaluated to be the most economic and

beneficial option to create a pleasant outdoor seating area. Existing trees or greenery on site will be replanted to this area once landscape works begin. Any other land use and ecological aspects of the brew pub was not discussed. 2. Green roof As informed by Professor Luhan, adaptation of green roof is a standard strategy for all catalyst projects. Green roof will reduce heat island effect by replacing the generic roofing material with greenery, but also, it will provide cool air through evapotranspiration process. Although load calculation of the existing structure is a must prior to confirming sustainable measures, having green roof garden with seating for restaurant and pub customers’ would be a great feature for the business. As indicated in the reports, West Liberty is situated in a natural scenic location, and there is rich green space with Licking River flowing next to the downtown area (Rebuilding West Liberty, Kentucky: A Strategic Report, 2013). Having a high scenic lookout on the roof deck of ‘Two Dudes Brewing’ for the tourists to enjoy the surrounding environment of West Liberty will provide one more reason to stop and try sorghum beer. Materials Most of the structures in downtown were destroyed. The debris from two hits of tornados was spread all over town. Fortunately, brewery building is one of the few buildings still left on Main Street. Within the brewery building itself, main structure of the building, many parts of brick walls, and concrete slab floors survived, but still left many areas of the building in despair. From the pictures and verbal descriptions, it was understood that both usable and unusable materials were left out in piles throughout the town. Evidently, no one kept record or separated the usables from unusables. If recorded correctly, this could save a lot of money in rebuilding of West Liberty. A research presented by Kayla Alford emphasized economic advantages of recycling construction waste. The research examined quantifying potential waste to recycle and reuse (Cha at el., 2012). The difference in West Liberty project is that many of the materials are already “demolished” and they are ready to be sorted. 1. Reclaimed wood It was proposed by the designers to reclaim any wood left and despaired by tornados. The plan is to salvage them to finish interior walls, use to repair parts of structure, and to make new furniture for the brew pub countertops, tables and seats. Not only this will reduce the construction cost, but also support the clean-up effort and recycle damaged wood. Unfortunately, “how they would accomplish this” has not been answered. The challenge will be to organize and collect ones that could be recycled or find other use for badly damaged wood. The unusable wood can be chipped, and be used for cultivation for mulching, fertilizing, and soil enrichment. These can be used amongst the community, and also for the landscape around the riverwalk. 2. Reuse of existing concrete floor Fortunately for this brew pub building, the existing concrete slab floor is in good condition. Grinding, repairing to fill chipped holes and seal hardening floor will bring life back to this floor. At this time, detailed investigation of the current condition of the existing structure has not been completed. Depending on the result, some of the areas may require new concrete slab. Once fully investigated, the author highly

recommends using high volume fly ash concrete. Not only this is sus tainable use of a product of coal fired power plants, high volume fly ash concrete increases workability, and is proven to be high performance and high strength compared to conventional blended mixture with Portland cement. It is a fact that concrete will crack in some point of its life. Another quality of high volume fly ash concrete is that it reduces concrete cracks by more than 50%. With high people-traffic and consistent use of water or liquid in the brew pub, such durable concrete floor shall out-perform the needs of this building. 3. Existing brick wall As mentioned above, this is one of the few buildings which survived the tornados. In order to maintain the sense of historic downtown, the existing brick wall will be refurbished to be remained. It is the designersâ&#x20AC;&#x2122; intent to change the exterior of the building as little as possible by saving most of the existing brick wall. With reconditioning effort, the designers believe that this is an economical solution to provide a new breath to the existing building and to preserve the historic aspects of downtown West Liberty. Water Water is one of the main ingredients and resources when brewing. For many cycles of cleaning grain and sorghum, a lot of water is going to be used. Simply, each time they brew approximately 930 gallons of water is needed, and the plan is to brew twice a week. Beside the main brewery, the new building design contains restrooms on all 3 floors and full functioning kitchen for the restaurant. 1. Rainwater Collection A proposed cistern with 4,000 gallon holding capacity will collect the rainwater from the building. It is the intent of the designers to use 80% of collected rainwater for brewery, and the remainder to be used in the restroom and kitchen. According to the previous research done by the designers, West Liberty receives 3â&#x20AC;? of rain daily during the wet season. If this is true, the brewery may be able to function without using the city ater during the wet season. Use of the collected rainwater may be possible during the cleaning cycles of grain, flushing toilets, and irrigation of exterior landscape, but more in depth research in regards to health concerns shall be conducted prior to validating this design of the brew process. 2. Constructed wetland in the exterior courtyard It is assumed by many people that the wastewater management system must be highly engineered which requires large investments with high maintenance cost. Based on the previous research, constructed wetland can be a robust, efficient connection system which fulfills its immediate needs. Tracking back to the constructed wetlands in tsunami affected areas of Thailand, they can be as simple as three parallel planted gravel based wetland cells of horizontal subsurface flow sections (Brix at al., 2007). What the author proposes here is a small constructed wetland in the exterior courtyard which treats only the gray water before flowing down to the river . This will be used as landscape water feature as well as a small scale wastewater management which could be an attraction to educate people about constructed wetlands.

Transport The main concern behind sustainable transportation is to reduce pollution and development impacts from automobile use. Using all locally produced products and sorghum reduces the necessary emissions from the transportation, and the local shipping and receiving transmission will save the transportation cost. Most people in West Liberty live outside of town, and commute for work. This indicates that many people rely on the automobile for the means of transportation. This newly proposed community is to be a pedestrian friendly development. Once automobiles are parked in the public parking structure (proposed) behind brew pub or on the streets, it is highly recommended to either walk or ride bike around the town. There is no bike rack proposed on the brew pub’s property, but the next door building with outdoor store and coffee shop will have bike racks, and visitors should be able to lock their bikes there. This is not directly related to the brew pub’s asset or property values, but this will definitely form a sense of sustainable environment at the community level and create real market opportunity once well managed. Energy Reports indicate that geothermal loop throughout the central downtown West Liberty is under development and it will open many doors for the residents and business owners in town. Most importantly, this will reduce energy cost by 40-60% in heating and cooling for businesses (Rebuilding West Liberty, Kentucky: A Strategic Report, 2013). This geothermal loop will be a great asset for the city of West Liberty. More jobs will be created and businesses will be created to serve the community, and this indicates an increase in the population and growth of the city. This geothermal loop will be the foundation of the rebuilding of West Liberty. Of course, ‘Two Dudes Brewing’ will be also connected to the geothermal loop, and this will greatly reduce their operating cost. Many of the sustainable energy technology still require high initial investment compare to the conventional system. Although some may have short payback period with government incentives and save operation cost in a long run, high initial investment cost is still a concern for many of the existing building owners at West Liberty. Beside the geothermal loop, no other sustainable measures have been proposed by the designers of ‘Two Dudes Brewing’. The author recommends installing solar water heating system which is one of the least expensive ways to incorporate solar energy system. A solar water heating system with a 80-gallon tank shall serve 3 small restrooms and potentially the kitchen in this building, and it shall save extra operating cost. Indoor Environmental Management As investigated in Cradle to Cradle by McDonough and Braungart, the positive indoor air and environmental quality creates healthy working environment, and also increase the productivity of the workers. Unfortunately, indoor air and environmental management has not been discussed in the proposed design. Previous research presented by Tracee Rhodes has stated that healthier buildings reduce sick time and increase productivity, making it easier to recruit and retain employees (Miller et al., 2009). Since office space is proposed in ‘Two Dude Brewing’, more emphasis should be given to create healthy working environment which does not exhaust toxic fumes of chemicals from interior finishes, carpet, paint and furniture. Happy and healthy renters and workers would want to stay in the space and this leads to consistent rental income for the owner as well.

Asset/Facilities Management The most important undermining initiative of this community development is to practice “farm to table” concept. The local products and produces will be used and sold in this rebuilt community and business. This means the fresh products will be served and used, but also, it stimulates and supports the local economy. With “farm to table” practice, the hops and grains within 500 mile radius will be used in the brewing process. After their use at the brewery, the leftover hops will be returned to the farmers as fertilizers or animal feed. This ‘cradle to cradle’ process has been clearly identified in the business proposal. One man’s trash is another man’s treasure! Other recommendation by the author is to complete office space to secure monthly income while this real estate asset could become the foundation to execute the brewery. Since proposed brew pub and office space are in the separate buildings connected by the future catwalk, this is a great opportunity to secure a net rent for the building owner. As well as the rebuilding process, maintenance is also significant due to its continuous effort to secure sustainability dividend. Rather than the conventional landlord-tenant relationship which requires landlord as sole responsible party for maintaining the property, “green lease” requires both the landlord and the tenant to act together to maintain a healthy productive environment by conserving and efficiently using resources (Austin, 2012). This idea can be adapted by the owners and users of the building to sustainably maintain and operate the building for as long as they could. By sharing responsibilities and incentives, they will gain strong ownership toward the building and also for the environment. Conclusions The basic principles of sustainability shall fulfill environmental, economic and social requirements. As Professor Booth taught us in class, sensory is another key element in the sustainability principles. What is presented and reviewed of ‘Two Dudes Brewing’ in West Liberty is still very conceptual, therefore they require in depth research and evaluation to confirm the financial feasibility. However, what was discussed is a first step attempt to secure sustainability dividend to promote healthy opportunities for more businesses and jobs in West Liberty. Based on the case study research of sustainable entrepreneurship, its success can be driven by financial resources and market power to push for innovative standards, as well as ecoconscious nature of the business (Rodgers, 2010). As a community, West Liberty is a start-up sustainable entrepreneurship. When the City of West Liberty is fully engaged with the sense of healthy behaviors, it will confirm the continuous success of the city.

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Booth, G.J. (2008) The sustainability dividend: Environmental science delivers Kennecott Land a competitive advantage. Residential Developer, 08, 26-32. Booth, G.J., (2010). Securing the real estate portfolio’s sustainability dividend. Unpublished manuscript, Department of Landscape Architecture and Urban Planning, College of Architecture, Texas A&M University, Texas, USA. Brix, H., Brix, T., & Koottatep, C. H. (2007). Wastewater treatment in tsunami affected areas of Thailand by constructed wetlands. Water Science & Technology, 56(3), 69-74. doi:10.2166/wst.2007.528 Buttimer, R., & Ott, S. (2010). Valuation of green buildings, the effect of green on noi. Manuscript submitted for publication, Belk College of Business, University of North Carolina Charlotte, Charlotte, North Carolina. Retrieved from http://renomics.com/wpcontent/ uploads/2010/04/GreenBlgValuation.pdf Cha, H. S., Kim, K. H., & Kim, C. K. (2012). Case study on selective demolition method for refurbishing deteriorated residential apartments. Journal of Construction Engineering & Management, 138(2), 294-303. doi:10.1061/(ASCE)CO.1943-7862.0000424 Chen, S., Lei, J., Liu, X., Witt, T., Zhao, D., & Zhong, S. (2014). West Liberty, Kentucky: Needs Assessment and Master Plan Data Cohen, B., & Winn, M. I. (2007). Market imperfections, opportunity and sustainable entrepreneurship. Journal of Business Venturing, 22(1), 29-49. doi:10.1016/j. jbusvent.2004.12.001 Conley, T. & Rupe, J., (2013). West Liberty Strategic Plan Report Dean, T. J., & McMullen, J. S. (2007). Toward a theory of sustainable entrepreneurship: Reducing environmental degradation through entrepreneurial action. Journal of Business Venturing, 22(1), 50-76. doi:10.1016/j.jbusvent.2005.09.003 DuBose, J. R., Bosch, S. J., & Pearce, A. R. (2007). Analysis of state-wide green building policies. Journal of Green Building, 2(2), 161-177. Goodwin, K.R. (2011). The demand for green housing amenities. The Journal of Sustainable Real Estate, 3(1), 127-141. Hockerts, K., & Wüstenhagen, R. (2010). Greening goliaths versus emerging Davids—Theorizing about the role of incumbents and new entrants in sustainable entrepreneurship. Journal of Business Venturing, 25(5), 481-492. doi: 10.1016/jbusvent.2009.07.005 Kontokosta, C.E. (2011). Greening the regulatory landscape: The spatial and temporal diffusion of green building policies in U.S. cities. The Journal of Sustainable Real Estate, 3(1), 68-90. Lior, N. (2010). Sustainable energy development: The present (2009) situation and possible paths to the future. Energy, 35(10), 3976-3994. doi:10.1016/j.energy.2010.03.034 May, C., & Massie, T. (2014). Two Dudes Brewing [PDF slides]. Retrieved from https://ecampusprod.tamu.edu/bbcswebdav/pid-594935-dt-content-rid 3516030_1/courses/LDEV.671.600.1411/10.%20LUHAN_Studio-Spring2014_ PrefinalPresentation_Massie-May.pdf McDonough, W., & Braungart, M. (2002). Cradle to cradle: Remaking the way we make things (1st ed.). New York, NY: North Point Press.

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BOUTIQUE HOTEL W E ST L I B E RTY TEAM Caitlin Dettling Alejandra Poujol

BOUTIQUE HOTEL CONTEXT BOUTIQUE HOTEL E XT BOUTIQUE HOTELCONT CONTEXT

Brew Pub / Red Rooster

BREW PUB / RED ROOSTER

West Liberty, KY W E S T L I B E R T Y, K Y

W E S T L I B E R T Y, K Y

City Hall

Our Site

OO UU R RS ISTI TE E

Our Site

OUR SITE OUR SITE

ST MAIN

MAIN

LE ST TRIMB

TRIMB

LE ST

CITY HALL CITY HALL

BOUTIQUE HOTEL P R EC E D E N TS BOUTIQUE HOTEL PRECEDENTS

WDRT Hotel | Jackson Hole, WY WORT HOTEL JACKSON HOLE, WY

Stack | Gluck +

S TA C K G L U C K +

Mercato | Neri & HU Design M E R C ATO N E R I & H U D E S I G N

21C Museum Hotel | Louisville, KY 21C MUSEUM HOTEL

LOUISVILLE, KY

Loblolly House | Kieran Timberlake

L O B L O L LY H O U S E K I E R A N T I M B E R L A K E

290 Mulberry | SHoP Architects 290 MULBERRY SHoP ARCHITECTS

BOUTIQUE HOTEL C ART RI DGE S BOUTIQUE HOTEL CARTRIDGES

Stair Cartridge

S TA I R C A R T R I D G E

Queen Q U E E N Cartridge CARTRIDGE

King Cartridge KING CARTRIDGE

BOUTIQUE HOTEL CART R I DG E S

BOUTIQUE HOTEL STRUCTURE

BOUTIQUE HOTEL S I T E SITE BOUTIQUE HOTEL

TREES

SHRUBS

FLOWERS

CRESTED IRIS VIRGINIA PINE

G R E E N A R B O R V I TA E

MAGNOLIA

WOODLAND SAGE

HICKSI YEW

POPULUS

WHITE FRINGE

SPIDER FLOWER

MAIDEN GRASS

T E C H N Y A R B O R V I TA E

ZINNIA

BOUTIQUE HOTEL V I E WS

BOUTIQUE HOTEL SECTIONS BOUTIQUE HOTEL SEC T I ONS

BOUTIQUE HOTEL E L E VAT I O N S

BOUTIQUE HOTEL ELEVATIONS

THE BOUTIQUE HOTEL Caitlin DETTLING Alejandra POUJOL

How the Sustainability Dividend is likely to be secured from the proposed BOUTIQUE HOTEL project. By Niles HOGAN NilesHogan@gmail.com Introduction On March 2, 2012, the downtown area of West Liberty, Kentucky was destroyed by a tornado. A strategic plan to rebuild downtown, focusing on a community driven by agriculture and tourism with an emphasis on sustainability, is now in the stages of conceptualization. One aspect of this this project will be the construction of a boutique hotel. Conceptualization of the hotel involves a variety of factors designed to increase the “sustainability dividend” of this asset. The sustainability dividend is the improved financial performance of a property that is achieved by reducing the cost of operation through sustainable building methods and/or management (Booth, 2010, p. 1). Innovation and Design The design of the hotel will be tailored toward obtaining LEED certified status while providing a luxurious environment for tourists. The success of boutique hotels tends to depend upon location, events, products and service; the architects heading this project hope to connect the hotel with the budding sorghum-based economy of West Liberty as well as the surrounding eco-tourism opportunities. Creating a service-oriented hotel closely linked to other downtown businesses will bolster West Liberty’s economy and maximize hotel bookings. The implementation and maintenance of environmentally friendly, “green” practices will not only be cost-efficient and good for the planet; they are also likely to attract both businesses and tourists to the West Liberty area, which in turn benefits the local economy. Emissions As an estimated 5% of tourism related carbon emissions arise from hotel operations (Teng, Horng, Hu, Chien, & Shen, 2012, p. 199), there is plenty of room for ecological improvement in this area. Hotels generate these greenhouse gas emissions mainly by consuming large amounts of energy, water, and nonrenewable resources. Although the architects managing this project have not yet addressed a plan to cut such emissions, there are measures that can be taken to do so. Energy conservation and carbon reduction practices must be implemented, and building operations streamlined. In terms of foods and beverages, the hotel operators can reduce their carbon footprint by using local, in-season, and/or organic foods and beverages. When sourcing products, environmental impact in manufacturing and transportation should be taken into account and products should be purchased in bulk to reduce packaging. (Teng et al., 2012, p. 201). The subject of emissions overlaps considerations taken in other areas. For example, the provision of a “walking and biking corridor” (as detailed under “Transport”) and the practice of green purchasing (discussed under “Asset Management”) are both relevant to decreasing harmful emissions produced by the boutique hotel.

Land Use and Ecology The architects handling this project have not addressed the topic of land use and ecology. However, there are basic principles in this area that should be applied in this situation. Preservation and restoration are key components of habitat conservation; “the most effective (and cheapest, in the long run) strategy is to preserve as much remnant natural habitat as possible” (McKinney, 2002, p. 886). The land surrounding the boutique hotel should be populated with a variety of native plant species, which invariably benefits both native plant and animal populations. There is typically a positive correlation between the restoration of native flora and the flourishing of native fauna (McKinney, 2002, p. 887). Species native to this area are also likely to be weather-tolerant and naturally lowmaintenance. Plants native to the West Liberty region should be planted and tended, in order to cultivate an easily manageable and beautiful environment and a thriving ecosystem. Materials The architects plan to use prefab cartridges to construct the boutique hotel, as can be beneficial in green building projects. This will simplify the building process by reducing costs, allowing for process standardization, lessening lead times, and improving quality control measures. It will also reduce waste significantly, as the use of prefabrication can reduce waste by up to 84.7% in comparison with conventional construction methods (Jaillon, Poon, & Chiang, 2009, p. 312). Last-minute changes during the design phase, and off-cuts from cutting materials during the construction phase, are the leading causes of waste when building; prefab cartridges ensure “early decisions in the design process and significant reduction of on-site activities” (Jaillon et al., 2009, p. 312). The prefab cartridges will consist of queen, king, and stair modules. Each will be a freestanding steel structure that is fully equipped to function within the roof and floor. Stud walls acting as lateral bracing will be included. This means that the interior walls will be adaptable and removable following the placement of the cartridges, as the main structure will be designed to provide lateral support temporarily as needed. This setup will increase convenience when maintenance is eventually or periodically needed. All wood finishes will be obtained from a local mill just outside of West Liberty, which will reduce transportation costs and aid the local economy. The architects believe these measures, taken together, will create a beneficial interplay between economic, social and environmental variables. Other green materials, not mentioned in the architects’ proposed plan, can be selected based on their compatibility with LEED certification standards. Water The architects are designing a water collection system that collects rainwater from the roof and channels it into a cistern near the garden. West Liberty receives about 52 inches of rain per year. The architects plan to install a fiberglass cistern underground with the capacity to store 50,000 gallons of water at a time. Extrapolating from these measurements, and taking into account the proposed size of the boutique hotel’s roof, calculations show that the hotel roof will accumulate approximately 166,110 gallons of water annually. Maintenance of the botanical garden would require only 63,900 gallons per annum. This leaves 102,210 gallons of excess collected water each year. Although the architects plan to use the collected rainwater exclusively to maintain the garden in a beautiful and verdant state, the extra 102,210 gallons could potentially

contribute to water used for washing laundry and/or dishes generated by the hotel’s patrons. Allocating excess rainwater for this purpose makes sense, because “only 5% of a hotel’s overall water is utilized for eating and drinking, while the larger part is used for cleaning (including…laundry [and] dishwashing)” (Teng et al., 2012, p. 200). It is common for hotels to reduce water consumption by “using recycled…rainwater for gardening and cleaning” (Teng et al., 2012, p. 203). Installing Dual flush toilets, WaterSense fixtures, and a practice of reusing towels and linens for extended-stay guests, are other options for reducing water consumption. Transport “Travel is a big part of tourism and a main contributor to global warming,” so it is advisable for hotel operators to “encourage and provide incentives for…guests and staff to support environmentally friendly forms of transport” (Teng et al., 2012, p. 201). The West Liberty boutique hotel will be conveniently located in a natural, scenic location. It is surrounded by green spaces backing up to the downtown area and hugging the shores of the Licking River. The boutique hotel will include green walking spaces and bike paths connecting the property to nearby businesses. Architects have proposed a main “walking and biking corridor” to link Old Mill Park in the western region to recreational parks in the southeast. A pedestrian bridge will cross over the Licking River to provide access to the regional healthcare center from downtown. According to the architects, this will provide pedestrian connectivity to approximately 80% of West Liberty and promote healthy living practices. It will also serve as a scenic trail illustrating West Liberty’s rebuilding efforts, which has the potential to boost eco-tourism efforts. (Rebuilding West Liberty, Kentucky: A Starategic Report, 2013, p. 17) Energy Architects have proposed the construction of a geothermal loop throughout the central downtown area of West Liberty. The geothermal loop, in conjunction with sustainable building methods, would provide a 40-60% reduction in heating and cooling costs for local businesses. The loop would involve several shared wells extending into the limestone beneath West Liberty, a cooperative system expected to cut energy costs in half. Architects expect that this endeavor would create jobs and attract businesses to relocate to West Liberty, as well as take advantage of the proliferation of local drilling and technical vendors. (Rebuilding West Liberty, Kentucky: A Starategic Report, 2013, p. 18) The architects planning this project have proposed the use of solar glass and sun shading to better manage energy usage. Additional solutions they might consider include planting ample vegetation to provide extra shade, reduce the impact of heat hitting the area, and assist in cleaning the air. Energy can also be saved by implementing any of the following: heat pump systems that can generate air conditioning and hot water in guest rooms as well as restaurant kitchens; energy-saving lighting devices, such as LED light bulbs; energyefficient refrigeration facilities, like inverter frequency equipment; auto-sensing devices; and energy use monitoring systems (Teng et al., 2012, p. 203). Further energy management techniques are discussed beneath the heading “Asset and Facilities Management.”

Indoor Environmental Management On average, “people spend 80-90% of their time in buildings,” so considerations like ventilation, temperature, natural lighting, and furniture quality are crucial (Ries & Bilec, 2006, p. 262). The productivity and health of workers tends to increase when the indoor environment is properly managed. This can entail the availability of natural daylight, provision of “thermal comfort and natural air circulation, and the reduction of toxic agents” (Teng et al., 2012, p. 201). Indoor environmental management considerations are also important to ensure the comfort and health of guests. The current hotel design features many walls that are dominated mostly by large windows, which will provide ample natural sunlight for guests and staff. Although the architects have not yet suggested this, the boutique hotel should use materials such as low-VOC paints to reduce air toxicity. Higher-VOC paints release a proliferation of carbon-containing compounds into the air as the paint dries, which is harmful to people’s health as well as the environment. Asset/Facilities Management The architects rebuilding West Liberty have not yet addressed asset or facilities management thoroughly. However, the environmental sustainability of hotel operations depends largely upon the efforts of senior management. A top-down approach tends to be the most effective means of system implementation (Teng et al., 2012, p. 201). Resource minimization strategies must be emphasized to all employees, as “the efficacy of environmentally friendly measures depends on employee recognition and acceptance of these measures” (Teng et al., 2012, p. 201). The owners of the hotel will need to “invest in human capital training, education, and communication to support corporate [environmental management] practices” (Teng et al., 2012, p. 201). It will be necessary to educate employees about the importance of eco-friendly practices, as well as thoroughly train them in environmentally friendly operations and maintenance. The hotel operators may want to consider providing incentives for employee participation in sustainable practices. Educating the incoming hotel guests will also be a necessary practice. Because many tourists fail to recognize the impact their activities can have on the environment, it will be necessary to provide information to guests regarding the importance of these measures. Hotel staff will also want to assure guests that these practices will not result in a lesser quality of service. The boutique hotel can also support sustainability in many specific ways. Actively practicing “green purchasing” – opting to buy environmentally friendly products for daily operations – is invariably helpful. This can include everything from eco-friendly toilet paper to cleaning products to computers. Certain policies can be adopted to regulate energy consumption; there are many daytoday agreements that can be upheld by employees that will drastically cut energy costs and usage. For example, low-traffic areas can be maintained at a relatively warm, but not unlivable, temperature during the summer seasons (Teng et al., 2012, p. 203). Plastic screens can be installed in cold storage rooms; the use of elevators can be discouraged during off-peak hours; and lights and air conditioning units can be turned off whenever a facility or space is unoccupied (Teng et al., 2012, p. 205).

Conclusions The recommendations outlined above will greatly increase the sustainability dividend for the hotel in West Liberty. The implementation of “green” practices will reduce building costs and, over time, result in a drastic decrease of day-to-day and maintenance costs. Many aspects of the above proposal – such as the construction of a geothermal loop and the local sourcing of wood finishes – utilize local resources and assets to cut costs, provide work, and boost West the Liberty economy. The development of sustainable practices and the green spaces that surround them is not only cost-effective, but will also be attractive to eco-tourists and business owners alike. This will bring more money and resources into West Liberty, as well as increasing the sense of community and bolstering the general level of activity around town. Implementing this sustainable plan will be beneficial in the short-term, but exponentially advantageous, useful, and simply admirable as time goes on. This reconstruction project appears to be an excellent way to take a horrible tragedy and turn it into a series of positive, helpful, and sustainable changes for all. References American Psychological Association. (2010) Concise rules of APA style: The official pocket style guide from the American Psychological Association (6th ed.). Washington, DC: Author. American Psychological Association. (2009) Publication manual of the American Psychological Association (6th ed.). Washington, DC: Author. Booth, G.J., (2010). Securing the real estate portfolio’s sustainability dividend. Unpublished manuscript, Department of Landscape Architecture and Urban Planning, College of Architecture, Texas A&M University, Texas, USA. Jaillon, L., Poon, C. S., & Chiang, Y. H. (2009). Quantifying the waste reduction potential of using prefabrication in building construction in Hong Kong. Waste management, 29(1), 309 320. McKinney, M. L. (2002). Urbanization, biodiversity, and conservation. Bioscience, 52(10), 883-890. Rebuilding West Liberty, Kentucky: A Strategic Report. 2013. Retrieved from http://www.mceenterprise.com/RebuildingWestLiberty2013.pdf. Ries, R. & Bilec M.M. (2006). The economic benefits of green buildings: A comprehensive case study. The Engineering Economist. (51), 259-295. doi: 10.1080/00137910600865469101 Teng, C. C., Horng, J. S., Hu, M. L., Chien, L. H., & Shen, Y. C. (2012). Developing energy conservation and carbon reduction indicators for the hotel industry in Taiwan. International Journal of Hospitality Management, 31(1), 199-208.

MAIN STREET DISTILLERY WE ST L I B E RTY TEAM Miranda Barzilla Maureen McLaine

Our project situates a craft distillery along Main Street in downtown West Liberty in a site destroyed by the tornado. The proposed Main Street Distillery will produce different kinds of alcohol for sale and distribution. By producing the alcohol within the city limits the distillery will serve three primary roles: as economic generator, as tourist destination, and as an urban connector rooted in sustainability initiatives. By developing the distillery project in this manner, it will help put West Liberty back on the map. The City of West Liberty was struggling economically in the years preceding the tornado. Now in an effort recover from the 2012 destruction and kick-start their economy, the distillery will help stimulate local development, encourage economic prosperity, increase population, and grow tourism. The distillery will also create dozens of jobs by creating interrelationships between other local businesses and the local farmers. In doing so, it will also help to diversify the demographics of the area by encouraging the younger generation to come back to and live in West Liberty.

MAIN ST. DISTILLERY RENDERINGS

MAIN ST. DISTILLERY SITE ANALYSIS

NO R TH

MAIN ST. DISTILLERY PRECEDENTS GreenBar Craft Distillery - World’s Largest Portfolio of Organic, Handcrafted Spirits Idea: Union of Nature and Craft, Organic Materials, Hand-Processed Ingredients, lightweight bottles, 100% recycled labels and plants a tree for every bottle sold Location: Los Angeles, CA Batch: Vodka, Gin, Tequila, whiskey, Rum, bitters, liquors Layout: Tasting room located on second floor looking out over distilling and storage floor. Storage and distilling area all on the same floor. Long Table Distillery - Vancouver’s First Micro-Distillery Idea: Union of Nature and Craft, Organic Materials, Hand-Processed Ingredients, lightweight bottles, 100% recycled labels and plants a tree for every bottle sold Location: Vancouver, Canada Batch: Vodka and Gin Layout: Small one story building, with tasting area in the front and glass wall separating distilling process behind bar. Movable Bar Table Dark Corner Distillery - World’s Best Moonshine Idea: Union of Nature and Craft, Organic Materials, Hand-Processed Ingredients, lightweight bottles, 100% recycled labels and plants a tree for every bottle sold Location: Downtown Greensville, NC Batch: Whiskey, Moonshine, Gin, Absinthe Layout: Small distilling area (80 Gallon Still), Tasting Area, Merchandise Area are all on the same floor and Appalachian Heritage Education Rio Brazos Distillery Tour- College Station’s First Distillery Idea: Union of Nature and Craft, HandProcessed Ingredients, Pot-Distilled Location: College Station, TX Batch: Whiskey and Spirits Layout: Open Warehouse with Tasting Area, Distilling Equipment, Storage, and Cool Storage available to view

MAIN ST. DISTILLERY COMPARATIVE RATINGS OF ALTERNATIVES

COMPARATIVE RATINGS OF ALTERNATIVES: ROOF FORM Factor 1: Improve the street presence through a cohesive and innovative facade and roof design Status Quo - Attribute: The building must be designed to meet the 2009 IEEC / ASHRAE 90.1 Energy Code. Alternative 1. Main Street Elevation is vertically sectioned with the lower left recessed curtain wall as entrance, upper left as outdoor event space overlooking main street, and right as brick veneer with two openings mimicking the horizontal distribution of the neighboring buildings. A hidden butterfly roof drains the water to the rainwater collection system in the back. Alternative 2. Elevation is broken by two roofs that drain to water cistern. Clerestory windows bring in natural northern lighting throughout the space. Upper patio off of event space. Recessed entry. Broken horizontally with guidelines based on neighboring buildings. Main Street Signage in the center of the facade breaks up the verticality. Alternative 3. Distillery is segmented into recessed curtain wall extending to sloped roof. Lower slanted roof is hidden behind flat facade to mimic neighboring buildings. Windows break up large brick facade and follow a horizontal segmentation. Rainwater runoff drains to cistern from one location.

MAIN ST. DISTILLERYFLOOR PLAN

T R I M B L E S T.

4 5

Basement Floor Plan- Trimble Street Level

1. Delivery/Receiving 1. Delivery/ Receiving 2. Tasting Area 2. Tasting Area 3. Barrel/ Ingredients Storage 3. Barrel/Ingredients Storage 4. Temperature Controlled Storage 4. Temperature Controlled Storage5. Janitorial Closet 5. Janitorial Closet 6. Restrooms 7. MEP 6. Restroom 7. MEP

MAIN ST. DISTILLERYFLOOR PLAN

T R I M B L E S T.

7 4 5

M A I N S T.

1. Storage 2. Bottling 3. Distilling 4. Merchandise/Flex Space 5. Merchandise Counter 6. Tour Waiting Area 7. Catering Kitchen

First Floor Plan- Main Street Level 1. Storage 2. Bottling 3. Distilling 4. Merchandise/Flex Space 5. Merchandise Counter 6. Tour Waiting Area 7. Catering Kitchen

MAIN ST. DISTILLERY

FLOOR PLAN

T R I M B L E S T.

2 3 4 4

M A I N S T. Second Floor Plan- Trimble Street Level

1. Distillery History Area/Flex Space 2. Restroom 1. Distillery History Area/ Flow Space 2. Restrooms 3. Janitorial Closet 3. Janitorial Closet 4. Office 4. Office

MAIN ST. DISTILLERY

CIRCULATION DIAGRAMS

Distilling Process Circulation

0 Distilling Process Circulation

2 Tastin

g Entra

nce

Tour Circulation

0 Tour Circulation

MAIN ST. DISTILLERY

INTERIOR VIEWS

Second Floor View

Tasting Bar View

MAIN ST. DISTILLERY

INTERIOR VIEWS

INTERIOR RENDERINGS

Distilling History Area View 1

Distilling History Area View 2

MAIN ST. DISTILLERY

ELEVATION

MAIN STREET ELEVATION

MAIN ST. DISTILLERY

ELEVATION

TRIMBLE STREET ELEVATION

MAIN ST. DISTILLERY

SECTION

SHORT SECTION

MAIN ST. DISTILLERY

SECTION

LONG SECTION

MAIN ST. DISTILLERY

RAINWATER COLLECTION

Water Catchment

1 in of rain

2,180.5 gallons 8,254.09 Liters

Cistern Water Use in Alcohol Production

1 Bottle

1 Barrel

=19.5 Barrels

MAIN ST. DISTILLERY

STRUCTURE

Exploded Axon Diagram

MAIN ST. DISTILLERY STRUCTURAL FRAMING

Column Grid

Foundation Plan

Column Grid

Foundation Plan

Second Floor Framing T.O.B. 26’ A

Roof Framing T.O.B. 43’

STRUCTURAL FRAMING

MAIN ST. DISTILLERY

First Floor Framing T.O.B 13’ A

Second Floor Framing T.O.B. 26’

Suspension Rod 3 x 15

3 x 15

TR 8

3 x 15

First Floor Framing T.O.B. 13’

Roof Framing T.O.B. 39’

3 x 15

TR 3 x 15

3 x 15

Second Floor Framing T.O.B. 26’

MAIN ST. DISTILLERY

STRUCTURAL FRAMING

Roof Framing T.O.B. 39’

Roof Framing T.O.B. 43’

Suspension Rod 1

3 x 15

Roof Framing T.O.B. 39’

TR 9

3 x 15

TR 11

TR 12

3 x 15

Roof Framing T.O.B. 43’

MAIN ST. DISTILLERY

LOAD DIAGRAMS

6 3

2 3

4 5

<100 psf 100-150 psf >150 psf Live Load Diagram

<100 psf 100-150 psf >150 psf

<100 psf 100-150 psf

MAIN ST. DISTILLERY

DETAIL MODEL

The MAIN STREET DISTILLERY Maureen McLAINE Miranda BARZILLA

How the Sustainability Dividend is likely to be secured from the proposed MAIN STREET DISTILLERY project. By Bo ZHANG Zhangbo-87@tamu.edu Introduction “The ‘Sustainability Dividend’ is the use of environmental science and design solutions to create and enhance real estate asset value” (Booth, 2008, p.27). According to Booth (2008, p.28), the “Sustainability Dividend” lies in enhanced financial performance of real estate asset or portfolios that arises from the application of environmental design, science, and solutions to either increase the percentage of the tenant’s total occupancy cost that is paid to the landlord as net rent, or groom existing assets, conceptualize, design and deliver new assets which cost less to operate thereby achieving comparatively lower capitalization rates. Booth (2008, p.29) claims that development industry leaders now seek to secure the sustainability dividend to give their real estate portfolio the competitive advantage and continuing highest-quality investment grade. “The ‘Sustainability Dividend’ is secured to improve the cost-effective performance (decreased cost of operation) of the asset with respect to the following aspects: innovation and design, emissions, land use and ecology, materials, water, transport, energy, indoor environmental management, and facilities management” (Booth, 2010, p.1). With these done, the proportion of the tenant’s total occupancy cost consumed by building operations cost can be managed down, and the remaining balance that is paid to the building owner as net rent will be managed up (Booth, 2010, p.2). In addition, “the sustainability dividend applies equally to owner occupied residential real estate and is particularly important in the post-sub-prime era of mortgage lending” (Booth, 2010, p.3). “It will become a critical tool in managing risk and ensuring that borrowers spend less of their disposable income on maintenance and operation of their residential property thereby ensuring funds availability for principal and interest repayment on their mortgage” (Booth, 2010, p.3). Innovation and Design In early 2012, the town of West Liberty in Kentucky was devastated by two tornados. Though the town has been struggling to recover from the destruction and its suffered economy, its economic growth is being pursued by creating a multitude of businesses with a focus on its advantageous product—sorghum, such as a distillery that uses sorghum as its base ingredient for producing alcohol. “In order to create a successful business the distillery needs to be established with a downtown presence” (Barzilla & McLaine, 2014, p.3). “The distillery will be producing different alcohols for sale and distribution that will help put West Liberty back on the map” (Barzilla & McLaine, 2014, p.1). As Barzilla & McLaine (2014, p.1) put, this project will help accomplish local development in West Liberty to encourage economic, population, and tourism growth, especially by favoring a balanced relationship between the alcohol production process and distillery tours. In addition, the distillery will create jobs by creating interrelationships between other businesses in town and the local farmers who grow sorghum, which will help to diversify the demographics of the area by encouraging the younger generation to come to West Liberty (Barzilla & McLaine, 2014, p.1). All of these will contribute to securing the Sustainability Dividend in the redevelopment of West Liberty by integrating environmental, economic and social development.

The distillery is constructed for three goals. The first goal is tourist attraction, which “provides tours to encourage tourist to visit the distillery and bring tourist into the town, and meanwhile has merchandise sales to market the distillery/West Liberty and provide secondary revenue” (Barzilla & McLaine, 2014, p.1). The second goal is street presence, which complements the existing buildings, balances with the surrounding context, creates a visual connection to the street by allowing pedestrian traffic to view through the building into the distilling process, and creates a street presence on Tremble Street to encourage foot traffic and secondary entrance into the distillery (Barzilla & McLaine, 2014, p.1). The third goal is to support surrounding local businesses, which employs local farm products for alcohol production to increase local economic growth, and utilizes local businesses and services for events and markets neighboring businesses to increase economic growth (Barzilla & McLaine, 2014, p.1). The distillery view itself as a critical agent for change in the community. It can be classified as “transformational organizations”, which hold an interdependent perspective and have corporate missions that focus on improving life and creating positive change for both the organization and the community (Thomas & Cross, 2007, p.45). According to Barzilla & McLaine (2014, p.3), the design of the distillery has its assumptions: first, it assumes that the West Liberty will vote to become a moist county from a dry county (with 60-90 gallons of liquor made per week which is a small batch); second, it assumes that there is someone that has knowledge about the distilling process; third, it assumes that local farmers will grow enough sorghum to sustain the alcohol production. Besides, it has to assume that Tremble St. will become an active pedestrian street. If any of these assumptions will not be satisfied, the Sustainability Dividend will be hard to secure. For the design of the distillery building, the lifecycle perspective has played a significant role, which can decrease the long term actual operational costs, thus creating the sustainability dividend. “The design integrates sustainable practices such as rainwater collection, harvesting and daylighting” (Barzilla & McLaine, 2014, p.1). “Although the structure will be permanent, the skin, internal walls, systems, and technology play a smaller role due to their shorter lifecycle and building needs throughout the structural lifespan” (Barzilla & McLaine, 2014, p.1). Emissions The distillery’s emissions will come from three sources. First, the transportation for construction materials will create emissions. However, the project proposes they are getting materials within the state of Kentucky. For example, the timber company is 20 miles away from the distillery building site, the concrete company 40 miles away, and the glass company 60 miles away (Barzilla & McLaine, 2014, p.4). This will greatly reduce the external cost to the environment by reducing emissions. Second, emissions will also be generated from distribution of the distillery’s product. But the plan on using ethanol produced by sorghum will help cut down emissions. Ethanol can emit less CO2 than other fuels, which also limit its negative impact on ecological footprint. Third, the distilling process itself will create emissions. Methanol may send out vapor, poisonous liquid, or other disposal emissions, which will impose problems on people’s health. Ventilation is crucial to get rid of at least those abundant amounts of steam. With

the installation of the ventilation system, the value of unsustainability goes down and the value of sustainability goes up. Land Use and Ecology In order to create a successful business, the distillery needs to be established with a downtown presence in the town of West Liberty. The site is a preexisting empty site, but there used to be a building there (Barzilla & McLaine, 2014, p.1). It is also sandwiched between two preexisting buildings with a severe change in elevation from Main St. and Tremble St (Barzilla & McLaine, 2014, p.1). Once the sustainable distillery is built there, it can be transferred into the sustainability value of that empty site. There is a river down the hill from the distillery building as well. The construction process may pollute the water running off into the stream, thus a faster construction needs to take place. Barzilla & McLaine (2014) recommends using timber which will be prefabricated helping the process move faster. At the same time, they don’t want dirty running into river to affect local ecology. What’s more, Barzilla & McLaine (2014) proposes using a permeable driveway in the back of the distillery building to help absorb some of the water that may potentially run off of distillery site when it rains. This enhances the financial performance of the distillery building arising from the application of environmental design. Dean & McMullen (2007, p.51) argue that the growing desire of businesses for the cessation of environmentally degrading activities, combined with a willingness to pay for reduction of these activities, represents opportunity for entrepreneurial action that can lead to the increase in its economic value and the enhancement of ecological sustainability. Materials Local sorghum is used to produce alcohol, providing a great opportunity for the industry. The distillery should take advantage of this abundant source since it is easy and less costly to get from local than from anywhere else, which will add to the product’s sustainability value. Delivering substantial savings in material expenses will be then delivered as a base-line saving to construction costs (Booth, 2008, p.27). The distillery building is constructed also from locally sourced materials which are only dozens of miles from the building site, which saves significantly on transport emissions of CO2 that would otherwise occur. Besides, natural disaster resistant materials has been taken into consideration as materials for new building help to reassure the business owners that the structure will remain standing if anther tornado strikes (Barzilla & McLaine, 2014, p.2). As to the building’s end-of-life, it is essential to design a product architecture that allows for easy disassembly and recycling in order to improve ease of disassembly and recycling of a product at its retirement stage (Barzilla & McLaine, 2014, p.2). All of these will be instrumental for the distillery to secure the sustainability dividend. “The distillery will be using heavy timber construction for the flooring and roof structure, concrete shear walls on the north and south facades, and structural steel curtain wall mullions on the east and west facades” (Barzilla & McLaine, 2014, p.2). “The embodied energy allows for an industrial yet warm environment that educates the visitors through structural visibility” (Barzilla & McLaine, 2014, p.2). “For the production process, the distillery will be built using modular construction, which will maximize efficiency and minimize construction labor cost and time” (Barzilla & McLaine, 2014, p.2).

Concrete is famous for its strength and durability. It is used in the majority of buildings, bridges, dams, tunnels, sewerage systems pavements, runways, and even roads, and gains strength over time. It will not be weakened by moisture, mold or pests, which is particularly suitable for the moist environment in the distillery. Concrete structures can withstand natural disasters such as earthquakes and hurricanes, and is naturally fire-resistant by forming a highly effective barrier to fire spread (Barzilla & McLaine, 2014, p.3). Concrete, being inert, compact and non-porous, does not attract mold or lose its key properties over time, which keeps a low maintenance cost for the distillery (Barzilla & McLaine, 2014, p.3). Barzilla & McLaine (2014, p.3) also states that compared to other comparable building materials, such as steel, concrete is less costly to produce and remains extremely affordable. Therefore, concrete can help the distillery secure the sustainability dividend by reducing the operational cost. Apart from those, concrete and cement have relatively lower emissions of CO2, compared to other building materials, which is environment-friendly (Barzilla & McLaine, 2014, p.3). “Timber frame buildings receive a double dose of durability through the use of timbers and the strong mortise and tendon joint design, which have withstood earthquakes, hurricanes, and tsunamis” (Barzilla & McLaine, 2014, p.4). Timber framed buildings also have good fire resistance due to the inherent fire resistance of heavy timber. As a credit to their strength, timbers that have experienced fire can be planed down and reused as structural beams in new designs, with these strong and durable timbers being connected by joints known to withstand massive amounts of pressure (Barzilla & McLaine, 2014, p.4). “The combined strength of the timber and woodworking joints serves to create a structure of extreme strength and long-lasting durability” (Barzilla & McLaine, 2014, p.4). Timber has a strong exterior shell which makes customization of interior walls design flexible, the strong frame of which also enables architects to make more use of windows to get daylight (Barzilla & McLaine, 2014, p.4). These all will indicate significant increase in the sustainable value of the distillery. Modern timber framed buildings use SIPs (Structural Insulated Panels) that span the large spaces between each timber and are known for their superior insulation capabilities; as a result, a timber framed building is a protected envelope, both framed and insulated with high performance materials (Barzilla & McLaine, 2014, p.4). The timber framers who provide timber for the distillery are also eco-friendly by replanting trees, and supporting sustainable forestry and the use of reclaimed lumber (Barzilla & McLaine, 2014, p.4). “Steel’s inherent strength enable architectural and design flexibility – allowing long spans and curves to be easily incorporated into functional designs” (Barzilla & McLaine, 2014, p.4). Steel is cost effective and quick to build, which means building using steel will own high quality by using low-cost and low-skilled labor, and shorter timeframes. “Thanks to its exceptional resistance to fire, corrosion, pests and earthquake tested, steel framed buildings are the first choice for extreme environmental conditions” (Barzilla & McLaine, 2014, p.4). Because steel doesn’t need treating with pesticides, preservatives or glues, it’s also safer for people handling and living or working around it (Barzilla & McLaine, 2014, p.4). Furthermore, Barzilla & McLaine (2014, p.4) mentions that steel framing lasts longer, is light and easy to transport and creates minimal raw material waste, and at the end of its long life, steel can also be fully recycled, which is environment-friendly.

Water The distillery will be designing cisterns to catch water. Specifically, it is to use rainwater for distilling. About 0.62 gallons per square foot of collection surface per inch of rainfall can be collected, and the amount of water catch they will provide about 20 barrels for every inch of rain for the distilling process (Barzilla & McLaine, 2014, p.1). Distilling requires a lot of water about 3.6 Liters of water for every Liter of alcohol, therefore a cistern will allow to save some water and cut down on its water use. One of the factors that need to be taken into consideration is to improve the street presence through a cohesive and innovative facade and roof design. Barzilla & McLaine (2014, p.5) provide three alternatives for choosing by advantages associated with the design of the water collection system: alternative 1 is that a hidden butterfly roof drains the water to the rainwater collection system in the back; alternative 2 is that the elevation is broken by two roofs that drain to water cistern; alternative 3 is that the distillery is segmented into recessed curtain wall extending to sloped roof, and rainwater runoff drains to cistern from one location. These designs of collecting rainwater for distilling increases the sustainability value to the distillery. But meanwhile, the rainwater collection and treatment systems should be designed to adapt over time to changing climatic conditions and treatment demands (Smith, 2009, p.1465). Transport As mentioned above in the “material” section, the construction materials and the ingredients that are required for the distilling process will be obtained within the state of Kentucky, and not far away from the distillery site. Thus, the transportation fee will not be a big concern. Though product distribution will require transport, ethanol can be extracted from sorghums, which will reduce the fuel cost and external cost to the environment. Future business owner of the distillery will be glad because it reduces the operational cost, leaving more net benefits. Energy In order to reduce energy use, the distillery will use higher quality HVAC equipment and follow the ASHREA 2012 standard for insulation. According to Barzilla & McLaine (2014, p.1), it will use low energy products: concrete is not only energy efficient in production, using less energy than producing other comparable building materials, but also can reduce temperature swing by slowing the passage of heat moving through, reflecting more light and absorbing less heat, thus reducing the “urban heat island” effect and energy needs from heating or airconditioning; heavy timber is energy efficient as well in that through the use of large timbers, the design of a timber frame building ensures that the building’s frame allows little to no temperature transfer between the exterior and interior of the building. In addition to those, clerestory windows will be designed to bring in natural northern daylighting to save energy throughout the space. All of these will be able to offer year-round energy savings from using sustainable energy over the life-time of the distillery building, and business leaders should have interest in investing in these energy efficient characteristics. Lior (2010, p. 3976) emphasizes that the first step in any path to the future is wiser use of the energy resources, that is energy conservation. “If their reduction in monthly fuel bills exceeds the after-tax mortgage interest paid to finance the energy efficient investments, then they will enjoy positive cash flow” (Nevin & Watson, 1998, p.409). Indoor Environmental Management Barzilla & McLaine (2014) propose that the distilling area should be zoned off to help

prevent ventilation problems and to help maintain the temperature. By zoning it off, which means the distilling area is surrounded by glass, the accompanied fumes and smells can be prevented from entering the rest of the building. Also, by creating this zone, the distillery will be using less energy because it aims only to maintain a small area but not the whole building. Apart from those, concrete and cement have relatively lower emissions of CO2, compared to other building materials, which will have less effect on the distillery’s indoor environment and can increase its investment grade. Miller, Pogue, Gough, & Davis (2009, p.65) also argues that healthier buildings reduce sick time and increase productivity, making it easier to recruit and retain employees. These will indirectly decrease the unsustainability value of the distillery. Asset/Facilities Management The following distillery equipment will be employed: for distilling, it includes mash mixer, heat exchanger, kettle, whirlpool separator, plate heat exchanger, fermentation vessel, filtration unit, and drainage grate, etc.; for packaging, it includes bottling system and transportation (such as delivery trucks, shipment packaging, and lifting machinery), etc.; other equipment includes cool storage, bottle storage, barrel storage, grain storage, temperature control equipment, ventilation equipment, and tasting bar, etc. (Barzilla & McLaine, 2014, p.2). They need to be energy efficient and operated in a sustainable way to secure the sustainability dividend. Although the financial considerations for these assets are important, “the concept of sustainability is, in essence, to develop an overall improvement in commercial real estate through environmental, social, and economic elements” (Warren-Meyers, 2012, p.193). Conclusions As a measurable uplift in financial return, the “Sustainability Dividend” has its potential to enhance the economic, environmental, social, and sensory satisfaction of real estate assets. “Green construction can result in significant economic savings by improving employee productivity, increasing benefits from improvements in health and safety, and providing savings from energy, maintenance and operational costs” (Ries & Bilec, 2006, p.259). The way how the distillery is designed determines how much of the potential sustainability dividend can be secured and generate savings for the future. As McDonoug & Braungart claimed in Cradle to Cradle (2002, p.9), “design is a signal of intention”. The above discussed that the Sustainability Dividend could be delivered in the distillery case from nine perspectives: Innovation and Design, Emissions, Land Use and Ecology, Materials, Water, Transport, Energy, Indoor Environmental Management, and Asset/ Facilities Management. However, there are some constraints and risks for the distillery that need to be considered within West Liberty. First, “there is some objection from the town’s people in West Liberty to build a distillery and change to a moist county” (Barzilla & McLaine, 2014, p.3). It is a risk of designing something that does not have very much public support. ”Second, “the funding is minimal, and residents are afraid to invest” (Barzilla & McLaine, 2014, p.3). Third, “residents may have minimal knowledge about sustainability” (Barzilla & McLaine, 2014, p.3). While it is impossible to please everyone with a green building, it is important for green building advocates to address opponents up front (DuBose, Bosch, & Pearce, 2007, p.173). If these issues cannot be solved, the Sustainability Dividend will have nowhere to start. As a matter of fact, there is dependency present in the distillery project, which is the interaction between the West Liberty community and the distillery. It is necessary to connect town’s people, material suppliers, tourists, consumers, supporting businesses, alcohol distributers, and sorghum farmers together. After all, every party should enjoy sustainability rights.

In addition, future needs and growth of the distillery, the future environmental state of Kentucky, and future environmental problems should also been taken into consideration. The desired state is to create a distillery building that runs efficiently with minimal impact on the environment (such as materials and water use), high performance systems to save energy, and sustainability education to help people understand the distillery building system and reasons to be sustainable, enhance the local economy with tourism and support local sorghum farmers, and provide business opportunities for local businesses through catering and product sales (Barzilla & McLaine, 2014, p.3). Finally, “the distillery needs to be designed with the most current codes in mind and also take in consideration the life cycle of the building and future codes” (Barzilla & McLaine, 2014, p.3). The design and codes of the building need to take into account the changes the codes will see over the years in order to create a sustainable building over its entire life time. References American Psychological Association. (2010) Concise rules of APA style: The official pocket style guide from the American Psychological Association (6th ed.). Washington, DC: Author. American Psychological Association. (2009) Publication manual of the American Psychological Association (6th ed.). Washington, DC: Author. Barzilla, M., & McLaine, M. (2014). A presentation of the distillery. Unpublished work. Barzilla, M., & McLaine, M. (2014). Distillery advantages report. Unpublished work. Barzilla, M., & McLaine, M. (2014). Project charter. Unpublished work. Booth, G.J. (2008) The sustainability dividend: Environmental science delivers Kennecott Land a competitive advantage. Residential Developer, 08, 26-32. Booth, G.J., (2010). Securing the real estate portfolio’s sustainability dividend. Unpublished manuscript, Department of Landscape Architecture and Urban Planning, College of Architecture, Texas A&M University, Texas, USA. Dean, T. J., & McMullen, J. S. (2007). Toward a theory of sustainable entrepreneurship: Reducing environmental degradation through entrepreneurial action. Journal of Business Venturing, 22(1), 50-76. doi:10.1016/j.jbusvent.2005.09.003 DuBose, J. R., Bosch, S. J., & Pearce, A. R. (2007). Analysis of state-wide green building policies. Journal of Green Building, 2(2), 161-177. Lior, N. (2010). Sustainable energy development: The present (2009) situation and possible paths to the future. Energy, 35(10), 3976-3994. doi:10.1016/j.energy.2010.03.034 McDonough, W., & Braungart, M. (2002). Cradle to cradle: Remaking the way we make things (1st ed.). New York, NY: North Point Press. Miller, N. G., Pogue, D., Gough, Q. D., & Davis, S. M. (2009). Green buildings and productivity. The Journal of Sustainable Real Estate, 1(1), 65-89. Nevin, R., & Watson, G. (1998). Evidence of rational market valuations for home energy efficiency. The Appraisal Journal, 4 (66), 401-409. Retrieved from http://mpra.ub.unimuenchen. de/35343/

Ries, R. & Bilec M.M. (2006). The economic benefits of green buildings: A comprehensive case study. The Engineering Economist. (51), 259-295. doi: 10.1080/00137910600865469 Smith, B. R. (2009). Re-thinking wastewater landscapes: Combining innovative strategies to address tomorrow's urban wastewater treatment challenges. Water Science & Technology, 60(6), 1465-1473. doi:10.2166/wst.2009.473 Thomas, D. F., & Cross, J. E. (2007). Organizations as place builders. Journal of Behavioral & Applied Management, 9(1), 33-61. Retrieved from http://libezproxy.tamu.edu:2048/log in?url=http://search.ebscohost.com.libezproxy.tamu.edu:2048/login.aspx?direct=true&d b=a9h&AN=28013497&site=ehost-live Warren-Meyers, G., (2012). Sustainable management of real estate: Is it really sustainability? The Journal of Sustainable Real Estate, 4(1), 177-197.

OUTDOOR COFFEE W E ST L I B E RTY, KY TEAM Daniela Lambarri Ashley Ricketson

OUTDOOR COFFEE

WEST LIBERTY, KY

Located in the old Bank of the Mountains on the corner of Main and Court Street, Outdoor Coffee is an outdoor recreation retail store as well as the local coffee lounge. By combining two businesses into one building, the space becomes a gathering place in downtown West Liberty for locals as well as an attraction to the local and non local outdoor adventurer community.

west liberty ecotourism

CAVE RUN LAKE

Eco-tourism

By utilizing West Liberty’s natural landscape and the growth of new businesses thriving

GRAYSON LAKE STATE PARK

DANIEL BOONE NATIONAL FOREST

By utilizing West Liberty’s natural landscape and the growth of new businesses thriving of the sweet sorghum industry, the town can become an ecosystem tourism hub. As shown in For ecotourism to be successful in West Liberty, there will need to be an outdoor the diagram, West Liberty recreation retail and rental store. By is located in the perfect combining the outdoor recreationretail store with another business, the risk of position to cater to failure can be reduced. Therefore, a tourists who are coming venues asked for by town citizens, is paired with store. This combines two businesses to the see East Kentucky’s needed in West Liberty, which will contribute natural attractions. to the vibrancy of downtown as well as the

23 MIN

can become an ecotourism hub. As shown in the diagram, West Liberty is located in the perfect position to cater to tourists who are coming to see East Kentucky’s natural attractions.

YATESVILLE LAKE STATE PARK

46 MIN

30 MIN 1 HOUR 23 MIN RED RIVER APPALACHIAN ZIP LINE

PATOKER CAMPGROUND AND STABLES

36 MIN

OUTDOOR COFFEE 5 MI

NATURAL BRIDGE

41 MIN 10 MI 15 MI 20 MI

48 MIN

25 MI 30 MI HIKING

RED RIVER GORGE

LEGEND

ROCK CLIMBING

PAINTSVILLE LAKE

ZIP LINE BARN QUILT TOUR

HORSEBACK RIDING

GOLF WL HIKING TRAILS

FISHING MORGAN COUNTY

vibrancy of the economy.

FESTIVAL

WATER RECREATION

WEST LIBERTY

HUNTING

CAMPING

49 MIN

PLEASANT VALLEY COUNTRY CLUB AND GOLF COURSE

> 5 MIN

LICKING RIVER OLD MILL PARK VETERAN’S PARK SORGHUM FESTIVAL

10 MIN

MILITARY MUSEUM INTERACTIVE HISTORY +GENEOLOGY MUSEUM MAIN STREET

System business plan

HISTORIC COURT HOUSE TRAILS

missioneco-tourism statement sustainable state will need to be an outdoor For to be successful in West Liberty, there eitherconjoined West Liberty, Morgan County, or East Kentucky, the business contributes the local recreation retail and rental store. This should be with another store totoreduce to Morgan County through its local focus and cultivation of entrepreneurship. All products sustainable practice, both in terms of the environment and the economy. Localvenues products reduce the risk of economic failure. Therefore, a coffee shop, which was one of the top Morgan County, or East Kentucky. The entrepreneurship program gives local students and transportation which reduces energy usage, pollution, and cuts costs. Sweet Sorghum grown in asked town citizens, is paired with the store. This combines in West Liberty,for butfor by West Liberty. sweet sorghum contribute to Morgan County’s two economy, businesses it is a gluten free, healthier needed alternative. in West Liberty, which will contribute to the vibrancy of downtown as well as the vibrancy program, students are provided either space to showcase and sell their product line, or the opportunity to help run/manage the co ee shop and outdoor retail shop. By creating of the economy. business opportunity and education for the youth of Morgan County, the young adults can

customer source

product source

money source visiting customers

outdoor recreation retail store hiking gear rock climbing gear hunting gear

products c ee mugs co baked goods

rental

co ee syrup

small boats tubing + water skiing

outerwear footwear

local customers

work force West Liberty

sugar/ sweeteners

clothing items

(local artists)

general store

(team up on transportation)

student entrepreneurs

sorghum products

rock climbing gear

$$ $$

art gallery

Morgan County

shing gear boats

cco ee

$$ Kentucky cultivating entrepreneurship

OUTDOOR COFFEE $$ $$ $$

East Kentucky

water recreation gear w

hiking/rock climbing gear

m sto

$$ $$

$$ $$ products produced and sold in Morgan County

local students

co ee lounge

main street synergy

drinks/pastries

local art gallery art store

m sto

se ba

employees & entreprenuers from Morgan County

a local business for local people...

OUTDOOR COFFEE BUSINESS PROP OSAL

west liberty ecotourism

CAVE RUN LAKE

By utilizing West Liberty’s natural landscape and the growth of new businesses thriving

GRAYSON LAKE STATE PARK

DANIEL BOONE NATIONAL FOREST 23 MIN

can become an ecotourism hub. As shown in the diagram, West Liberty is located in the perfect position to cater to tourists who are coming to see East Kentucky’s natural attractions.

YATESVILLE LAKE STATE PARK

46 MIN

30 MIN 1 HOUR 23 MIN RED RIVER APPALACHIAN ZIP LINE

Mission system Statement

PATOKER CAMPGROUND AND STABLES

36 MIN

OUTDOOR COFFEE 5 MI

For ecotourism to be successful in West

41 MIN Liberty, there will need to beisanthe outdoor Outdoor Coffee outdoor recreation retailer for West Liberty and Morgan County, NATURAL BRIDGE recreation retail and rental store. By as well the asoutdoor the local gathering place to relax and have coffee. Outdoor Coffee is a vital combining recreationretail store with another business, the risk of contributor to Morgan County through its local focus and cultivation of entrepreneurs the failure can be reduced. Therefore, a 48 MIN opportunity to participate in a business. Outdoor Coffee is not only in West Liberty, but for venues asked for by town citizens, is paired with the store. This combines two businesses West Liberty. PAINTSVILLE LAKE 10 MI

15 MI

20 MI

25 MI

30 MI

HIKING

RED RIVER GORGE

needed in West Liberty, which will contribute

to the vibrancy of downtown Sustainable Stateas well as the vibrancy of the economy.

LEGEND

ROCK CLIMBING

ZIP LINE

BARN QUILT TOUR HORSEBACK RIDING

GOLF WL HIKING TRAILS

FISHING

WEST LIBERTY

HUNTING

MORGAN COUNTY

FESTIVAL

WATER RECREATION

CAMPING

PLEASANT VALLEY COUNTRY CLUB AND GOLF COURSE

> 5 MIN

Outdoor Coffee focuses on local. By selling products that are grown, made, and produced 49 MIN in either West Liberty, Morgan County, or East Kentucky, the business contributes to the local economy which benefits the local community. By staying local, Outdoor Coffee 10 MIN creates a sustainable practice, both in terms of the environment and the economy. Local products reduce transportation which reduces energy usage, pollution, and cuts costs. business plan Sweet Sorghum grown in Morgan County is used in the majority of the food and coffee mission statement sustainable state products. Not only does the use of sweet sorghum contribute to Morgan County’s either West Liberty, Morgan County, or East Kentucky, the business contributes to the local economy, it is a gluten free, healthier alternative. to Morgan County through its local focus and cultivation of entrepreneurship. All products LICKING RIVER

OLD MILL PARK

VETERAN’S PARK

SORGHUM FESTIVAL MILITARY MUSEUM

INTERACTIVE HISTORY +GENEOLOGY MUSEUM

MAIN STREET

HISTORIC COURT HOUSE TRAILS

sustainable practice, both in terms of the environment and the economy. Local products reduce transportation which reduces energy usage, pollution, and cuts costs. Sweet Sorghum grown in

Morgan County, or East Kentucky. The entrepreneurship program gives local students and

Outdoor With their shared business in West Liberty, butCoffee for West Liberty.is a cultivator of young entrepreneurship. sweet sorghum contribute to Morgan County’s economy, it is a gluten free, healthier alternative. program, students are provided either space to showcase and sell their product line, or program, students are provided either space to showcase and sell their product line, or opportunity to helpoutdoor run/manage the co ee shop and outdoor retail shop. By creating the opportunity to help run/manage the coffee the shop and retail shop. By creating business opportunity and education for the youth of Morgan County, the young adults can business opportunity and education for the youth of Morgan County, the young adults can effectively contribute to the sustainability of their county. customer source

product source

money source visiting customers

outdoor recreation retail store hiking gear rock climbing gear hunting gear

products c ee mugs co baked goods

rental

co ee syrup

small boats tubing + water skiing

outerwear footwear

local customers

work force West Liberty

sugar/ sweeteners

clothing items

(local artists)

general store

(team up on transportation)

student entrepreneurs

sorghum products

rock climbing gear

$$ $$

art gallery

Morgan County

shing gear boats

m sto

cco ee

$$ Kentucky cultivating entrepreneurship

OUTDOOR COFFEE $$ $$ $$

East Kentucky

water recreation gear w

hiking/rock climbing gear

$$ $$

$$ $$ products produced and sold in Morgan County

local students

co ee lounge

main street synergy

drinks/pastries

local art gallery art store

m sto

se ba

employees & entreprenuers from Morgan County

a local business for local people...

OUTDOOR COFFEE CONTEXT Context This project is a renovation of the former Bank of the Mountains building on the corner context of Main Street and Court Street. Because of its prime location, the currently unoccupied the existing structure a former banktoforattract bank of the mountains. it is located on the intersection building has theis potential people to downtown West Liberty.of main and court street, twon main roads in west liberty.

contextual site diagram

2 3

new court house

m ai n st re et

old court house

co ur t st re et

martha caudill stacy building

outdoor retail

OUTDOOR COFFEE CONCEPT Concept On one scale the building integrates two business, a coffee shop and a outdoor retail store. On a large scale the building integrates main street and court street. The question became how to connect these components.

main street

coffee shop

outoor retail

court street

derived circulation path

With the buildings prime location on the intersection of Main Street and Court Street, the projectâ&#x20AC;&#x2122;s focus became the integration of the life on these two streets through the Outdoor Coffee store. A circulation path is inserted into the existing building which allows the user to be exposed to both the retail store and coffee shop without having to go directly through either business. This circulation vestibule creates a movement and engagement of people contributing to vibrancy and life to downtown area.

OUTDOOR COFFEE ISOMETRIC PLAN

The circulation path created by a curtain wall panel system is inserted into the existing building.

main

court porch

retai

display shelves atrium

bridge

restrooms cash register storage/ employee lounge

kitchen

rental belo

main level n w

e s

OUTDOOR COFFEE FLOO R PLANS

retail

il below

atrium

rental

subgrade one

mechanical

restrooms

storage

subgrade two

rthwest northwest n

n w

e s

northeast

rtheast n w

e s

C CO O

southeast

utheast

n w

e s

C CO OF F

southwest

elevations 1/16” =1’

uthwest

tions 1/16” =1’

section 1/8” = 1’

section 1/4” =1’

OUTDOOR COFFEE

SECTIONS

FFEE E

ATRIUM OFFEE E ATRIUM

RETAIL

UM ATRI

RETAIL

STORAGE

UM ATRI

n w

e s

n w

northeast

southeast

n s

n w

e s

northeast

e s

northwest northwest

southeast

southwest southwest

elevations 1/16” =1’ elevations 1/16” = 1’

OUTDOOR COFFEE

ELEVATIONS + EXPLODED ISOMETRIC

Sustainability sustainability - Local prefabricated curtain system

Insertion of new: insertion of new -curtain system

curtain wall system is inserted into the existing building.

new stairs are created. elevator is added. -vertical circulation

Demolition: interior demolition lobby walls and some flooring

Existing Building: existing building windows were majority of the windows are kept thereused same. the existing roof is used with the exception of the porch area. The west side of the buildingwith is left untouched. existing facade is used. along a theportion of the roof and facade

existing configuration

the existing building is a three four level cmu and wood frame structure with brick vennere. it consists of a asphalt shingle hip roof.

FOYER

BATH ROOM

OFFIC

BOAR D

FIREPL AC

ROOM

STORA GE LOBB Y UP

8’ 8’

main

2’

OFFIC E

main

top

subgrade 1

8’

top KITCH

subgrade 2

8’

UPD N

floor diagram

OFFIC

STORA GE

subgrade 1

New Structure new structure STOR AGE

BATH ROOM

BATH

ROOM

MECH ANICA L

subgrade 2

brick veneer mortar joint 1 “ air space

water-resistive barrier metal tie wooden stud 2” x 4” 4” insulation

air space to run electrical 1-1/2” drywall interior

wall section

structure

OUTDOOR COFFEE STRUCTURE

platform frame construction 1/16”=1’ rafters with ridge beams

wood stud walls structure plan 2 x 4 @ 24” o.c. studs are spaced at 24 in. on center 100 psf 50 psf

beam: span: 10’ depth: 8” joists: 2 X 8 (solid wood) 1

5 6

C D

Along with our main design, two other versions of the design were analyzed in order to evaluate the benefits of each configuration versus the conceptual cost. The three designs show three levels of construction. By assigning numeric values to the benefits of the comparative comparative rating ofrating alternatives alternatives designs, we can analyze the whether the benefits areof worth the cost. The results show that design three, though more involving more construction and therefore money, has renovation renovation renovation renovation the highest value per dollar. top level is used for merchandise top level for outdoor is used for retail merchandise store, subgrade for outdoor one retail store, subgrade one is for rental space, and subgrade is fortwo rental is for space, mechanical and subgrade and storage. two is majority for mechanical and storage. majority of interior walls are removedofininterior main, top walls andare subgrade removedone in main, levels.top stairs and subgrade one levels. stairs remain the same, elevator is remain added. the majority same,ofelevator the windows is added. are majority the sameof the windows are the same except with the addition of the except takewith out window. the addition of the take out window.

Design Two

rental space, and subgrade rental two space, remains and as subgrade mechanical two remains and storage as mechanical space. and storage space. lower entrance is covered lower with entrance awning.ismajority coveredof with theawning. windows majority remainof the the windows remain the same with the exception same of the with addition the exception of the take of the outaddition windowof and thethe take out window and the court st. side outdoor retail courtwindow. st. side outdoor stair andretail elevator window. remain stair as and proposed elevator remain as proposed in design one. in design one.

main level

main st reet

main level

top level main level

main level

court stcreourt stre et et

main st reet

court stcreourt stre et et

main st reet

Design One

main level

top level main level

subgrade 1

main level

subgrade 1

subgrade 2

restroom

subgrade 1

subgrade 2

restroom

subgrade one

subgrade one subgrade one

mechanical

storage

subgrade two

atttraction to outsiders through architecture

design one atttraction to outsiders through architecture

visibility of interior from exterior

visibility of interior from exterior 1

architectural identity

2 2 2 2

architectural identity 1

mechanical

storage

subgrade two

designdesign two one

Design Three

subgrade two

design two design three

interior aesthetics 2

1 exterior aesthetics

1 1 2 1 3

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landscaping

walkability

2 2 2 2

functionality of spaces

2 10 functionality of spaces

retail store circulation: exterior to interior

retail store 2 circulation: exterior 1 to interior

circulation: retail store security

circulation: retail 2 store security 1

sustainability daylighting

durability (resilience) rainwater utilization

7 sustainability daylighting 1 1 durability (resilience) 2 rainwater utilization 1 5

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atttraction to outsiders 10 through architecture

functionality of spaces

functionality 7of spaces

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2 10

3 3 3 3 18 14

2 2 2 3 1 10

2 1 1 2 1 7

2 2 3 2 3 2 3 3 3 1 14 10

2 1 2 2 7

1 1 2 1 5

3 3 2 3 11

court

value chart

3 3 3 3

2 1 2 2 7

design three

3 3 2 3 11

design one

18 14

14 10

11 7

design three

design two

design one retail

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2 3 3 3 3 14

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The top floor is removed and a another floor is created to create a bridge. A curtain wall system is inserted into the existing. New stairs are created and an elevator is inserted. The lowest floor is reconfigured to accommodate the elevator and the stairs. Interior walls are removed along with two short exterior walls. The porch portion of the roof is removed.

interior aesthetics

exterior aesthetics

subgrade one

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rental

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3 very suitable porch

mechanical retail below

display shelves

restrooms

atrium

atrium bridge

restrooms cash register storage/ employee lounge

kitchen

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Subgrade Two

level OUTDOOR COFFEE main COMPARATIVE RATINGS OF ALTERNATIVES atttraction to outsiders through architecture visibility of interior from exterior architectural identity interior aesthetics exterior aesthetics landscaping walkability

functionality of spaces retail store circulation: exterior to interior circulation: retail store security

sustainability daylighting durability (resilience) rainwater utilization

subgrade design one 1

design two

design three

2 2 2 2

3 3 3 3

3 3 14

3 3 18

2 1 1 2 1 7

2 2 2 3 1 10

2 3 3 3 3 14

1 1 2 1 5

2 1 2 2 7

3 3 2 3 11

subgrade 2 1 1 2 1 3 2 10

subgrade one

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design three

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atttraction to outsiders through architecture sustainabilityy

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northeast atrium

bridge over retail store

exterior view

atrium from court street

coffee lounge

THE OUTDOOR STORE and COFFEE SHOP Ashley RICKETSON Daniela LAMBARRI

How the Sustainability Dividend is likely to be secured from the proposed OUTDOOR STORE and COFFEE SHOP project. By Travis WITT Tw1147@tamu.edu Introduction This paper will examine nine factors that can be used to assess how the sustainability dividend can be met in various circumstances. The sustainability dividend is where a real estate owner applies energy saving technologies to the given property so as to reduce the building’s overall operating cost, relieving the tenant’s rent or mortgage, and thus “increas[ing] the percentage of total occupancy cost that is paid to the landlord as net rent” (Booth, 2008, p. 28; Booth, 2010, p. 1). When a tenant spends more money on the operation and maintenance costs due to unsustainable appliances, building materials, site, etc., then there will be less disposable income available to put towards rent (Booth, 2008; Booth 2010). We will prove how sustainability dividend techniques may be applied to specific businesses in the town of West Liberty to provide real estate owners a return on their initial investment. Background In 2012, an EF-3 tornado cut straight through downtown West Liberty and devastated the community and local infrastructure. Reconstruction efforts have been underway since then and the city is considering alternative business strategies as well as sustainable development practices when rebuilding (Chen et al., 2014). Several projects have been proposed that will be provided to the city for review. Our focus here will relate specifically to the way in which these factors affect the proposed outdoor store and coffee shop. The two businesses will be located downtown in the former Bank of the Mountains building. Renovation has been suggested as opposed to constructing an entirely new structure. The outdoor store is to be placed in a two-storey section of the building and will supply ecotourists and adventurers with the necessities for trips to nearby recreational activities, while the coffee shop is to be positioned on the first floor singlestory side and will provide locally made goods such as coffee blends, sorghum syrups, and pastries to customers. There is not currently a coffee shop in town and residents have expressed a desire for one. The two proposed businesses are also designed to be integrated with one another to reduce the risk of failure (Lambarri & Ricketson, 2014). Innovation and Design Innovation is a key driver of entrepreneurial firms. Hockerts & Wüstenhagen (2010) illustrate the roles that “Emerging Davids” and “Greening Goliaths” play in the urgeoning market. The former are smaller entrepreneurial firms that generally take more risks in pursuing specific sustainable innovation strategies for a smaller market than the latter, which follow suit in broadening their business plan to incorporate sustainable entrepreneurship to compete in the larger market via “incremental process innovation” strategies. Emerging Davids are focused on higher quality while Greening Goliaths are able to lower their sustainability quality for their specific consumer market. Although, there are two externalities that affect the diffusion of sustainable innovation; the first is that “technological spillover prevents the innovator from appropriating the full value of an innovation” (Hockerts & Wüstenhagen, 2010, p. 485), while the second is “the lack of internalization of environmental or social cost for incumbent technologies” (Hockerts & Wüstenhagen, 2010, p. 486). This makes sustainable technologies less desirable for larger

companies to pursue. Nevertheless, both large and small firms play an important role in sustainable innovation. Cohen and Winn (2007) propose that innovation is spurred by four market imperfections; inefficient firms, externalities (negative), flawed pricing mechanisms, and imperfectly distributed information. Imperfections cause environmental degradation to occur and as a result, firms are able to capitalize on sustainable innovation opportunities. This is illustrated in McDonough and Braungart’s (2002) Cradle to cradle: Remaking the way we make things, where some companies were demonstrated to have created innovative sustainable technologies as a result of market imperfections. In the case of West Liberty, smaller firms such as those that produce sustainable sorghum products can tap into the market and supply local businesses like the outdoor store and coffee shop. Local businesses will help support the regional economy, creating the opportunity for additional businesses to open and thrive. Emissions Automobiles and residences are known to be the main contributors (40%) of carbon dioxide emissions in the U.S. (Glaeser & Kahn, 2010). Emissions come in the form of “withincity transport, public transportation, residential heating (natural gas and fuel oil) and residential electricity consumption” (Glaeser & Kahn, 2010, p. 406). This is important in the context of West Liberty where automobile dependency is very high for the relatively small area that it encompasses. Because emissions are much lower in central cities than in suburbs, then raising the densities in the town by providing apartments to low-moderate income families would result in less driving and smaller dwelling units. Emissions and the use of fossil fuels would decrease as a result and more people would walk downtown, providing a larger customer base for our outdoor store and coffee shop (Chen et al., 2014; Glaeser & Kahn, 2010). The City of West Liberty might even introduce an improved and smaller version of the RECLAIM incentive program as was implemented in Los Angeles to lower emissions even further. The trading of emissions credits entices firms to cut emissions therefore providing cost benefits to local businesses, thereby increasing the sustainability dividend. This strategy was proven effective for cities that implement them (Zerlauth & Schubert, 1999). The U.S. Conference of Mayors’ Climate Protection Agreement is a way that action has been undertaken at the local level to reduce greenhouse gas emissions and equal or surpass objectives as set forth in the Kyoto Protocol (Sentman et al., 2008). As of April 2014, there are 1,060 participating Mayors across the U.S., with only seven of these being in Kentucky; the cities of Bowling Green, Frankfort, Lexington, Louisville, Owensboro, Prospect, and Villa Hills (U.S. Conference of Mayors, 2008). The Mayor of West Liberty could register as an active participant in the USCM Climate Protection Agreement to show that the town is making strides to cut greenhouse gas emissions and to gain publicity. Land Use and Ecology The literature review for land use and ecology is primarily concerned with what are termed green building policies and how they have been dispersed and adopted by states. It also takes a look at policies, programs, and incentives at the local, state, and federal levels. Since our case study is in West Liberty, we will predominantly focus on how green building policies might affect rebuilding efforts. The U.S. Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED) certification and U.S. EPA’s Energy Star program have helped initiate voluntary and mandatory green building policies.

policies in several cities and states across the nation (Kontokosta, 2011). Kontokosta (2011) found that cities can encourage the adoption of green building policies by knowing their carbon footprint so as to assess performance, implementing a sustainability action plan for the city to reduce emissions, supporting local innovation to raise the patents per capita, and networking with other cities about green building policies. State policies were usually based on LEED certification and because of this, not all states have adopted it as a standard. In their article, DuBose et al. (2007) propose that green building policies evolve through a course of inspiration, motivation, implementation, and evaluation. The article goes on to mention that there are “inhibitors” to green building policy. These take the form of general opposition to LEED certification, negative cost impacts, and opposition to change. There are also “enablers” who assist in promoting green building policies through strong and influential champions whose goal is to promote change, external events such as a crisis, and stakeholder support. West Liberty has obviously been compelled by their series of unfortunate events to consider more sustainable development strategies and possibly a shift toward green building policy. Applying these policies would help to encourage the installation of energy saving retrofits in existing and new buildings, like the one in our case study. Materials It is desirable that the renovations for the proposed outdoor store and coffee shop should strive to use green materials that use less energy so that we can increase the sustainability dividend for the real estate owners. To achieve this objective we must first look at the literature to see the benefits of renovating as opposed to demolishing the property and starting new. Cha et al. (2012) reviewed the Selective Demolition Method (SDM) and compared it to conventional demolition practices by applying both methods to an abandoned apartment building. Results were contrary to the typical assumptions made by construction companies that SDM would be higher in cost, time, and that environmental benefits would not outweigh conventional methods. The eco-friendly SDM method was proven to have only a 10% increase in the amount of time involved (because of the use human labor) with a 31% decrease in cost for demolition and treatment. There were also additional environmental incentives that there was less waste sent to the landfill and a much higher percentage of recyclable waste. It was concluded that reconstruction is more cost effective and environmentally friendly than new construction, although if demolition must be done, then SDM is the way to go (Cha et al., 2012). Renovation is also shown to have far more social, economic and environmental beneficial aspects as compared to demolition, especially in regards to the local neighborhood. Studies have shown that there are increases in reinvestment, property values, densities, and local economic development when renovation is used to renew older neighborhoods (Power, 2008). Bin & Parker (2012) demonstrated through their example of the REEP House sustainable retrofits, that renovation outweighs demolition and rebuilding. The study performed a Life Cycle Analysis (LCA) on an older residence and measured its operational and embodied energy. Energy saving retrofits can be more economical and environmentally sound than rebuilding. In the case of the REEP House, the careful selection of sustainable materials led to a payback period of less than two years (Bin & Parker, 2012). In our case, energy saving retrofits to the existing building for the outdoor store and coffee shop will lead to a positive sustainability dividend, since the reductions in energy costs to the tenant will allow more money to be put towards rent.

(LCA) on an older residence and measured its operational and embodied energy. Energy saving retrofits can be more economical and environmentally sound than rebuilding. In the case of the REEP House, the careful selection of sustainable materials led to a payback period of less than two years (Bin & Parker, 2012). In our case, energy saving retrofits to the existing building for the outdoor store and coffee shop will lead to a positive sustainability dividend, since the reductions in energy costs to the tenant will allow more money to be put towards rent. Water In this section we will look at how West Liberty might utilize constructed wetlands to alleviate some of the pressure that is normally placed on conventional wastewater treatment plants when treating combined sewer discharges (CSD), especially after an influx of storm water during heavy rains (Smith, 2009). Such systems have been implemented in cities around the world and are used to, “improve water quality for domestic reuse, irrigation, and environmental protection” (Cui & Jiang, 2013, p. 6166-6167). The town occasionally suffers from flooding issues during heavy rains, so a system like as this may prove beneficial to the community as a whole. Constructed wetlands perform a similar process of effectively treating wastewater as their natural predecessors have done, where riparian species naturally remove harmful byproducts from contaminated water. An article by Brix et al. (2007) describes how a tsunami relief grant from the Danish Government has been used to re-establish wastewater services in the form of constructed wetlands after the 2004 natural disaster devastated several coastal towns and cities in Thailand and destroyed much of its existing infrastructure. The article lists three successful projects that can be used as examples for implementation in both developing and developed countries; Baan Pru Teau township, Koh Phi Phi Don island, and Patong. In each of these case studies, constructed wetlands were used to polish water by using aquatic plants to remove pollutants in closed loop systems before releasing the water to be reused for irrigation and other purposes. These systems are energy efficient and financially sustainable. This study illustrates the feasibility of applying these principles anywhere in the world (Brix et al., 2007). In China, similar urban wastewater management systems have been used to treat agricultural, urban sewer, and freeway surface runoff before it is then reused again for irrigation. Secondary uses include recreation, habitat for wildlife, and education. The case study in Cui & Jiang’s (2013) article demonstrates the potential for treating large amounts of wastewater in an urban setting. There are several benefits to these systems such as, “water reuse, low carbon, less costs, and landscapes for the community” (Cui & Jiang, 2013, p. 6171). Ideally, constructed wetlands should be decentralized; designed to withstand human and natural disasters (Cui & Jiang, 2013; Smith, 2009). This consideration is important in the case of West Liberty which was recently hit by the tornado and is regularly affected by heavy rains and flooding. They should also be adaptive systems that utilize the natural capability of plants to remove effluents from wastewater. The recycled water should then be made available for reuse, “to optimize urban water supply and reduce potable demand” (Smith, 2009, p. 1466-1467). Constructed wetlands should also provide multiple benefits to the community as well as the environment that conventional systems cannot. The sustainability dividend in this instance is that the cost of water will likely decrease, leaving the tenant with more disposable income to spend on net rent.

Transport In their article, Boschmann and Kwan (2008) discuss socially sustainable urban transportation (SSUT) which is defined as “transportation that provides equitable access to urban opportunities, minimizes social exclusion, and improves or does not overly diminish an individual’s quality of life” (Boschmann & Kwan, 2008, p. 139). The researchers contend that sprawl has exacerbated many problems in our modern cities, and that concentrating our urban form by developing at higher densities will increase equitable access to social opportunities and quality of life for residents. SSUT style initiatives have not had much success in the U.S. besides at the local level. Therefore a “balance between environmental, economic, and social sustainability objectives” (Boschmann & Kwan, 2008, p. 150) must be met before implementation can occur. Kenworthy’s (2006) article concurs that lowdensity development leads to automobile dependency and a less effective transportation network. Higher-density urban centers that incorporate both public transit and elements of walkability will help to lessen the impact that personal automobiles have had on our cities. The town of West Liberty is overly dependent on automobiles yet could easily be transformed into a very walkable community. Business owners likely feel that lessening the flow of vehicles through town will make their businesses suffer as a consequence, but if we were to consider SSUT measures during the rebuilding process, then every resident in town would be given greater access to nearby amenities (Boschmann & Kwan, 2008). It would also create a pedestrian friendly environment where shoppers would visit multiple businesses while in town. Kenworthy (2006) states that, “...central cities with strong traffic restraint are better-off economically than those with generous parking” (p. 77). Therefore, reductions in the amount of traffic and parking will likely create more business, bringing in more customers on foot to the outdoor store and coffee shop who will then bring their business to nearby shops as well. Tenants will also have disposable income if they spend less money on gas driving daily to and from work. This could potentially be applied instead to the rent or mortgage. Energy West Liberty has already expressed interest in the use of geothermal energy as a renewable source. The use of alternative energy strategies is crucial to realizing the sustainability dividend, however many property owners express doubt to whether they will recover their initial investment in energy efficient upgrades. These investments were actually shown to increase housing market values (Nevin & Watson, 1998; Walls et al., 2013) which derived from the “building’s perceived level of sustainability” (Reed et al, 2009, p. 1). Goodwin (2011) concluded in her research that green amenities could even be showcased by developers as an added benefit to the property. Shen et al. (2011) note that the following “3E goals” should be realized: energy, environment, and economy. Even though their case study looked at renewable energy in Taiwan, the same goals are applicable to the state, county, or local level. Findings showed that from an energy and environmental standpoint, non-pumped hydropower is a star performer, while the solar was the best selection for the economic goal. In the end it was concluded that a combination of these and wind power will “achieve the three policy goals simultaneously” (Shen et al., 2011, p. 2596). Qin et al. (2012) utilized the cost-effectiveness analysis (CEA) framework to examine alternative energy strategies for the Rockport Welcome Center. They concluded that a hybrid system (wind and solar) would be economically beneficial to the site and meet 34% of the energy demand, but mentioned that geothermal could be another alternative since they are “quit, clean, safe system[s], with low operating maintenance costs, substantial energy savings, and low

GHG emissions” (Qin et al., 2012, p. 31). Geothermal energy is abundant, supplies a constant output, with low cost, emissions, and land use (Lior, 2010). If West Liberty implements geothermal as an alternative source of energy for the town, it would provide a cost efficient option for tenants that rent spaces like the outdoor store and coffee shop that would then raise the sustainability dividend for the real estate owner. Additionally, it should be mentioned that if property owners and developers were to install solar panels, it would be advisable to examine whether “solar rights” are protected under state law. Common law and express easements are more common than solar rights acts (SRAs), but afford minimal protection to property owners that install solar panels on their land (Stromberg, 2010). Indoor Environmental Management Indoor environmental factors must be taken into consideration during the design and construction of the space for the outdoor store and coffee shop. There are several measures that can be put into practice that will lead to a sustainability dividend. The decision by companies to “go green” is often short sighted, and the “long-term effects are often overlooked” (Ries & Bilec, 2006, p. 259). A study by Altomonte & Schiavon (2013) examined the relationship that LEED certified buildings had on occupant satisfaction of indoor environmental quality (IEQ) as compared to non-LEED buildings. Occupant satisfaction generally correlates to “thermal, acoustic and visual parameters, by air quality, and by other features of the workplace” (Altomonte & Schiavon, 2013, p. 66). They concluded that occupants of LEED buildings tend to be just as satisfied with the general characteristics of buildings, and more so with the air quality, building maintenance, colors and textures, and building/workplace cleanliness. Occupants of non-LEED buildings on the other hand are more satisfied with light levels, ease of interaction, visual privacy and comfort, and the amount of space. Therefore, LEED certification was found to be a minor contributing factor in IEQ occupant satisfaction rates (Altomonte & Schiavon, 2013). Ries & Bilec (2006), examined the case study for Castcon Stone’s move to a newly constructed “green” facility, and concluded that the new environment increased workforce productivity due to the superior indoor environmental quality, daylight, and thermal comfort for occupants. The move boosted the company’s economic performance by 25% while also benefitting the environment through the use of energy saving construction techniques (Ries & Bilec, 2006). Another study by Miller et al. (2009) indicates that it is not necessary to make the transition to a new space for healthier environments to be achieved. In fact, these environments are often more hazardous to the health as a result of off-gassing which is known to cause Sick Building Syndrome (SBS). After assessing several indoor environmental factors the study found that poor indoor air quality negatively influenced productivity, and that eliminating the sources of indoor pollutants typically results in a payback period of less than two years. The existing building for the outdoor store and coffee shop could apply for LEED for Existing Buildings (LEED-EB) certification (Altomonte & Schiavon, 2013). If indoor pollutants are carefully considered when finishing out the building’s interior, then the tenant will positively benefit from increased worker productivity, and thus be left with more disposable income to pay for higher rent. Asset/Facilities Management Gammill and Peterson (2010) explore why so many buildings have yet to make improvements, even when they are provided the evidence that energy efficient retrofits

can reduce overall operating costs. The researchers concluded that real estate managers are concerned most about the initial cost in implementing the retrofits, and most of all about increasing the net operating income (NOI) of the property. Because real estate managers are the key decision makers for such projects, the inherent value of sustainability must be perceived as such. In a case study of the Empire State Building, energy efficient retrofits were used to reduce use by 38%. The cost of the project was an expected $20 million, but the payback period would be less than five years. Warren-Myers (2012) also agrees from their observations that cost minimization strategies and efficiency are key to the decision making process, even though management may feel strongly that sustainability is important to their business plan. It must first be demonstrated to real estate managers and property owners in West Liberty that energy efficient retrofits will reduce their costs, thus increasing their triple bottom line. Only then will the evidence outweigh any uncertainty that prevents implementation. This is important if the existing property for the outdoor store and coffee shop will be renovated and include such retrofits. Conclusions We can conclude that the sustainability dividend can be achieved by applying a combination of principles gleaned from the literature review. In the West Liberty case for example, local green building policies would create incentives for the owner of the outdoor store and coffee shop to employ energy efficient retrofits (better glazing, insulation, rainwater harvesting, etc.) and possibly the addition of solar panels that will help to reduce emissions. The lower operating and maintenance costs will enable tenants to pay the landlord higher net rent/mortgage since less of their income will be allocated toward paying for energy. Additional efforts made by West Liberty to promote green initiatives will also improve the prospect for local property owners to employ energy saving and emissions lowering strategies to their own buildings.

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WHOLESALE HARVEST AT WEST LIBERTY WHOLESALE HARVEST AT WEST LIBERTY TEAMTEAM Rachel Westmoreland Rachel Westmoreland Yuliana Hernandez Yuliana Hernandez

WHOLESALEHARVEST HARVESTAT ATWEST WESTLIBERTY LIBERTY WHOLESALE The Wholesale Harvest at West Liberty is a project that stitches together both old and new small businesses together and includes a farmer’s market The intent of this proposal stems from the need to provide fresh food to the community and does so by reaching out The Wholesale Harvest at West Liberty is a concept of a farmer’s market to help bring all of to the local farmers where the food is grown. By participating in the Kentucky Proud and the new and old small businesses together. The tree-like structural system provides a canopy Appalachian Proud Initiatives, the farmer’s market will economically boost the agricultural to shelter the vendors and customers alike as they browse and purchase various produce from operations of Morgan County and the surrounding counties. West Liberty and beyond. The project creates a hybrid market - an outdoor farmer’s market combined with an indoor The idea behind this farmers market is to help economically boost the agricultural aspect of grocery store. The design decisions as well as the material choices and system selection Morgan County and those counties that have resources close to West Liberty. The design is include fritted glass, white steel, and finished polished concrete panels. The primary design feature is the tree-like structural system that not only provides a canopy that shelters the small business. Sustainability drives the design decisions as well as the material choices and vendors and customers in the outdoor farmer’s market, but also allows natural lighting systems. The intent of this building is to provide a place of activity that promotes the economy through skylights directly above the pronged columns inside of the market. The roof that of West Liberty extends of the entire building collects rainwater and generates electricity through its building integrated photovoltaic panels (BIPV).

it is vital to the incorporation of this area of West Liberty. The s Dairy Queen and Dollar General, with the steep topography an approximately 22,000 square feet, while the building footprint remaining space allows for complete vehicular circulation of th The site is located on Prestonsburg Avenue. While it is in a different location than the majority of the other studio sites, its location serves as the primary gateway to the City for customers who will arrive to West Liberty from the outer regions of Morgan County and its surrounding counties. The site is on the essentially flat area located between the Dairy Queen and Dollar General. The 14,000 square feet building footprint is centered on the roughly 22,00 square feet site. This dimension allows for both vehicular circulation and service entrance while accommodating a steeply sloping topography and cemetery on the hillside behind.

The building is composed of a majority fritted glass, white steel, and finished with polished concrete panels. Pronged columns allow for skylights and natural lighting throughout the space. The driving idea for the program of the market space was to create a hybrid system of an outdoor farmerâ&#x20AC;&#x2122;s market with an indoor grocery store market area.

concrete panels. Pronged columns allow for skylights and natu The driving idea for the program of the market space was to cr

outdoor market understanding and creating a shelter for the HARVEST various produce, etc. WHOLESALE AT WEST LIBERTY The study of other farmerâ&#x20AC;&#x2122;s markets led to the development of systems thinking for this type of program. Neighboring counties are anticipated to provide the seasonal produce The precedent studies helped triggered a deeper understanding of the buildingâ&#x20AC;&#x2122;s spatial and any other as product that they wish to sell organization well as helping to determine the appropriate material choice for the along with thestudy Sorghum products from West project. The of other nationally recognized farmerâ&#x20AC;&#x2122;s markets gave direction to the Liberty, Culinaryofstudents Louisville, development systemsfrom thinking for the program. The project allows neighboring counties Kentuky areseasonal also intended to beand sourced to provide produce any other locally sourced products including those inrelated order to in theproducts expertisefrom of fresh to bring Sorghum West Liberty. The project also accesses local chefs food preparation for the local community. and cooking students from accredited culinary schools in Kentucky including Ashland These types of interventions will inspire the Community and Technology College in Ashland, KY and both Jefferson Community and community to participate and understand the Technical College and Sullivan University in Louisville, Kentucky. The hope is to have these colorful food culture that is being developed in students bring their expertise of fresh food preparation to the local community and not West Liberty. only to instruct them as service learning activities, but also to prepare ready-to-go meals. These types of interventions will inspire the community to participate and understand the colorful food culture that is being developed in West Liberty.

Yuliana Herna

INPUTS

ROWAN BATH LOUISVILLE

ELLIOT

MENIFEE MORGAN MAGOFFIN

LAWRENCE JOHNSON

WOLFE

Neighboring Counties + Products

INITIAL INVESTMENT

CONSUMER CAPITAL

DESIGN DEVELOPMENT

WEST LIBERTY Sorghum Products Consumers Space Marketing

MARKET SPACE + EMPLOYEES

BUSINESS GROWTH

PROFIT

CUSTOMER SATISFACTION SUSTAINABLE SOLUTIONS LESS WASTE SEASONAL VARIETY LOCAL MARKET

EXTERNAL NEEDS

OUTPUTS

WHOLESALE HARVEST AT WEST LIBERTY WHOLESALE HARVEST AT WEST LIBERTY

ESTCODE

Ground Floor Plan PLAN GROUND FLOOR The first floor plan contains the outdoor market space with flexible table setup which then leads into the indoor grocery threshold. This is differentiated by the checkout stands that separate the two types of spaces. A coffee bar is to the right with a small seating area. Back of house storage makes up twenty-five percent of the floor plan with break rooms, office, storage, and refrigeration. refridgeration. The structural system of this building is largely a steel structured roof that creates a shelter for the business below. The white boasts the colorful produce and activity with the of system customers interacting thea space. Prongedroof columns on a column The variety structural of this building iswith largely steel structured that creates a sheltergrid help to regulate this canopy. Lateral bracing and shear walls are also incorporated for the business below. The white boasts the colorful produce and activity with the varietyinofa few areas of the structure,with however theyPronged are not columns as regulating as thegrid roofhelp system. customers interacting the space. on a column to regulate this canopy. Lateral bracing and shear walls are also incorporated in a few areas of the structure, however they are not as regulating as the roof system.

The roof design incorporates fritted glass to protect those underneath The incorporates fritted glass to theroof roofdesign system. The roof system housing protect thosemarket underneath the roof system. the indoor supports a solar The roof system housing the indoor market harvesting system of PV cells. Since the supports a solar harvesting of PV itcells. roof is such a large part ofsystem the design, is Since the roof such a as large partenergy of the design, important toisharvest much from itthis is important to harvest much energy area as possible to as completely take from this area as possible to completely take advantage of the sustainable solutions. advantage of the sustainable solutions.

WHOLESALE HARVEST AT WEST LIBERTY

COMPA RA TI Vof E Alternatives R ATI N G O F ALTER N ATIVES Comparative Rating

SOLAR PV PANELS

COST

Installing costs $17,056

GREEN ROOF

CISTERN

Installing costs $7,675

Installing costs $19 per square foot

EASE OF ASSEMBLY

Can be built by homeowners / property owners

Requires professional as- Easy Assembly but must be maintained weekly sembly and assistance

SUSTAINABILITY

Reduces overall cost of energy consumed by converting solar energy

25% A/C Savings, water conservation, 16-27 degree reduction

Collects Rain water in a cistern tank. Reduces need for city water

TRANSPORT TO WEST LIBERTY

Solar Energy Solutions Lexington, Kentucky

Southeat Green Roofs Nashville, Tennessee

Kentucky Tank Sheperdsville, Kentucky

Gutter System Diagram GUTTER SYSTEM DIAGRAM

Below Ground Plan

BELOW GROUND PLAN

WHOLESALE HARVEST AT WEST LIBERTY

Daylighing Diagram

DAYLIGHTING DIAGRAM

Comparartive Rating of Alternatives is the most efficient way of choosing certain systems based on a variety of criteria. We chose to study green roofs, PV cells, and rain water collection in order to maximize the massive roof system. The previous table demonstrates the decision to implement PV cells on the back part of the roof and the rain water collection system for the front area of the roof system. This project intends to be self sufficient and comes secondary to the importance of the economy and trade that is happening within itâ&#x20AC;&#x2122;s walls and under the roof. The flexible florrplan creates the ability to show a variety of produce based on season with different displays to complement each item.

WHOLESALE HARVEST AT WEST LIBERTY

THE FARMER’S MARKET Yulianna HERNANDEZ Rachel WESTMORELAND

How the Sustainability Dividend is likely to be secured from the proposed FARMERS MARKET project. By Megan IRVIN Megan_08m@tamu.edu Introduction West Liberty, a small town in Kentucky, was devastated on March 2, 2012 by an EF-3 tornado that made its way right down the center of town. This catastrophe inflicted many injuries, several deaths, and laid waste to many of the town’s buildings. Many individuals are currently working together to try and revitalize West Liberty’s downtown so as to reactivate the communities economy with new jobs, better amenities for both locals and tourists, capitalizing on the town’s existing resources, and restoring damaged structures (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 3). The purpose of this paper is to identify key components and implementations that can positively impact the sustainability dividend for the town of West Liberty. The sustainability dividend is achieved in real estate by increasing the financial performance of an asset by increasing the rent or income and decreasing the operating costs which also achieves lower capitalization rates (Booth, 2010, p. 1). The sustainability dividend is secured through an audit of the real estate asset to determine what avenues can be used to decrease the costs of operations in the following areas: innovation and design, emissions, land use and ecology, materials, water, transportation, energy, indoor environmental management, and asset/facilities management (Booth, 2010, p. 1-2). These areas will be further explored in the paper through the analysis of the proposed sustainable solutions that were developed by Professor Greg Luhan’s studio from Texas A&M University’s College of Architecture. The goal of West Liberty is to rebuild and rebrand their community into an “eco-tourism destination location and leverage its central location in relation to the major regional natural tourist attractions” (Conley & Rupe, 2013). One of the projects proposed by a team from Professor Luhan’s studio is a farmer’s market which will be further explored in this paper along with measures that can be implemented to lower the cost of operating the asset and provide a higher return on investment for the owner. Innovation and Design Professor Luhan’s class collectively introduced many agricultural innovations that could assist in the revitalization of the town of West Liberty. These ideas were centered on products that could be produced from sorghum, a readily available ingredient harvested in West Liberty. Some of the innovations proposed by the farmer’ market team included popping sorghum and selling in recyclable packaging, selling fresh, healthy food and prepackaged meals prepared with the local culinary institute for the locals to benefit from (Westmoreland & Hernandez, 2014). The students also embraced the green building concept proposed by Conley and Rupe (2013) in the Strategic Report that proposes introducing a compact building design that can offer sustainable cost control solutions. The students researched several existing buildings including grocery stores / supermarkets, a university building, and pavilions (Westmoreland & Hernandez, 2014). This research contributed to the low-maintenance, cost-effective farmer’s market design that was ultimately proposed as one of the revitalization projects for the town of West Liberty. By designing a farmer’s market with

sustainable, cost-effective features, the student’s proposal helps to achieve the ultimate goal of increased sustainability dividend. Emissions The majority of harmful carbon dioxide emissions are created from driving, public transit, heating, and electricity usage (Glaeser & Kahn, 2010). Therefore, it is important to regulate these areas and replace the use of dirtier fuels with more renewable energy sources. Glaeser and Kahn have also identified that cities that impose stricter building controls experience a decrease in the amount of construction, which also leads to a lower population growth. Today and into the future, our task is to find a balance between the amount of resources we use and the resulting pollutants they produce in the environment. Although not directly addressed by Professor Luhan’s student team, there are a number of ways to incorporate decisions that will lower emissions and still positively impact the sustainability dividend. First, there are measures that can be taken to ensure the amount of pollution created from vehicular traffic is lessened. In the specific case of the farmer’s market, this could mean providing a singular means for farmers to get their products to the market without each having to individually transport them. The material selections and energy efficient implementations proposed by the students (Please see entry relating to green roofs and photovoltaic panels in the Energy section below) will also assist in reducing the amount of electricity used to heat and cool the building; reducing the amount of emissions created and contributing to the success of the sustainability dividend. Land Use and Ecology One of the areas identified in the case studies conducted by the authors of the “West Liberty, Kentucky: Needs Assessment and Master Plan data” was an attempt to try and preserve the natural environment and balance the need for more buildings and economic development with the continuous maintenance and improvement of the environment (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 11). The planners for the revitalization of West Liberty have adopted this idea and recognize that the best practice for economic development strategies and land use planning requires both mixed-use incentives and new sustainable growth (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 15). The proposed farmer’s market is a project that can introduce a mixed-use climate to the town of West Liberty and assist in bringing together the community in the town as well as the neighboring counties. The student team from Professor Luhan’s class established a modular grid in their proposal to ensure the building’s footprint on the available land was minimal and the spaces could operate efficiently (Westmoreland & Hernandez, 2014). This attention to the amount of land the building occupies can also contribute to a goal identified by Conley and Rupe (2013) in the Strategic Report which states a desire to establish green walking paths and public spaces that “capitalize upon the area’s natural scenic location” and “provide abundant greenspace encircling the downtown area.” By integrating with the natural environment and lessening the environmental impact of the built environment projects, the eventual outcome will be lowered operating costs which achieve the ultimate goal of an increased sustainability dividend. Materials The student team from Professor Luhan’s studio working with the farmer’s market has made their material selection based on sustainable features such as the ability to be recycled or reused once the structure has reached the end of its lifecycle. The materials selection for the farmer’s market consist of: limestone cladding for the exterior, clerestory

glazing near the roof, limestone tile flooring, steel structure, photovoltaic panels, and a fritted glass awning (Westmoreland & Hernandez, 2014). The students developed a modulated grid on which the structure would be built in order to minimize waste of materials and to ensure the most efficient layout for the program of the farmer’s market. The clerestory openings and the structural elements are positioned to receive the most advantage from natural daylighting, without the consequences of intense heat gain. The fritted glass awning also serves as a shading device to protect the people below and assist in lowering the energy costs. Each of these decisions concerning the materials has a positive effect on the success of the sustainability dividend for this project. Water The student team has proposed to install a cistern with the farmer’s market in order to collect rainwater. This addition can help the farmer’s market rely less on the city’s water supply (Westmoreland & Hernandez, 2014). The research conducted by the students indicates that a rainwater cistern will have an estimated initial installment cost of $7,675 (Westmoreland & Hernandez, 2014). This type of system can be easily assembled, but it must be maintained weekly in order to continue working effectively. In order for this to positively impact the sustainability dividend and reduce the operating costs by reducing the amount of water used; it will be necessary to evaluate the costs of operating and maintaining the system in relation to the initial cost required. In addition to the proposal by the students to incorporate a rainwater cistern, another avenue that could assist in the reduction of the amount of water used would be to collect and disperse the rainwater to irrigate the crops that are to be sold at the farmer’s market. Collected water could be dispersed among local gardens and farm land and put back into the community where it could benefit the products that are to be sold at the market. Transport The main transportation concern related to the farmer’s market is how to transport the products and produce to their destination. Basically, how can the farmers get their product from the farm to the market? The proposal by the student team working with the farmer’s market includes providing space in the market for people from neighboring counties to come and sell their goods (Westmoreland & Hernandez, 2014). This goes hand in hand with the eco-tourism goal established by the West Liberty Strategic Plan. Bringing people in from neighboring communities would be a way to activate this area as a tourist attraction and draw in traffic and people passing by on the main road that cuts through town. By bringing in these additional people, the amount of cars present in the town will also increase. It is a priority to provide adequate parking for all of the visitors while at the same time maintaining and promoting walking and biking trails throughout the town. The students also proposed providing parking spaces in the front of the farmer’s market that would be converted into additional market space on the weekends (Westmoreland & Hernandez, 2014). This would allow a flexible outdoor addition which would keep the amount of conditioned space smaller; ultimately reducing the operating costs. In order to ensure the success of projects like the farmer’s market and ensure that these types of projects achieve the revitalization the town of West Liberty needs, it will be important to provide multimodal transportation. Destination points around the town must have links between them for walking, biking, and vehicular traffic. In the past, there there has been a tendency to decentralize concentrations of retail and commercial developments; which hinders the creation of these links (Boschmann & Kwan, 2008, p. 147). The authors of “West Liberty, Kentucky: Needs Assessment and Master Plan Data”

propose integrating these different transportation systems with natural features at all types of scales (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 18). That type of integration would provide a more pleasant experience for the residents and tourists using these links and paths. Energy One of the ways the student group proposed to lower amount of energy consumed is by installing a green roof on the farmer’s market. The research showed that this type of installation would require an initial installation cost of $19 per square foot and it would need professional assistance to assemble and install (Westmoreland & Hernandez, 2014). This type of energy savings solution would save an estimated 25% in cooling costs, would assist in conserving water, and could reduce the temperature by 16 - 27 degrees (Westmoreland & Hernandez, 2014). The lifecycle of this product would also consist of a low transportation costs as the product would be provided by a local company. In addition to the green roof, the student team also proposed installing solar photovoltaic panels. The initial installation costs for PV panels would be $17,056 (Westmoreland & Hernandez, 2014). These panels could be installed by homeowners or property owners around town. The addition of these panels would reduce the overall amount of energy consumed as they convert solar power into electricity. This proposed product would also be provided by a local company, reducing the transportation costs required to get it to West Liberty. With the implementation of PV panels growing in popularity, so are the laws and regulations that contribute to the appropriate use of these products. If selected for use on the revitalization projects for West Liberty, there will be conditions, restrictions, solar easements, and local zoning permits to comply with (Anders, Day, & Kuduk, 2010, p. 2). With both of these proposed energy conservation products, it is important to select multiuse projects that can serve more than just one need for the town (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 18). It is also important to understand the link between green building features and the increased return on investment they provide for the owner (Ries & Bilec, 2006, p. 2). It has been realized that energy efficient investments create more value in real estate assets (Gammill & Peterson, 2010, p.6). Individuals working on the West Liberty revitalization project have recognized the importance of fully capitalizing on this idea in order to ensure they are building for the future and not just for today. This is important because when the world primary energy use rose by 1.4% in 2008; there was also a significant increase in energy costs (Lior, 2010, p. 3976). This also contributed to an increase in energy efficient implementations; however, it order to maintain a successful sustainability dividend in the town of West Liberty, it will be important to not let the increase in energy efficiency plateau; but rather continue the exploration and implementation of energy efficient models. Indoor Environmental Management The indoor spaces for the proposed farmer’s market include an indoor market area, selling area, storage, a small office, break room, restroom, and mechanical room. These spaces have been arranged to strengthen the connections with the surrounding natural features, to foster new traditions and celebrations around the harvesting and selling of their local produce and to create value by providing a way for the locals as well as the neighboring counties to come together and bring the farm to families’ tables (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 17). There is also an opportunity for the farmer’s market to create a positive experience for the inhabitants by avoiding segregation of areas and

ultimately enhancing the interactions and sense of community between the people (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 19). Asset/Facilities Management When new construction is identified as the appropriate solution (as in the case of the farmer’s market) it is important to institute a building that is proportionate to the town’s ability to finance and maintain the building’s operation (Chen, Lei, Liu, Witt, Zhao, & Zhong, 2014, p. 18). The costs associated with the maintenance of these new structures can be lessened through the avenues discussed in the previous sections as well as through utilizing renewable energy sources. Development of sustainable public projects is the key to revitalizing the town of West Liberty and getting investors on board with the goal to build for the future. Conclusions The implementations proposed in the previous sections are evidence of how the sustainability dividend for the real estate in West Liberty can be secured. The decrease in operating costs provided by in the areas of: innovation and design, emissions, land use and ecology, materials, water, transportation, energy, indoor environmental management, and asset/facilities management will assist in providing a positive return on investment for the owners involved (Booth, 2010, p. 1-2). Sustainability seeks to balance three objectives: environment, economic, and social (Boschmann & Kwan, 2008, p. 139). These objectives are important to the success of green construction. This type of construction, that is being proposed to revitalize West Liberty, can result in significant economic savings by improving the productivity of employees, increase the health and safety benefits for the inhabitants, and provide energy, maintenance and operating costs savings (Ries & Bilec, 2006, p. 1). Each of these benefits is crucial to the success of securing the sustainability dividend in West Liberty and types of projects.

References Anders, S., Day, T., & Adi Kuduk, C. (2010). “Hey, your tree is shading my solar panels: California’s solar shade control act . The Journal of Sustainable Real Estate, 2(1), 361- 381. Retrieved from www.mitpressjournals.org/jie Booth, G.J., (2010). Securing the real estate portfolio’s sustainability dividend. Unpublished manuscript, Department of Landscape Architecture and Urban Planning, College of Architecture, Texas A&M University, Texas, USA. Boschmann, E. E., & Kwan, M. P. (2008). Toward socially sustainable urban transportation: Progress and potentials. International Journal of Sustainable Transportation, 2(3), 138-157. doi:10.1080/15568310701517265 Chen, Siyu., Lei, Jing., Liu, Xianpeng., Witt, Travis K., Zhao, Dan., & Zhong, Sinan. (2014). [West Liberty, Kentucky: Needs assessment and master plan data]. Unpublished raw data. Conley, T., & Rupe, J. (2013). West liberty strategic plan report. Midwest Clean Energy Enterprise LLC (MCEE), 1-51.

Gammill, R., & Peterson, K. (2010). The economics of sustainability in commercial real estate (White paper). Houston, TX: IFMA Foundation, 1-41. Retrieved from http://www.google.com/ url?sa=t&rct=j&q=&esrc=s&source=web&cd=1&ved=0CCYQFjAA&url=http%3A%2F%2F foundation.ifma.org%2Fdocs%2Fdefaultsource%2FWhitepapers%2Ffoundation economics-of-sustainability-in-commercial-real123 estate.pdf%3Fsfvrsn%3D2&ei=Qxs6U 9GzF7PLsQSw64HYAQ&usg=AFQjCNERCwWE1zcUNVDecIOY1XrZbwvqHw&bvm=bv. 63934634,d.cWc. Glaeser, E.G., & Kahn, M.E. (2010). The greenness of cities: Carbon dioxide emissions and urban development. Journal of Urban Economics, 67(3), 404-418. doi:10.1016/j.jue.2009.11.006 Lior, N. (2010). Sustainable energy development: The present (2009) situation and possible paths to the future. Energy, 35(10), 3976-3994. doi:10.1016/j.energy.2010.03.034 Ries, R. & Bilec M.M. (2006). The economic benefits of green buildings: A comprehensive case study. The Engineering Economist. (51), 259-295. doi: 10.1080/00137910600865469 Westmoreland, Rachel., & Hernandez, Yuliana. (2014). [Wholesale harvest at West Liberty]. Unpublished raw data.

INTERACTIVE HISTORY MUSEUM W EST L I B ERTY TEAM Steven Scibona Chelsea Koh

The Interactive History Museum, located in West Liberty, KY will house a town history section, a multi-use theatre space, an interactive genealogy space, and a bookstore. The initial goal was to showcase all of West Libertyâ&#x20AC;&#x2122;s history in one place by relocating some of the exhibits from the nearby military museum to the new space. However, after consultation with the local historical society, our project will temporarily house the Cityâ&#x20AC;&#x2122;s military artifacts in a temporary military history exhibit while the existing museum space is renovated. Our overall project is to create a central repository that actively connects West Liberty to its past, while at the same time using architecture to build back the community by preserving its rich genealogical heritage.

Our museum actually takes up two sites directly next to each other. The proposed sites currently house an abandoned building of unknown origin and a parking lot. The sites are located on Glenn Avenue which is right behind the newly renovated courthouse.

Interactive History Museum

Located above is a roof plan our building with both of the surrounding context on either side. To the left of our proposed sites is a residential home while to the right is the Smith Chiropractic Clinic.

MIDTERM

PRE-FINAL

Interactive History Museum

IMPLEMENTATION OF 2ND SITE

FINAL

The Interactive History Museum divides into three main sections – 1. The public area that includes the lobby, entrance, restrooms, lockers and coat check room, and the bookstore and print room; 2. The museum space that includes the City of West Liberty history room that contains data and artifacts from the City’s founding to its rich military history to its emerging current history, and 3. The military history museum exhibition area and genealogy room. The building has a combination of open gallery spaces that have fixed boards and interactive displays. The museum also contains a theater/multi-function space room that can be customized for a variety of functions such as a movie theater space, a banquet room, or a place for town meetings and dances. As previously noted, the city is adamant about maintaining the military history space in the old jail. While that building is brought up to code and museum quality standard, this project will display military uniforms of the city’s war veterans as well as nearly 200 years of military related artifacts. The genealogy is designed to be an active and interactive venue to conduct research to discover more about specific topics. This space would be great for school kids to do book reports about history of all military conflicts or to dive into history about the town itself. The rear portion of the building is “back-of-house” space that contains a large storage room and the mechanical room for the whole complex.

For the circulation for the Interactive History Museum, there are two ways of going about the building. The first one is what a majority of the people will be doing. It is taking the whole tour, starting with the town history and going in a â&#x20AC;&#x2DC;Uâ&#x20AC;&#x2122; shape that ends with the genealogy lab and finally going into the bookstore. The second way that pedestrians might go throughout the building is for specific rooms in the museum. What was implemented into the building was a way that if someone only wanted to go to the theater or only experience the genealogy lab, that they could do this without being forced to go throughout the building. This allowed for a customized tour and a discounted rate for admission prices. The diagram to the right displays an overall summary of what the building is separated into as well as the actual footprint along with the square footage of each room. This is an easy way to look at the building that allows for a better understanding of the museum.

Interactive History Museum

Bookstore / Print Room - 1149 sq ft. Bathrooms / Janitor - 633 sq ft. Storage / Mechanical - 2136 / 1173 sq ft. Locker / Coat Check - 624 sq ft. Hallway Circulation - 1028 sq ft.

Interactive History Museum

Left Elevation (West Facing)

Front Elevation (South Facing)

Right Elevation (East Facing)

Interactive History Museum

To the left is the materials we chose to use for our museum. We chose concrete for our storage and mechanical due to its durability and low maintenance. A gray brick facade was chosen for the front and side facades to reiterate the brick context that is used throughout the town of West Liberty. Steel was chosen for the structural system for the visual aesthetics but more importantly for its ability to span the distances necessary for our building while wood was used as the flooring material to extract from the local logging industry near West Liberty and to create a warmth throughout the museum. Below are some of the precedents we chose to base different aspects of our design from. The top left image is what we chose to base what the boards showcasing the town history would look like while the top right image is of our drop gridded ceiling treatment used in the town history, military, genealogy and bookstore spaces to hide the mechanical systems and create more intimate spaces. The bottom left image is of the interactive genealogy wall in the genealogy exhibit where visitors can interact with any research they come across. The last image in the bottom right is of what the wooden beams at the entrance of our building would be based off of.

Below is a sun diagram of the history museum during the summer solstice at 2:00 PM. The majority of our glass is location on the front facade of our building, the side facing south, therefore, we placed two-and-a-half foot overhangs on this side to deter direct sunlight and cut down on solar heat gain. Also, we chose to not place many windows on our facades as not to fade or degrade the quality of the artifacts within the exhibits. To the right is our Comparing Rating of Alternatives and Sustainability diagrams. The Comparing Rating of Alternatives process was used to help us decide which material, wood, brick or concrete, would work best as our facade treatment. We compared each of these materials by building life span, cost effectiveness, town context, and how close to West Liberty the material could be queried. Ultimately, we chose brick mainly for its connectivity with the surrounding town context. Some sustainability factors that we looked at were pre-fabricating most of our building off site as well as implementing resilient materials throughout the design.

Interactive History Museum

Interactive History Museum COURTHOUSE

MAIN STREET

VETERANS PARK

KIWANIS PARK

KIOSK LOCATIONS WPA BUILDING

SORGHUM FESTIVAL

CHURCHES

BOUTIQUE HOTEL

Kiosk Locations

The diagram on the top left shows the walkability of the city to the surrounding context of the Interactive History Museum. There are two radii surrounding our building. The smaller circle includes all of the context within a quarter mile radius of our site and the larger circle includes all of the context within a half mile radius of our sites. The bottom left diagram shows the public circulation. There are different levels of concentration depending on the influx of circulation. The more lines that are shown represents the more abundant the traffic flow. The heaviest traffic flow is located on Main Street. To connect the Interactive History Museum to the rest of the town and increase the walkability, we proposed interactive kiosk stations. These kiosks would be located throughout the town at historic or reputable sites such as the ones listed above. We realize the history was not just confined in our building but, is actually is throughout the town.

Lobby Entrance

Military Exhibit

Interactive History Museum

Interactive Genealogy Lab

THE INTERACTIVE HISTORY MUSEUM Chelsea KOH Steven SCIBONA

How the Sustainability Dividend is likely to be secured from the proposed INTERACTIVE HISTORY MUSEUM project. By Kayla ALFORD Alford.Kayla@yahoo.com Introduction Sustainability dividend is the financial performance of real estate asset that comes from the application of environmental design, science and solutions in order to do two main things. The first is to increase the net rent paid to the landlord by increasing the percentage of the tenantâ&#x20AC;&#x2122;s total occupancy cost. The second is to achieve comparatively lower capitalization rates by maintaining or improving existing assets along with creating and delivering new assets which cost less to operate (Booth, 2010). The town of West Liberty, Kentucky was hit by two tornadoes within a three day span. A redevelopment strategy has been created. This paper will focus on the innovation and design, emissions, land use and ecology, materials, water, transport, energy, indoor environmental management and the facilities management which are the nine factors that contribute to the sustainability dividend of an Interactive History Museum proposed by Chelsea Koh and Steven Scibona for the historic downtown area. Innovation and Design In order for an area to be inviting to people there is a need for some type of attraction. The town of West Liberty attracts tourists once a year for the Sorghum Festival. People in the town want to change this and create an area that is inviting to tourist all year around which would help boost the economy of West Liberty (Luhan, 2014). This is where innovation and design play a part in increasing the income to the community. The Interactive History Museum has implemented innovation and design into its program in order to attract people. On a larger scale, kiosks are placed throughout the town in important and historical locations. When badges from the museum are taken to these kiosks information is given to them about the history of that destination. This not only is a program that benefits the museum but also the community because of the visitors exploring other places. On a smaller scale the idea of having a flexible exhibition space allows for new installations periodically. This will not only invite new visitors but invite those locally back for a different exhibit. Another innovative design was having digital archives. This allows for less space needed for storage and allows for continuing change and additional information. As a part of the digital technology, genealogy would be incorporated into the new museum. This allows for those to learn more about their own history as well as the history of the town (Luhan, 2014). Overall these innovative ideas would be beneficial to community as well as the museum. Emissions Residences and cars alone account for almost forty percent of the total carbon dioxide emissions for the United States (Glaeser & Kahn, 2010). The Interactive History Museum helps to increase the walkability of the town (as explained in the Transport section) by encouraging visitors to walk instead of using vehicles. This then decreases the use of vehicular transportation thus lessening the amount of emissions transmitted into the air.

Another way the Interactive History Museum is cutting down on emissions is by using local materials collected within 100 miles of the site along with any prefabrication completed within forty miles of the site (Koh & Scibona, 2014). Using local materials helps to cut down on the amount of emissions used for the transportation of the materials to the site. Other than increasing the walkability of the town and choosing local materials, the Interactive History Museum has not implemented any extra steps to decrease the amount of emissions that the museum alone puts off. The main decrease in emissions is seen at the beginning of the construction of the buildings life. There is no implementation for decreasing the everyday emissions that are produced within the building. Land Use and Ecology The implementation of Green Building Policies both city wide and state wide is starting to become more common throughout the country. In order to encourage adoption of Green Building Policy the following measures should be taken: know the carbon footprint, adopt a sustainability/climate protection plan, and provide a â&#x20AC;&#x153;platform for innovation.â&#x20AC;? The platform is done by creating an environment that enables innovation (Kontokosta, 2011). The town of West Liberty is practically rebuilding and starting over from the ground up. This creates a great opportunity to motivate the community to live and build sustainably. The Interactive History Museum has taken on the challenge to reach LEED certification. Since it is located within the downtown area and it is a place for the community, this will help encourage surrounding buildings to also build sustainably. The focus for the Interactive History Museum to reach LEED certification is on the materials. Materials play an overarching role with emissions, energy and parts of several other factors. This can not only benefit the town but also encourage surrounding communities and others to push toward green building design. As policies continue to promote green building, properties that have not yet been renovated or retrofitted will most likely lose value (Sentman et al., 2008). Materials The main ways that materials contribute to the sustainability dividend is by the life cycle and durability of the product. The Interactive History Museum focuses a majority of its sustainability measures on the materials. The materials chosen for the project are wood, steel, concrete and brick. These materials are chosen because of the durability and long life spans. The production and prefabrication will be completed within forty miles of the site and materials will be gathered within 100 miles of the site (Koh & Scibona, 2014). This helps cut down on the life cycle cost because when the cost of transportation is reduced then the overall cost of materials is reduced as well. Recycled materials will also be used when possible (Koh & Scibona, 2014). The project also focuses on the aesthetic value of the materials. By choosing materials that are warm and inviting as well as using them to distinguish between public and private areas gives the building a visual appeal (Koh & Scibona, 2014). The building must look approachable and comfortable in order to invite people into the space. The durability and life span of the chosen materials make this development a worthwhile investment. The less maintenance that will need to be done in the future helps to save money and increase the value of the property.

Water The proposed design for the Interactive History Museum does not currently incorporate any water efficiency measures. The town as a whole has discussed adopting policies for the implementation of rain water harvesting, green roofs and storm water management (Luhan, 2014). There are many ways that water can be collected and reused. Collections can be made from storm water, irrigation water, flood, and urban waste. Some reuse strategies are to recycle water to flush toilets, fight fires, clean streets, irrigation and river rehabilitation (Cui & Jiang, 2013). Collection of water implemented at the Interactive History Museum could benefit both the museum and the town as a whole. Other techniques that could be beneficial to the museum are water efficient fixtures that can help reduce the everyday consumption of water by the public. Drought resistant landscaping would allow for less water to be used for irrigation. Impervious surfaces can help cut down on the amount of storm water runoff which can be beneficial to the town because of less flooding and corrosion of land due to surges in runoff. These simple measures can be implemented into a building without disrupting the design and intent. This can result in great amounts of savings both immediately and in the future therefor decreasing the operating cost of the museum. Transport The location of the Interactive History Museum is in the main downtown area. This makes it easily accessible to surrounding businesses and attractions. In order to promote the walkability of the towns attractions, kiosks are placed throughout the community which are linked to the museum in order to give people the ability for hands on learning. Having attractions within a half mile radius promotes accessibility by foot or bike in downtown. This then attracts the community to this area and benefits the museum and surrounding businesses because of the kiosk promoting exploration of the area. Energy â&#x20AC;&#x153;A strategic energy plan that will include recommendations in the areas of new construction, facility renewal, energy projects that is cost-effective renewable and nondepleting energy sourceâ&#x20AC;? (Conley & Rupe, 2013). This is what the town has in store for an energy plan. Professor Luhan also mentioned the idea of a geothermal well to be built underneath the bank parking lot that businesses can plug into for heating and cooling of their buildings (Luhan, 2014). These are strategies the town as a whole has planned in order to conserve energy. Another way of conserving energy is through the use of renewable energy. The different sources of renewable energy are hydroelectric power, solar thermal, solar voltaic (PV), wind energy, biomass energy and geothermal energy (Lior, 2010). The Interactive History Museum does not have any energy saving techniques implemented into the design. If solar voltaic (photovoltaic panels) were placed on the roof, this could benefit the museum over time. The photovoltaic panels could help to run the digital technology used for the interactive displays within the museum. This would benefit the environment by reducing energy use along with cutting down on cost to run the displays over time.

Indoor Environmental Management This aspect of sustainable development was not presented in the design and therefor found irrelevant by me for this specific case. Asset/Facilities Management The Interactive History Museum is showing to be more focused on initial savings and not looking into savings over time in the building as much. Digital media allows for a more convenient way to keep up-to-date media. This innovation along with the design of a flexible exhibition space allows for change and new installations which also keeps people coming back in the future. This will help to keep a steady income from the public. The materials chosen have proven to be durable and long-lasting which will decrease maintenance in the building over time. However, not many measures have been taken to conserve energy or water over time. The lack of implementing these measures can hurt the operation of the building in the future. The world is shifting to sustainable buildings and with the influx of new sustainable construction and retrofits, those that do not have a strong sustainable design all around will decrease in value significantly within the life-span of the building. Conclusions The Interactive History Museum looks to involving the community concerns more than looking into the individual operations of the building itself. The focus on materials does allow for a durable and long-lasting building. However overall, the lack of focus on energysaving techniques along with water conservation will quickly decrease the value of the building. Sustainable design is not just for the present. It looks to decrease the operating cost thus increasing the profit on the investment of this building. References American Psychological Association. (2010) Concise rules of APA style: The official pocket style guide from the American Psychological Association (6th ed.). Washington, DC: Author. Booth, G.J., (2010). Securing the real estate portfolioâ&#x20AC;&#x2122;s sustainability dividend. Unpublished manuscript, Department of Landscape Architecture and Urban Planning, College of Architecture, Texas A&M University, Texas, USA. Conley, T., & Rupe, J. (2013). [West Liberty Business Plan]. Unpublished raw data. Cui, J., & C. Jiang, C. (2013). A sustainability strategy of integrated highway wetlands for urban water management in China. Desalination and Water Treatment, 51(31-33), 6166-6171. doi:10.1080/19443994.2013.780693 Glaeser, E.G., & Kahn, M.E. (2010). The greenness of cities: Carbon dioxide emissions and urban development. Journal of Urban Economics, 67(3), 404-418. doi:10.1016/j.jue.2009.11.006 Koh, C., Scibona, S. (2014). [Interactive History Museum]. Unpublished raw data. Kontokosta, C.E. (2011). Greening the regulatory landscape: The spatial and temporal diffusion of green building policies in U.S. cities. The Journal of Sustainable Real Estate, 3(1), 68-90. Lior, N. (2010). Sustainable energy development: The present (2009) situation and possible paths to the future. Energy, 35(10), 3976-3994. doi:10.1016/j.energy.2010.03.034

Luhan, G. (2014). [West Liberty, KYâ&#x20AC;&#x201D;Moving Forward]. Unpublished raw data. Sentman, S. D., Del Percio, S. T., & Koerner, P. (2008). A climate for change: Green building policies, programs, and incentives. Journal of Green Building, 3(2), 46-63.

GIOVANNI’S RESTAURANT WEST L I B ERTY TEAM Elisa Padila Joshua Walker

Perhaps the most grievous loss to the Morgan County community during the 2012 tornadoes was that of Giovanni’s, the local eatery. Featuring a diverse menu of pizzas, pastas, salads, sandwiches, and fried chicken, Giovanni’s had established itself as a community staple: the host of football teams, church groups, and various community gatherings. Giovanni’s absence left a vacancy in the community identity and experience, both of which required consideration in the design process. Inspired by a mosaic along Main Street, the new Giovanni’s calls for a facade partially composed of 6” tiles- each of which has been decorated by a Giovanni’s patron. The resulting mural forms a visual metaphor for community experienced by every visitor, even the drive-through customers. It is our hope that the flexible, open dining space, visual identity, and personal identification with the space will promote unification and community, congruent with the restaurants’ identity as the communal dining center.

URG A V PREST ONSB

PRESTO NSBURG

AV.

gARDNER ST

GARDNER ROAD

GIOVANNI’S RESTAURANT SITE ANALYSIS

MAIN

Located on Gardner St. Giovanni’s Restaurant is just one block away from one of the main arteries of the city.

STREET

Key Element

Texture | Light

Interior

Exterior

Floor Plan

Site

Precedent

GIOVANNI’S RESTAURANT PRECEDENTS Restaurant “Odessa” YOD Design Lab

Restaurant “Nazca” Giancarlo Mazzanti

Architects: YOD Design Lab Location: Chervonoarmiyska street, Kotsyubyns’ke, Kyivs’ka oblast, Ukraine Area: sq.ft.? Year: 2013

Architects: Giancarlo Mazzanti y Paula Galarza Location: Bogota, Colombia Area: sq.ft? Year: 2003

UKRAINE

KFC Restaurant PK Architects

Architects: PK Arkitektar ehf Location: Keflavík, Islandia Area : 530 mt2 Year: 2005

GIOVANNI’S RESTAURANT ELEVATIONS

WEST ELEVATION

EAST ELEVATION

SOUTH ELEVATION

NORTH ELEVATION

GIOVANNIâ&#x20AC;&#x2122;S RESTAURANT MATERIALS PERMEABLE CONCRETE

KIREI BOARD

CORRUGATED STEEL

Helps on the collection of rain water for gray water usage within the building while regulating floods.

Made out fo sorghum, kirei boards speak to the local harvest of the town.

Lower embodied energy and shipping concerns, and highly flexible

COMMUNITY TILE

GLASS

BRICK

POLISHED CONCRETE

Hand-painted by the community, these reclaimed tiles will wrap the facade.

Represents the growth and decline in different circumstances

Tradition, stability and shared values

Simple, easy to clean, and low cost maintenance

GIOVANNI’S RESTAURANT

STRUCTURE AND LOADS

4’/ W 4 x 13 8’ / W 6 x 15 16’ / W 8 x 15 20’ / W 14 x 68 32’ / W 18 x 76 32’ / W 24 x 94

4” Hollow Square Steel

60 PSF

6’ Tapered Wide Flange

Solid Steel Exterior Column

Transfer Wide Flange: W 24 x 131

WALL SECTION DETAILS BRICK + TILE

Beam-to-Beam bolted connection through angle iron Wide-Flange spanning beam

Corrugated metal decking 2” Rigid Insulation

Wire suspension ties HVAC Duct: r = 1’

8” Z-Girt or light-gauge stud 2” Solid Insul. R-10 Alluminum Plate Curtain Wall edge mullion Lutron 200 cw roller curtain Double-pane curtain wall 4” square steel column

1/2” Gypsum

4” light gauge metal struts Beam-to-column connection: Bolted through angles on opposing sides

4” square steel column 1/8 x 6 x 6” Ceramic tile 1/2’ Cementitious Backer Board 1/2’ Ext. Gypsum board 4” Z-Girt Brick Masonry Veneer 2” Air Gap Masonry Tie-Back Metal Flashing Weep Holes @ 2’ o.c.

6” Batt Insulation 6” Light Guage Metal Stud

3” Cast-in-place Concrete pedestal

GIOVANNI’S RESTAURANT

INTERIOR VIEW

GIOVANNI’S RESTAURANT EXTERIOR VIEWS

GIOVANNI’S RESTAURANT MODEL ANALYSIS

GIOVANNI’S RESTAURANT SOLAR PATHS

January 15 - 6:00pm

July 15 - 6:00pm

February 15 - 6:00pm

August 15 - 6:00pm

March 15 - 6:00pm

September 15 - 6:00pm

April 15 - 6:00pm

October 15 - 6:00pm

May 15 - 6:00pm

November 15 - 6:00pm

June 15 - 6:00pm

December 15 - 6:00pm

Monthly Plan

September 15 - 1:00pm

September 15 - 5:00pm

September 15 - 2:00pm

September 15 - 6:00pm

September 15 - 3:00pm

September 15 - 7:00pm

September 15 - 4:00pm

September 15 - 8:00pm

Water Collection

GIOVANNIâ&#x20AC;&#x2122;S RESTAURANT SYSTEM ANALYSIS

Problem

Boundary

The lack of restaurant options within our context providing a sustainable facility and process. Also, there is no public communal dining experience in the City of West Liberty area where soccer teams, cheerleading squads, multifamily church groups, etc. can get together.

Restaurant system: The boundary is the site provided to us by owner B.J. Conley, located on Gardner drive between the beauty salon and the auto parts store. Marketing subsystem: The boundary is the geographic region of West Liberty, including all individuals entering this area.

Desired State Providing a restaurant design where food can be prepared and enjoyed in a sustainable manner. Components The components for our system are the building design, food preparation, dining area, services are, site area, customers, landscaping, deliveries, parking, sidewalk, our owner, employees, local building materials, drive through and the occupancy limit. Interrelationships Depicted diagram in the top of this page. Additional Data Prospective street somewhere behind our site? Available construction materials? What is our budget? Customer preferences? What is our menu?

System Restaurant system: The processing of raw materials i.e. food products into a consumer product and experience. This involves the production of food, preparation areas and the dining experience. Marketing subsystem: Promoting Giovanniâ&#x20AC;&#x2122;s as a family dining and group oriented experience. Definition of Sustainability for Our Context For economics: minimization of cost without sacrificing quality to ensure sufficient profit to support the business indefinitely. For ecology: utilize sustainable passive building design, energy and water efficient fixtures, and regional and renewable building materials. For society: A positive restaurant dining experience which creates repeat business.

GIOVANNI’S RESTAURANT COMPARATIVE RATING OF ALTERNATIVES Choosing By Advantages (CBA) is a decision-making methodology that considers the characteristics, elements and factors of alternatives for selecting an end product or final design solution. Using a universal criterion values are assigned so that they can be effectively evaluated against each other to ultimately select the best alternative. CBA uses a weighted value system, ranking them according to their “hierarchy of importance.” For our alternatives, our criterion placed emphasis on solar control and sustainability, but the lack of comprehensive cost data for integrating these solutions made the weighting process virtually irrelevant. For example, there is no combination of values for which any design could receive a higher final score than Alternative 6.2. If we had a financial estimate of cost for each proposal, the resultant heights of each bar would vary, requiring a different type of scaling process. Without a reliable cost estimation for each alternative, we must rely on absolute measurements, independent of cost.

CRITERIA

Sustainable

Affordable

Attracttive to the customer

Alternatives

Use of local materials

SIX.2

SEVEN

SIX

four

ATTRIBUTES • • • • •

Moderate solar control through panels High visibility to outside Metal box identity Semi-complex composition Use of glass and metal panels

• • • •

Use of metal rods for moderate solar control and water drainage High visibility to outside Lack of identity with the context Complex composition

• • • • •

Moderate solar control through panels Moderate visibility to outside Panel facade design mimics surroundings Might be costly due to custom panel design Use of only two materials

• Use of three different materials could increase the overall cost • Controled visibility to outside • Metal box identity • Complex composition

local resources use recycled materials recycled materials advantages

FOUR

SIX

SEVEN

SIX.2

FOUR

SIX

SEVEN

SIX.2

flexibility flexibility solar control solar control attractiveness attractiveness arch. indentity arch. indentity sustainability sustainability

flexibility flexibility solar control solar control attractiveness attractiveness arch. indentity arch. indentity sustainability sustainability advantages • • • • •

FOUR

SIX

SEVEN

SIX.2

FOUR

SIX

SEVEN

SIX.2

5 5 3 3 3 3 5 5 5 5 21

= = < < = = > > > >

Flexible panel design Moderate solar control Somewhat attractive to outside customers Identifies with the local architecture Use of sustainable materials and practices

5 5 5 5 3 3 3 3 3 3 19

= = = = = = < < = =

5 5 5 5 3 3 5 5 3 3 21

= = = = < < = = < <

factors

5 5 5 5 5 5 5 5 5 5 25

Reduction of energy consumption through the solar shading system Locals will identify with the metal panels and sorghum sandblast glass Use of local materials

• Flexible rod & shading design composition • Provides a good solar control • Somewhat attractive to outside customers • Moderly identifies with the local architecture • Fairly sustainable if rods use recycled material

Reduction of energy consumption through the solar shading system Locals will have to get use to the new architectural design of rod composition Use of recycled materials

• Flexible screen shading & panel composition • Provides a good solar control • Somewhat attractive to outside customers • Identifies with the local architecture • Fairly sustainable

Reduction of energy consumption through the solar shading system Locals will identify with the steel mesh that mimics the surrounding mountains Use of local materials

• Flexible rod, panel and screen shading design • Provides a good solar control • Attractive to outside customers • Identifies with the local architecture • Use of sustainable materials and practices

Reduction of energy consumption through the solar shading system Locals will identify with the metal panels and steel mesh Use of local materials

GIOVANNI’S RESTAURANT COMPARATIVE RATING OF ALTERNATIVES

CHOOSING BY ADVANTAGES Our concept for this building isTWO to establish a communal dining activity which bringsSIX.2 people ONE THREE FOUR FIVE SIX SEVEN EIGHT TWO.2 together who otherwise wouldn’t have a shared experience. The best metaphor we could come up revealed with was a fabric, composed of diferenct color strings to produce a tapestry. To express this idea complex in space, we came up with four aesthetic ideas; revealed structure, complex surfaces, repeated repeated elements, and exible composition.

flexibility

The diagrams on this page are our analysis of different roof structures according to these four ideas, solar control plus the requirement of shedding water in a convenient way. Red symbolizes that the idea fails a attractiveness particular category, green means success. We did the same thing for exterior wall ideas, which are arch. indentity also graded according to attractiveness to potential customers, how well they express the local sustainability construction type of metal buildings, and their sustainability potential.

roof analysis revealed complex repeated flexibility water drainage SOLAR CONTROL

3-5 metal mesh screens 3-4 louvers REVEALED REPEATED 3-5 interior blinds COPMLEXITY FLEXIBILITY 3-5 cloth 2-4 overhangs 2 lattice | rod comp. 1 none REVEALED

REPEATED 2-3 cables COPMLEXITY FLEXIBILITY 2-4 vinyl | sand blasting

solid walls

REVEALED

SOLAR PANELS

REPEATED

energy reduction COPMLEXITY FLEXIBILITY water conservation local resources use

PLACEMENT FLEXIBILITY

VIEW OUT

high

medium low medium low medium

AESTHETICS

4-5

3 REVEALED 1 medium COPMLEXITY 2-4 low high

low medium

high

4-5

low

high

1-3

medium high high

STRUCTURE + WATER

high REVEALED 2-3 COPMLEXITY medium high 1-3 low

SOLAR NATURAL SCREENING VENTILATION

REPEATED FLEXIBILITY

2-4

NATURAL LIGHT

REVEALED

KIREI WATER BOARDS RETENTION TANK

COPMLEXITY

REPEATED

FLEXIBILITY

revealed complex repeated flexibility REVEALED solar controlREPEATED COPMLEXITY attractivenessFLEXIBILITY arch. indentity sustainability

REVEALED

REPEATED

COPMLEXITY

FLEXIBILITY

REVEALED

REPEATED

REVEALED

REPEATED

COPMLEXITY

FLEXIBILITY

COPMLEXITY

FLEXIBILITY

REVEALED

REPEATED

COPMLEXITY

FLEXIBILITY

COPMLEXITY

FLEXIBILITY

revealed complex repeated flexibility REVEALED REPEATED water drainage

SOLAR CONTROL ANALYSIS metal mesh screens louvers interior blinds cloth overhangs lattice | rod comp. none cables vinyl | sand blasting solid walls

SOLAR CONTROL

PLACEMENT FLEXIBILITY

VIEW OUT

3-5

high

4-5

3-4

medium low

high

3-5

medium low

medium

3-5

medium

low

2-4

low medium

high

4-5

low

high

1-3

2-3

medium

high

2-3

2-4

high

medium high

1-3

high

low

2-4

CHOOSING BY ADVANTAGES facade analysis ONE

revealed energy reduction complex water conservation localrepeated resources use flexibility recycled materials

solar control attractiveness arch. indentity sustainability flexibility solar control

SOLAR TWO PANELS

FOUR

AESTHETICS

SOLAR NATURAL NATURAL THREE FOUR FIVE SIX SEVEN SCREENING VENTILATION LIGHT

SIX

SEVEN

STRUCTURE + WATER

KIREI WATER EIGHT TWO.2 SIX.2 BOARDS RETENTION TANK

SIX.2

WEST FACADES

Revealed Complexity Repeated Flexibility Attractive Arch Identity Sustainability