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ORCHARD PARK REGULATING PLAN Walker , Michigan March 02, 2006
ORCHARD PARK
REGULATING PLAN
Walker, Michigan
March 02, 2006
INTRODUCTION Table of ContentsI. Introduction
• Table of Contents• Project Overview• General Development Statements• Goals for the Project• Statement of Relationship to the Master Plan
II. General Development Information
A. Application• Application forms• Legal Description• Regional Context• Existing Adjacent Zoning
B. Existing Conditions• Aerial Photograph• Site / Natural Features• Elevation Analysis• Environmental Study (summary)
C. Thoroughfare Plans• Regional Circulation• Thoroughfare plan• Thoroughfare Sections• Conceptual Thoroughfare Landscape Treatments• Bike and Pedestrian Circulation• Traffic Study Summary
D. Regulating Plan & Guidelines• Development Regulating Plan• Development Matrix: Permitted Uses, Densities, Setbacks, etc.• Open Space / Park Plan
E. Utility Information• Proposed Utility Plan• Statements of Utility Availability • Proposed Mass Grading
F. Proposed Phasing• Phasing Plan• Phasing Description
G. Economic Impacts• Statements of economic impact to community
INTRODUCTION
Goals for the Development• To create a high quality, mixed-use development that will meet the economic development needs of the community and provide a live, work, shopping and leisure experience unlike any other within the Grand Rapids metropolitan area.
• To create a mixed-use town center providing retail, office and residential opportunities and having an urban, pedestrian oriented feel.
• To create an efficient vehicular and pedestrian traffic system that will facilitate the movement of people in to, out of and through the site while relieving pressure on the existing exterior road network.
• To create a land use plan that will be sensitive to the land uses surrounding the site while preserving natural areas within the site.
• To provide residential land uses along the existing 4 Mile Rd. that will serve as a transition between the higher intensity Town Center and the residential uses to the north as well as preserve the residential character of 4 mile Rd.
• To create sustainable architecture using design principals that have been tested over time. Development standards will encourage a diversity of styles using high quality materials in order to establish a common theme yet provide a “developed over time” appearance.
The following development and design standards are intended to establish procedures and standards to help achieve the goals as identified above. For the purposes of this submittal the site has been subdivided into 5 different districts, each having slightly different development standards.
• District A: Town home residential
• District B: Town Center - Integrated Mixed Use
• District C: Light Retail and Office
• District D: Mixed Use – Light Retail/Office/Residential
• District E: Tourist Oriented Retail
Each district is intended to focus on different allowable land uses, configuration and corresponding architectural character. This submittal will establish standards that will result in Orchard Park being a unique and diversified development with a strong interrelation between all uses and districts.
Project OverviewProject DescriptionThe Orchard Park development is designed to be a high quality, mixed use development that will provide the community with live, work, shop and play opportunities unlike any other development within the Grand Rapids metropolitan area. The developer intends to incorporate a range of residential, office and retail uses all with high quality architectural and development standards. The anticipated tenants and high level of design at Orchard Park will create a regional attraction to this site and set this development apart from existing retail developments within the area. For this reason the developer is seeking to re-zone the entire +/- 238 acre parcel from Agriculture (AA) to Mixed-PUD (M-PUD).The M-PUD classification will allow this property to develop as shown herein with a mix of land uses and quality development standards that are currently not achievable within any other zoning classification. It will allow the flexibility to incorporate multiple land uses within one parcel and sometimes within one structure, create setbacks and build-to lines that are more conducive to “traditional” styles of development and create architectural and quality standards that allow for diversity while creating an overall “theme” for the development.
At the heart of the development is the +/- 60 acre retail Town Center. The Town Center will likely be developed with a mix of “fashion retail”, restaurants, offices and apartment residential and will draw people from the entire Grand Rapids Metro area and beyond. Buildings will be situated towards internal streets with pedestrian oriented “storefront” appearance. Architectural styles will be diverse while utilizing high quality materials and pedestrian scale detailing to create a “developed over time” appearance. Streets within the Town Center will incorporate tree lined sidewalks, benches, ornamental style lighting and other detailing that will accentuate the pedestrian experience. The Town Center will be organized around a central green space that will serve for public gatherings and functions. Architecture will be of a traditional nature to emphasize timelessness and sustainability. With this high level of design and planning the Town Center will offer a living, shopping and leisure experience not currently found in the Grand Rapids area.
The project team has worked extensively with the city staff to insure that the development is in keeping with the intent of the current City Master Plan for development of the region with the focus on bringing high quality land uses, regional interest and economic development to the City. Land uses have been transitioned in such a way as to be most compatible with the surrounding land uses while sensitive natural areas such as wetlands, ravines, streams and natural wooded areas have been preserved as open space. A functional system of roads and boulevards has been designed to facilitate the movement of traffic into, out of and through the site and to relieve pressure on the existing road networks.
This submittal is intended to provide the framework for approval of the M-PUD zoning and establish land use, design and quality standards which the City of Walker can use as a benchmark for approval of future site plan submittals on this property. Prior to any construction on this site, and as tenants are identified and plans are more formalized, the developer will be required to submit for a preliminary area site plan and a final area site plan approval as established in the PUD text.
APPLICATION Application Forms
APPLICATION Legal Description
APPLICATION Regional Context
APPLICATION Existing Zoning
EXISTING CONDITIONS Aerial Photograph
4 Mile Rd.
Walker Ave.
Rte. I 96
Bristol Ave.
Northridge Dr.
EXISTING CONDITIONS
Existing Site Features
The Orchard Park project derives its name from the sites history as an operating orchard. The site is bound by Walker Ave to the West, 4-Mile Rd. to the north, Bristol Ave. to the east and I-96 to the south. It is characterized by pockets of orchards, open spaces, natural tree stands, ravines and moderately sloping topography. The site offers good visibility and connection opportunities from Interstate-96 making this a very suitable location for the regional type of development being proposed.
Orchard Park poses several unique planning and design challenges including wetlands, ravines, power easements that divide the site and environmental cleanup from years of pesticide applications. Environmental cleanup will provide cleaner groundwater and site runoff, enhance the ability of the landscape to establish itself, and ensure the safety of the development and surrounding area. The existing wetlands and large ravine area will be preserved to the extent possible and incorporated into the design for open space and separation of uses. Instead of being viewed as a detriment to the development the existing power easement will provide a location for storm water collection and filtration, wetland mitigation and an opportunity to create pedestrian connections through the site.
Traffic considerations will play an important role in the planning and design of Orchard Park. It will be important to design a system that will allow efficient vehicular movement from the off ramp of I-96 into the site as well as good traffic flow through the site in order to relieve pressure on the existing road network. Great care must be taken to preserve the character of existing 4-Mile Road and to minimize the impacts of this development.
Existing Site Features
Power Easement
Orchard
Ravine
Existing Roads
Stream
Existing Trees
Wetlands
LEGEND
Existing Green Houses
4 Mile Rd.
Walker Ave.
Rte. I 96
Bristol Ave.
Ravine Line
Northridge Dr.
EXISTING CONDITIONS
4 Mile Rd.
Walker Ave.
Rte. I 96
Bristol Ave.
Elevation Analysis
Elevation Analysis
The Orchard Park site is characterized by moderately sloping topography and changes in elevation that will provide a wide range of opportunities for the project. The changes in elevation provide opportunities for varying views and vistas throughout the site and the ability to highlight key architectural and landscape features. Areas bordering I-96 offer some of the highest elevations providing excellent sight lines for the regional retail uses from circulation corridors. Lower portions of the site offer ravines and wetlands that will be preserved as a visual amenity. These ravines and wetlands will also establish greenbelt corridors, provide opportunities for natural storm water runoff and filtration as well as provide a natural separation between uses of varying intensities.
EXISTING CONDITIONS Environmental StudyOrchard Park – Environmental StudyHistorical land uses for the majority of the Site were rural residential and agricultural. Over 100 acres of the Site are or have formerly been orchards. Various metals including arsenic and lead were used as pesticides prior to the 1950s. From the 1940s through the early 1970s, DDT and related chlorinated pesticides were frequently used at orchards. Preliminary testing indicates that arsenic and chlorinated pesticides remain in topsoil at the Site. The arsenic in topsoil at many locations is above generic residential clean up criteria established by the State of Michigan. Based on these health criteria, portions of the Site are not suitable for residential development without mitigation.
The proposed site development will address the presence of the arsenic and any other hazardous materials remaining from the orchard operations. Additional testing will be performed to better define the extent of the affected soil. A site-specific mitigation will be when the additional data is available. Common methods to mitigate the soil from the former orchard operations in Western Michigan include consolidation, capping, and off-site disposal. It is likely that a combination of these techniques will be used at Orchard Park to protect the public health and to comply with Michigan’s environmental laws.
There are two open dumps on the Site. The waste from these dumps will be removed and transported to a licensed landfill for disposal.
There are regulated wetlands on the Site. The majority of the wetlands are located in proposed open space areas. This will minimize the affect of the development on the wetlands. Some wetland areas will, however, have to be disturbed to construct road crossings. Permits from the State of Michigan will be obtained to perform work in the wetlands and suitable mitigation areas will be constructed.
THOROUGHFARE PLANS gRegional CirculationRegional Circulation
Orchard Park has access to a surrounding hierarchy of streets and thoroughfares that allow the development to be accessed from both local areas as well as the greater Grand Rapids metropolitan area and beyond. Having almost direct access to I-96 and being close to 131 makes this location very well suited to the types of regional uses proposed for the site and will allow Orchard Park to develop as a destination retail / entertainment location rather than a local shopping center.
Current plans provide for the extension of Northridge Blvd through the site, the extension of Baumhoff Dr. into the site and the installation of a continuous right from the interchange on to Northridge Blvd. into the site. These provisions are designed to create efficient vehicular movement into and through the site while preserving the existing road network for local travel and reduced traffic demands. Potential future extension of Northridge west of the site to Fruit Ridge and east of the site back around to 4-Mile could further reduce the demand on existing roadways and route traffic onto roads designed to handle increased traffic volume.
THOROUGHFARE PLANS
PROPOSED VEHICULAR CIRCULATION
•Northridge Dr. extended through the site as a boulevard
•Baumhoff Rd. extended into the site
Private Road(By others)
4 Mile Rd.
Walker Ave.
Rte. I 96
Bristol Ave.
pProposed Circulation
Baumhoff Rd.
Northridge Dr.
*Circulation pattern as shown is conceptual in nature and is subject to change with final engineering, traffic study, etc. Additional curb cuts not shown may be approved based upon final engineering and approval by City of Walker Engineer.
THOROUGHFARE PLANS Thoroughfare Sections
THOROUGHFARE PLANS Entry Treatments
Power Easement
Wetlands
Entry Landscape Concept
Entry Tower/Signage
Retention Pond/Water Feature
*Plan as shown is conceptual in nature and is intended to portray a level of design quality only.*Final landscape design may vary based upon final design and engineering issues.
ENTRY TREATMENTS
The main entry treatments for Orchard Park shall be highly designed and reflective of the overall theme for the development. The main entry treatment may include a variety of materials such as specialized pavement, sculptural elements, development signage, lighting and a variety of plant materials.
SIGNAGE
The main entry may incorporate a main project identification sign bearing the name of the overall development. The signage will be designed to be viewed from all inbound traffic directions and will be incorporated into the overall main entry treatment. The main sign may be either a monument style sign, pylon type sign or an architectural icon. Height will be limited to a maximum of 36’ for pylon and architectural features and the maximum permitted area per sign face shall be 120 square feet.
THOROUGHFARE PLANS Round-about Treatments
Power Easement
Wetlands
Entry Landscape
Decorative Pavement
Integrated Landscape and Sculpture
Entry Signage
*Plan as shown is conceptual in nature and is intended to portray a level of design quality only.*Final landscape design may vary based upon final design and engineering issues.
Town Center Main Entry
THOROUGHFARE PLANS y ygThoroughfare y yLandscape Treatments
Side Walks/Bike Paths
Low Mass Plantings
Street Trees
Decorative Paving
Ornamental Orchard
Typical Thoroughfare Conceptual TreatmentTypical Boulevard Conceptual Treatment*Plan as shown is conceptual in nature and is intended to portray a level of design quality only.*Final landscape design may vary based upon final design and engineering issues.
THOROUGHFARE PLANS y ygThoroughfare Street Sections
Boulevard +/- 30’R.O.W. +/- 124’
Street +/- 24’ Street +/- 24’
Side Walk/Bike Path +/- 8’
Tree Lawn +/- 6’-8’
Tree Lawn +/- 6’-8’
Side Walk/Bike Path +/- 8’
Side Walk/Bike Path +/- 8’
Tree Lawn +/- 6’-8’R.O.W. +/- 82.5’
Street +/- 48’
Tree Lawn +/- 6’-8’
Side Walk/Bike Path +/- 8’
Median Landscape Treatment
Street Trees@40’ O.C.
Conceptual Street Landscape Treatment
Street Trees@40’ O.C.
*Plan as shown is conceptual in nature and is intended to portray a level of design quality only.*Final landscape design may vary based upon final design and engineering issues.
THOROUGHFARE PLANS 4 Mile Street Section
Ornamental Fence
20’ Guest Parking
22’ Alley 18’ Driveway
60’ Building Envelope 15’ Setback
17’ Bike Path Easement
4 Mile Rd
33
’ R
.O.W
.
4 M
ile R
d.
Cente
r Lin
e
Shrub
Street Trees@40’ O.C.
4 Mile Residential Street Section
Street Trees@40’ O.C.
THOROUGHFARE PLANS
Due to Orchard Park Town Center’s pedestrian qualities, an extensive pedes-trian network will extend out into the sur-rounding uses. The network may consist of a combination of sidewalks, bike paths, and boardwalks. Pedestrian ways will pro-vide access between uses, to parking ar-eas, and connect residential uses to related and walk-able commercial areas. Walks and bikeways along boulevards and main roads will be enhanced with landscaping to separate users from vehicular traffic. Walks and boardwalks will allow users access to preserved natural areas such as the ravine. The pedestrian network will also serve as a connection to exiting regional pedestrian circulation and will connect to future neigh-boring pedestrian networks as they devel-op.
Pedestrian Network
Trails
Bike Paths
Sidewalks
*Circulation pattern as shown is conceptual in nature and is subject to change with final engineering, traffic study, etc. Additional curb cuts not shown may be approved based upon final engineering and approval by City of Walker Engineer.
THOROUGHFARE PLANS y yTraffic Study SummaryPROPOSED TRAFFIC SYSTEM SUMMARYThe proposed Orchard park development includes 240 acres of land located south of 4 Mile Road to I-96, and from Walker Avenue easterly to Bristol Avenue, City of Walker, Kent County, Michigan.
The development will consist of mixed uses as defined in this pattern book. Based on these uses, the development will have a regional market. Therefore, the project has been planned to move traffic to and from the I-96 on/off ramp at Walker Avenue directly into the development.
According to preliminary traffic analysis, the primary access to the development is from westbound I-96 to Walker Avenue and then north to the main site access point at North Ridge Drive. The dominant traffic exit movement will be from North Ridge Drive south on Walker Avenue over the proposed (2006) Walker Avenue bridge (over I-96) to the eastbound I-96 on-ramp. Walker Avenue between North Ridge Drive and I-96 will be upgraded to accommodate the additional traffic.
Traffic conveyance through the 240 acre development will occur on a new boulevard extension of North Ridge Drive from Walker Avenue easterly to Bristol Avenue. North Ridge Drive may be further extended in the future to Cordes Avenue at 4 Mile Road. This future extension of North Ridge Drive to Cordes Avenue will connect the Alpine Avenue shopping district to the Orchard Park Development while preserving the residential nature of 4 Mile Road west of Cordes Avenue.
Preliminary plans for intersections of internal access roads to North Ridge Drive extended will utilize roundabouts to maintain traffic flow and provide traffic calming and reduced speeds within the corridor. A signalized main site access drive is planned to “head-up” with Baumhoff Avenue to the north of 4 Mile Road.
Included with this Traffic System Summary is the following outline for the traffic impact analysis by Metro Transportation.
Metro Transportation Group, Inc. has been retained to prepare a traffic impact study for a proposed mixed use development in Walker, Michigan. The project site is located on the northeast quadrant of I-96 and Walker Road and is bounded by Walker Road to the west, I-96 to the south, Bristol Avenue to the east and 4 Mile Road to the north. The proposed development plan is planned for approximately 240 acres of mixed use development
including significant portions of integrated retail and entertainment related retail, office and residential space.
Based on discussions with the City of Walker, Kent County and the Michigan Department of Transportation (MDOT), the traffic impact study will provide an ultimate build-out future year analysis of the traffic impacts expected on the existing and future year roadway network at the following intersections:
1) Walker Avenue/3 Mile Road2) Walker Avenue/EB I-96 Ramps3) Walker Avenue/WB I-96 Ramps4) Walker Avenue/Northridge Drive5) Walker Avenue/4 Mile Road6) Baumhoff Avenue/4 Mile Road7) Bristol Avenue/4 Mile Road8) Walker Avenue/Walker View Road9) Alpine Road/4 Mile Road10) Bristol Avenue/3 Mile Road.11) Northridge Drive/ Baumhoff Avenue (proposed)12) Northridge Drive/Walker View Road(proposed)13) Northridge Drive/Bristol Avenue(proposed)14) Cordes Avenue/4 Mile Road
The study will include the following sections:
* Detailed Description of Study Area – The report presents a full understanding of the local roadway network, how the freeway integrates with the County and City roadways, as well as existing capacity challenges within the study area.
* Existing Land Use and Roadway Characteristics – The report presents a description of the existing land use in the study area, as well as a detailed description of the traffic control and lane geometrics that will impact the analysis. Metro staff will collect peak hour turning movement intersection counts, obtain traffic signal timing information at the signalized intersections. Observe peak hour traffic patterns and identify other areas that may impact the traffic analysis such as existing driveway locations, on-street parking, transit service and turning restrictions.
* Existing Weekday PM Peak Hour & Weekend Peak Hour traffic analyses – Metro will prepare existing capacity analyses for the existing roadway network during the PM peak hour and weekend peak hour. We will use the Synchro software package, developed by Trafficware to perform these capacity analyses. SYNCHRO implements the 2000 Highway Capacity Manual (HCM) methodology, which assigns an intersection a Level-of-Service (LOS) based on the average control delay experienced by each
vehicle passing through that intersection.
* Future No Build Traffic Analysis – Metro will prepare traffic volumes estimates out to the project build-out year for the analysis periods. We will contact Grand Valley Metro Council and MDOT to better understand historical land use and traffic growth patterns in the region. Additionally, Metro will contact the City of Walker to become aware of any other developments in the study area that would generate traffic that may impact the traffic analysis.
* Trip Generation & Distribution for Orchard Park Town Center – The amount of the traffic generated by the proposed project depends on the type and size of the land uses being proposed. Estimates for the volume of traffic generated by this development will be based upon rates published in the Institute of Transportation Engineers (ITE) report titled, Trip Generation, 7th Edition. The ITE report is a compilation of national traffic data surveys utilized to estimate traffic volumes for various land uses. Metro will also prepare a trip distribution model for the site traffic based on numerous factors, such as the existing street system, existing traffic flows, location of residences, and congestion levels.
* Total Future Build Traffic Analysis - Metro will analyze the traffic impacts associated with the proposed project and provide recommendations to the roadway network, as appropriate, to accommodate the anticipated traffic generated by the Orchard Park development. The recommendations will involve significant roadway improvements improving vehicular access to the project area locally and regionally. Improvements may include the extension of Northridge Avenue east from Walker Avenue providing access to the proposed project. Additionally, improvements to the surrounding roadway network will be evaluate and proposed, if necessary.
* Documentation – The traffic impact study will be documented with appropriate tables and graphics to present the traffic analysis in a professional manner.
Orchard Park Mixed Use DevelopmentWalker, MichiganFebruary 7, 2006
SUB AREA PLANS & GUIDELINES
Northridge Drive
Walker Ave.
Rte. I 96
Bristol Ave.
Private Road(By others)
District Map
4 Mile Road
Baumhoff Rd
Orchard park is separated into 5 different land use districts. Each different district will focus on differ-ent allowable land uses, configura-tion and architectural character and will have its own separate develop-ment and quality standards. Hav-ing separate districts within the MPUD will allow separate areas of the site to develop with land uses that are compatible with each other and their surroundings. Quality guidelines are suggested later por-tions of this document.
SUB AREA PLANS & GUIDELINES Development Standards Matrix
OPEN SPACE/ PLAN FEATURES
Open space will be preserved based on an area’s natural integrity and development potential . Part of the proposed open space plan is the result of an ex-isting power easement located through out the site. The space within the easement will be used for storm water management, poten-tial wetland reclamation if needed, and boulevard landscape treatment. The stretch of open space along Northridge Boulevard will provide a buffer between the Town Center and Outparcel uses while positively con-tributing to the aesthetic quality of the boulevard. The majority of the remain-ing open space is the preservation of an existing ravine. This area will protect the drainage way, woods, and topographically unique ground, and may be the site of potential pe-destrian trails and nature overlooks. This area also has the potential to become an anchor for a green-belt system through out neighboring sites as they become developed. Additional open space may be provided as pocket parks and civic use space throughout the develop-ment districts. Such areas may include plazas, common greens, pocket parks, and buffers.
Open Space Park/Plan
Northridge Boulevard
Walker Ave.
Bristol Ave.
4 Mile Road
Baumhoff Road
+/- 10.5 Ac.
+/- 3.9 Ac.
+/- 7.5 Ac.
+/- 1.45 Ac.
+/- 2.6 Ac.
Rte. I 96
UTILITY INFORMATION Proposed Utility Plan
UTILITY INFORMATION Statements of Utility AvailabilityProposed utilities for Orchard Park will be serviced with public watermains and public sanitary sewer. Storm water management for the area will be provided through a combination of public storm sewers (road right-of-ways) and private storm sewers (parking lots/private drives) and an extensive sequence of water quality and storage ponds.
Watermain for the Orchard Park development will connect to the City of Grand Rapids water system through two existing 16-inch diameter watermains. One main is located in Bristol Avenue and the second runs along Walker Avenue. The Bristol Ave. main is a high-pressure system while the Walker Ave. main is not. Final watermain design will include pressure reducing valves located on the Orchard Park site in order to connect the high and low pressure districts. A proposed 12-inch diameter main will deliver water through the proposed site and complete a loop between the existing Walker Avenue and Bristol Avenue 16” watermains. Other proposed site watermains will complete several internal watermain system loops. This pipe configuration will provide adequate water quality and pressure for all proposed businesses and residents connected to the system.
Wastewater from the Orchard Park development will be collected in proposed on-site 12”, 10” and 8” diameter sanitary sewers. The proposed sewers will be carefully sized to support commercial applications on all of the outlot sites and also the various residential and commercial applications shown on the Orchard Park master plan. The site wastewater will discharge to an existing 12-inch diameter sewer in the Walker Avenue / Northridge Drive intersection. This sanitary sewer in the intersection is part of the City of Grand Rapids sanitary sewer system and based on preliminary computations, adequate downstream sanitary sewer capacity is available.
The storm water system for the Orchard Park development is designed to handle storm water flows associated with the SCS type II, 100-year storm in accordance with the Kent County Drain Commission and the City of Walker drainage standards. Storm sewer pipes in this system are designed to transport storm water from seven drainage sub-districts to storm water detention ponds located in each sub-district. These pipes are sized to pass flows associated with the SCS type II, 10-year storm while the storm water detention ponds are sized to accommodate water runoff from the 100-year storm. Total pond storage capacity for the Orchard Park site is roughly 50 acre-feet. The detention ponds act to control storm water flows and provide water quality before eventually discharging runoff to nearby watercourses.
UTILITY INFORMATION Proposed Mass Grading
The mass grading for the proposed development will involve 222 acres of land more or less. The land will be cleared, topsoil stripped and stockpiled. The site will be graded to facilitate the construction of roads, parking lots, utilities and buildings. Prior to clearing the land, a soil erosion control plan will be prepared and a permit obtained. All soil erosion controls must be in place prior to the commencement of mass grading. A licensed storm water operator will make weekly inspections and write a report to assure that the contractor is properly maintaining soil erosion controls. Once mass grading is complete, any areas that will not involve immediate construction activity will be restored with topsoil, seed and fertilizer.
The mass earthwork phase of this development will also include the filling of regulated wetlands to facilitate road crossings and the construction of required wetland mitigation areas as permitted by the MDEQ.
PROPOSED PHASING
Orchard Park will be constructed in two phases. Phase 1 will consist of the major road network, major utility infra-structure, the Town Center, approximately 2/3 of the proposed residential district and Tourist Oriented Retail Anchor. The construction of this phase will work as the catalyst for the remaining phase, as it will generate cash flow, consumer interest, and tenant interest. Phase 2 will consist of the remain-ing residential district, light office and retail, and the remaining Tourist Oriented retail.
Phasing Plan
Phase 1
LEGEND
Phase 2
ECONOMIC IMPACTS Community Economics
ECONOMIC IMPACTS Community Economics
