SPCA Final Project - Leesona Consulting, Inc.

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SPCA of Anne Arundel County Redevelopment Preliminary Concept Plan and Financial Feasibility Analysis Tom Leeson University of Maryland Masters of Real Estate Development Program RDEV 689Z May 12, 2011 SPCA Concept Plan and Financial Feasibility
Table of Contents INTRODUCTION....................................................................................................................................... 3
MULTIPLE OBJECTIVES ....................................................................................................................... 3
EXISTING SITE CONDITIONS .............................................................................................................. 3
REGULATORY FRAMEWORK ............................................................................................................. 5
REDEVELOPMENT CONCEPT ............................................................................................................. 5
DESIGN INSPIRATIONS ..................................................................................................................... 5
NEW STRUCTURE ............................................................................................................................... 6
REDEVELOPMENT OF STRUCTURES........................................................................................... 7
SITE IMPROVEMENTS....................................................................................................................... 8
ECOSYSTEM SERVICE VALUES ......................................................................................................... 8
BACK CREEK NUTRIENT REDUCTION FACILITY ................................................................... 8
WETLAND RESTORATION ............................................................................................................... 9
UPLAND RESTORATION ................................................................................................................... 9
STREAM RESTORATION/BIO-REDMEDIATION ........................................................................ 9
CONSERVATION EASEMENT ........................................................................................................ 10
DEVELOPMENT TEAM ........................................................................................................................ 10
PERMITTING .......................................................................................................................................... 11
PHASING AND TIMELINE ................................................................................................................... 11
PHASING .............................................................................................................................................. 11
TIMELINE............................................................................................................................................ 11
PROJECT BUDGET ................................................................................................................................ 12
CAPITAL COSTS ................................................................................................................................ 12
PROJECT SOURCES.......................................................................................................................... 13
OPERATIONS AND MAINTENANCE ............................................................................................ 14
CONCLUSION ......................................................................................................................................... 15
MAPS ......................................................................................................................................................... 16
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SPCA Concept Plan and Financial Feasibility
INTRODUCTION The Society for the Prevention of Cruelty to Animals (SPCA) of Anne Arundel County is the largest and
oldest animal welfare organization in Anne Arundel County. The SPCA provides shelter and humane care
for homeless animals in need and advocates for animal welfare throughout the community. The first
shelter building on the site opened in 1947. The historic brick building now houses administrative offices,
a spay and neuter clinic, and meeting spaces for activities such as volunteer orientation and dog obedience
classes. The current animal shelter, the Mary E. Parker Shelter, opened in 1986. Very modern for its time,
the new shelter provided air conditioning, flexible runs, medical isolation rooms, and other updated
facilities. However, at 35 years of age the shelter is in need of updating to improve the conditions for the
animals, staff, and visitors, and to provide additional capacity.
The SPCA of Anne Arundel County has requested Leesona Development, Inc. to advance an analysis of
the feasibility and conceptual design for the redevelopment of the site. The conceptual design includes the
development of a new central shelter building, the redevelopment of several of the existing structures, as
well as the restoration of existing wetlands on the site and progressing regional stormwater treatment
goals in conjunction with the City of Annapolis and the Ann Arundel County.
MULTIPLE OBJECTIVES The redevelopment of the SPCA will serve multiple objectives and allow the organization to better meet
its mission. The development of a new central building combined with the redevelopment of some of the
existing buildings will allow 30% additional capacity at the facility and significantly increase the
efficiency of the space. This additional capacity will allow the shelter to better meet the community’s
need to house and care for homeless animals and continue to work with other shelters to accept animals.
The innovative and progressive design of the shelter will improve the adoption rate, and will be a
healthier and safer environment for the animals and staff/volunteers.
The SPCA of Ann Arundel County is very aware of its impacts on the surrounding neighborhood and
strongly desires to be a good neighbor. The new design will decrease the noise levels even though there
will be greater number of animals on the site.
Finally, undertaking wetland mitigation, as well as treating the stormwater in Back Creek and taking
advantage of the ecosystem service value market, SPCA will be able to meet some regional
environmental goals as well as generate additional revenue for the redevelopment project.
EXISTING SITE CONDITIONS The 14.8-acre SPCA of Ann Arundel County site is located at 1815 Bay Ridge in Annapolis, Maryland
(Figure 1). The site is accessed from Bay Ridge Avenue along a relatively narrow strip of land
approximately 200 feet long, and as a result, the site has poor visibility from the road. The site is traversed
by Back Creek (west to east), which drains directly into Back Bay, which is part of the Chesapeake Bay,
and acts as the principle stormwater drainage for an area containing approximately 184 acres to the west.
Adjacent to Back Creek on the eastern portion of the site is approximately 7.55 acres of forested wetlands
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and non-developable upland areas. The wetlands appear to be significantly degraded. The SPCA has
several trails through the forested areas and boardwalks over the wetlands that are utilized for exercising
the animals.
Figure 1: SPCA Existing Conditions
The site currently has five buildings, which total roughly 10,500 square feet and are clustered
predominately in the northeastern portion of the site. There is a historic brick building, which was built in
1947 and houses administrative offices, a spay and neuter clinic, and meeting spaces for activities such as
volunteer orientation and dog obedience classes. The remaining buildings were constructed in the mid- to
late 1980s and consist of the main shelter building, two buildings with dogs, one building houses puppies
and pregnant animals, as well as the sick cat building. All the buildings are in need of renovation.
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Figure 2: Historic 1947 Building
Figure 3: Wetland Area
REGULATORY FRAMEWORK The SPCA site at 1815 Bay Ridge Avenue is located within the R-2 Single-Family Residential Zoning
District and is classified as a "Philanthropic and charitable institution" and is allowed by special
exception. A special exception requires a public hearing process before the Planning Commission, which
will make a recommendation to the Board of Appeals.
The site is also located within the City of Annapolis’s Critical Area Overlay District. The purpose of the
critical area overlay district is to foster more sensitive development activity for certain shoreline areas so
as to minimize damage to water quality and natural habitats. This district is consistent with and supports
the State critical area law and critical area criteria as well as the City of Annapolis critical area program.
The 2009 Annapolis Comprehensive Plan presents policy recommendations, principles, and objectives
related to growth and development. The SPCA site will be required to meet the goals and objectives
within the plan.
The Sustainable Annapolis Community Action Plan lays out a plan for how the city will meet greenhouse
gas reduction targets, and environmental, economic, and neighborhood goals. Design elements and site
design of the redeveloped SPCA will be required to meet the goals and objectives within the plan.
REDEVELOPMENT CONCEPT DESIGN INSPIRATIONS Modern Shelter Design: Animal shelters across the country are changing the basic design elements in an
effort to increase adoption rates, improve the interior environment for the animals to reduce stress and
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control disease, and make the centers desirable places for visitors and staff. Replacing metal cages with
glass cubicles, providing fresh air and natural light, replacing cinderblock walls with waterproof Corian
all contribute to nicer, healthier environment that will attract potential pet owners who otherwise might
avoid coming to a shelter.
Sustainability: The City of Annapolis requires all public buildings to achieve LEED Silver, however,
given the site’s proximity to the Chesapeake Bay and the SPCA’s mission of promoting a healthy
environment, the redevelopment of the SPCA of Ann Arundel County will attempt to achieve LEED
Gold. By incorporating innovative design techniques, which will be described below, the SPCA
redevelopment can be a model for future charitable organizations.
Noise Reduction: Noise control is a major issue for shelters. The noise is a problem for staff and
volunteers, it can be a turn-off for potential adopters, it is stressful for the animals, and is a nuisance to the
surrounding neighborhood. Acoustics is a major consideration for the SPCA redevelopment.
Water: The SPCA is surrounded by the largest estuary in the country, the Chesapeake Bay, and has
appreciation for the importance of conserving water and ensuring any water flowing into the Bay is clean.
Numerous design features have been incorporated into the plan to reduce the amount of water the facility
utilizes and treats any stormwater that flows through or from the site.
NEW STRUCTURE In an effort to provide additional capacity and improve the efficiency of the shelter, Leesona
Development, Inc. proposes a newly developed 7,000 square foot central building to be located in the flat
grassy area adjacent to the main shelter’s existing entrance. The central building will house the entrance
and administration, adoption rooms, staff and community rooms, support spaces such as laundry and
grooming rooms, as well as the following design elements:
 Glass fronted dog and puppy pens with sniff holes arranged in such a manner that dogs are not
always staring at each other
 Quieter rooms with sound absorbing acoustical noise reducing glass to improve sleep and stress
 Piped in animal friendly sounds to reduce stress and reduce barking
 Community cat rooms and cushy multi-tiered kitty pads and views to the outside
 Play rooms to allow visitation by pets of potential adoption parents
 New HVAC system that pumps in fresh air 10-12 times an hour
 Terrazzo and epoxy floors for easy cleaning and reduce the spread of disease
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Figure 4: Cat Colony Room
Figure 5: Glass Fronted Pens
The sustainable features of the new central building will include the following:
 The building will be heated and cooled by a ground-source heat-pump system
 Green roof to reduce and treat runoff
 Narrow building footprint conducive to natural lighting and ventilation and to reduce land disturbance
 Efficient light features
 Heat recovery ventilation
 Sunshades on south-facing windows
 Operable windows and 100% fresh air in animal areas
 All paints and finishes used will contain low or no emissions of VOCs
 Recycled-content materials to be used when feasible
Water conservation is a critical component of the new design features. Shelters typically utilize lots of
water for cleaning and sanitizing. In an effort to reduce water usage the following elements are proposed:
 Animal waste will be collected in a service sink and flushed into the sanitary waste system. This
requires less water and creates a healthier interior environment for the animals.
 The floors in each animal room will slope to a single, enclosed drain, requiring less water, and
eliminating the need for chemical cleaners.
 Fixtures will be water efficient. Toilets and urinals are low-flow. The dishwashing and clotheswashing machines, will be Energy Star(r) rated and use 50% less water than standard fixtures.
Additionally, to improve the SPCA’s connection to the community, the central building will contain a
large multifunction room for community workshops and training seminars. It can be used after hours by
community members for non-SPCA programs. A large meeting room overlooking the lobby and
multipurpose space provides an additional area for smaller gatherings and more formal meetings.
REDEVELOPMENT OF STRUCTURES The existing main shelter building is to be redeveloped using many of the same innovative design
elements as used in the new central building. The 4,000 square foot existing main building will attach to
the new central building and will house animal shelters and outdoor runs. This additional space will allow
the shelter to separate healthy, adoptable animals from animals needing treatment.
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The 2,500 square foot, 1947 brick building is to be redeveloped in accordance with the City of Annapolis
historic structure regulations. The historic brick building now houses administrative offices, a spay and
neuter clinic, and meeting spaces for activities such as volunteer orientation and dog obedience classes.
The spaces will be modernized and will include many of the same innovative and sustainable features as
the new central building.
The remaining buildings are to be demolished with their needed space being incorporated into the new
central building and other the renovated structures.
By reusing the existing buildings on the site, the project's development footprint and impact on its site is
significantly reduced.
SITE IMPROVEMENTS Given the site’s location within the City of Annapolis Critical Area Overlay District, as well as the goals
and objectives within the Sustainable Annapolis Community Action Plan, significant efforts are proposed
to reduce the project’s impact on the surrounding area, with particular emphasis on management and
treatment of stormwater. Improvements include:
 Permeable gravel paving systems to reduce impervious areas and reduce runoff into Chesapeake Bay
 On-site stormwater management and treatment measures (i.e. bioretention)
 A cistern system for capturing and reusing rainwater for cleaning and other purposes
 Use of native species in the landscaping with no permanent system for irrigation
As a result of the property configuration and the long, narrow strip of land that provides the site access to
Bay Ridge Drive, the facility suffers from a lack of visibility from the street. In effort to increase street
presence, Leesona Development, Inc. proposes some additional site improvements. These include:
 An iconic site feature located at the current location of the SPCA sign. Such a feature could be
incorporated into a new sign and may include a sculpture, or other art form.
 Fencing along the entrance drive to formalize the entrance and provide visual wayfinding.
 Formalized landscaping along Bay Ridge Drive and entrance Drive to provide visual wayfinding.
ECOSYSTEM SERVICE VALUES The SPCA site contains two ecological features, Back Creek and a wetland area, that provide the
opportunity to further the conservation goals of the City of Annapolis, the State of Maryland and Ann
Arundel County, and to create monetary value to the SPCA to provide additional funding for the
redevelopment efforts.
BACK CREEK NUTRIENT REDUCTION FACILITY The site is traversed by Back Creek (west to east), which drains directly into Back Bay, which is part of
the Chesapeake Bay, and acts as the principle stormwater drainage for an area containing approximately
184 acres to the west (See Figure 7: Nutrient Reduction Facility Map). Roughly 60% of the 184-acre
drainage area is impermeable, resulting in significant sediment load in Back Creek and high amounts of
nitrogen and phosphorous, all of which dumps directly into the Chesapeake Bay. Ann Arundel County
and the City of Annapolis are required by the Environmental Protection Agency (EPA) to reduce the
amount of nutrients (nitrogen and phosphorous) flowing into the Chesapeake Bay. By amending the
Clean Water Act, the EPA established total maximum daily load allowances of phosphorous and nitrogen
flowing into the Chesapeake Bay. The EPA requires the State of Maryland (and five other states) to
reduce the amount of flow, which in turn requires the cities and counties to implement the program. The
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City of Annapolis has identified the need to reduce the amount of nutrients flowing into the Chesapeake
via Back Creek by 44,800 lbs. per year. The City of Annapolis has identified the SPCA site as a high
priority area for a stormwater retrofit within the City of Annapolis Watershed Action plan. In an effort to
reduce the amount of nitrogen and phosphorous that flows into the Bay, the State of Maryland has
established a nutrient trading market.
Nutrient trading is a form of exchange (buying & selling) of nutrient reduction credits. These credits have
a monetary value that may be paid to the seller for installing Best Management Practices (BMPs) to
reduce nitrogen or phosphorous. In general, water quality trading utilizes a market-based approach that
allows one source to maintain its regulatory obligations by using pollution reductions created by another
source. In this case, the City of Annapolis and Ann Arundel County will be the purchasers of the nutrient
credits obtained by the SPCA.
As such, it is proposed that the SPCA take advantage of this nutrient trading market and install a nutrient
reducing stormwater treatment facility along Back Creek and obtain nutrient reduction credits. The
installed nutrient reduction facility will be able to reduce approximately 80% of the nutrients within Back
Creek. An analysis of the cost of the treatment facility and the value of the credits is provided in the cost
section of this report.
WETLAND RESTORATION Adjacent to Back Creek on the eastern portion of the site is approximately 3.54 acres of forested wetlands
and riparian areas (See Figure 6: Ecosystem Service Value Map). The wetlands appear to be significantly
degraded, but are a critical ecosystem within the Critical Overlay Area. Similar to nutrient reduction
credits, the SPCA could obtain wetland credits if the wetlands are restored and preserved in accordance
with the Army Corps of Engineers specifications.
Wetland mitigation banks are used to compensate for adverse impacts generally occurring within a
specified service area, or designated watershed. The US Army Corps of Engineers, along with other state
and federal agencies, approves a specified number of wetland credits available to be sold by the bank
sponsor (in this case the SPCA). Permittees needing to compensate for project-related unavoidable
adverse impacts to wetlands may purchase credits from bank sponsors, upon approval by the USACE, to
compensate for those impacts. An analysis of the cost of the wetland mitigation bank and the value of the
credits is provided in the cost section of this report.
UPLAND RESTORATION Immediately adjacent to the wetlands on the north and south sides of Back Creek are 4.01 acres of
forested uplands that are undevelopable due to their proximity to the riparian areas and their location with
the Critical Area Overlay District. Uplands provide an important buffer between sensitive wetlands and
developed areas and help to ensure the health of the wetland areas. As a result, the USACE and the
Maryland Department of Environment (MDE) provide credits to restored uplands in a similar manner as
the wetlands themselves. Consequently, Leesona Development, Inc. recommends the forested upland
areas be restored according to the MDE and USACE criteria to obtain tradable credits. An analysis of the
cost of the upland restoration and the value of the credits is provided in the cost section of this report.
STREAM RESTORATION/BIO-‐REDMEDIATION In addition to nitrogen and phosphorous, Back Creek carries a significant amount of sediment that is
released within its channel as it enters the Chesapeake. As the creek approaches the tidal waters of the
bay, the velocity of the water flow decreases, which causes the sediment to drop out and collect. Over
time, the sediment has built up, causing the creek’s “mouth” to move up stream. The sediment has been
overgrown by Phragmites, and other invasive plants, changing the character and reducing the health of the
riparian environment.
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In an effort to incentivize stream restoration, a stream restoration credit trading system has been
established similar to the wetland mitigation banks. By removing the sediment that has accumulated
within the stream channel, removing the invasive plant species and improving the eroded creek banks
consistent with MDE standards, the SPCA will be able to obtain stream restoration credits that may then
be sold to another entity needing to compensate for project-related unavoidable adverse impacts.
The stream restoration work will be accompanied by an in-channel bio-remediation system designed to
remove pollutants/sediment from the stormwater flowing through Back Creek before it reaches the
restored portion of Back Creek. The bio-remediation system essentially filters the water through grasses
and other vegetation, as well as infiltration through the soil.
CONSERVATION EASEMENT In order to implement a wetland mitigation bank, as well as the stream restoration, and the upland
restoration, the conserved lands must be preserved in perpetuity. As a result, it is recommended the
approximately 7.55-acres, as well as the land that contains Back Creek and the nutrient reducing
stormwater treatment facility be placed in a conservation easement to be held by City of Annapolis
Conservancy Board. The Annapolis Conservancy Board is an organization established in June, 1988, by
the Annapolis city council to seek donation of property to the City to further the goals of preserving open
space, providing recreational opportunities, and improving the water quality of the Chesapeake Bay and
its tributaries.
A conservation easement is a legal agreement to preserve land in its natural state or to enhance its
environmental potential without transferring the land's ownership. The SPCA will still own the land, but
will agree not to develop it inconsistently with environmental preservation requirements. The specific
terms of the easement can be tailored to fit the needs of both the SPCA and the community. The
Conservancy Board would manage the easement on behalf of the City in accordance with the terms
agreed upon.
DEVELOPMENT TEAM The redevelopment of the SPCA will require the expertise of a whole host of professionals in order to
ensure the project meets the design and financial goals, as well compliance with all the regulatory
agencies. The following professionals are proposed for the project:
 Attorney: Assist with approval process, as well as contracts with consultants/contractors and
conservation easements.
 Architect: Principal design professional
 Historic preservationist: Assist with process and design criteria for redevelopment of 1947 building.
 Public relations consultant: Outreach with surrounding neighborhood and community.
 Environmental Consultant: Coordinate all conservation projects, including wetland mitigation bank,
stream and upland restoration, and nutrient reduction system.
 Civil engineer: Site work design, surveys, infrastructure design, drainage, etc.
 Structural Engineer: Assist architect in structural design.
 Geotechnical Consultant: Soils test, assist with ground source heat pump
 Contractor: Builder of project, responsible for hiring mechanical engineer, electrical engineer, and
other subs
 Commissioning: Consultant to assist the architecture and engineering firm with commissioning and
energy-performance analysis during the design phase.
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PERMITTING The SPCA redevelopment project will require compliance with and permitting from the following
agencies:
 City of Annapolis Planning Department: Review and approval for Special Exception for new central
building and redevelopment of existing buildings.
 City of Annapolis Historic Preservation: Review and approval for Certificate of Approval for
redevelopment of 1947 brick building.
 City of Annapolis Building Department: Review and approval of building permits
 Army Corps of Engineers: Review and approval for wetland mitigation bank including the service
area and number of credits, as well as upland restoration
 Maryland Department of Environment: Review and approval of nutrient reduction stormwater
treatment facility, stream restoration, and upland restoration
 Maryland Department of Natural Resources: Review and approval of nutrient reduction stormwater
treatment facility
 Ann Arundel County: Review and approval of nutrient reduction stormwater treatment facility and
share of credits.
 State of Maryland: Review and approval of nutrient reduction stormwater treatment facility and
number of credits.
PHASING AND TIMELINE PHASING It is recommended the project be redeveloped in three phases in order to ensure the work is done
efficiency and to provide additional time for capital fundraising. The scope of work in each phase is
described below:
Phase 1:
 Demolition of dog runs in northeastern portion of site (accommodations for the animals sheltered in
the facility will need to be made during this construction phase).
 Construction of new 7,000 square foot central building
 Development of wetland/upland mitigation bank and nutrient reduction facility, and stream
restoration
Phase 2:
 Redevelopment of existing 4,000 square foot main shelter building and tie into new central building
Phase 3:
 Redevelopment of 1947 historic brick building
 Site improvements including resurfacing of driveway, landscaping, site drainage, entrance features.
TIMELINE The project has been divided into phases in an effort to allow additional time for fundraising, and to allow
many of the sheltered animals to remain on site during construction. Phase 1 construction, which includes
the new central building, needs to be completed prior to commencement of Phase 2. However, if funding
allows, Phase 2 and 3 could be commenced simultaneously to reduce total project time.
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Project Timeline
Description
Programming and Design Phase
Schematic Design
Final Design Approval*
Design Development
Permitting and Entitlements
Phase 1 Construction
Duration
4 months
14-18 months
12-14 months
10-12 months
10-12 months
PROJECT BUDGET CAPITAL COSTS The construction costs of the LEED Gold central building, as well as the renovated existing main building
are higher than typical construction due to the energy-efficient measures which include the geothermal
heat-pump system, advanced natural-ventilation system, greater than mandated exterior insulation levels,
high-performance glazing, and sunshades on south-facing windows.
It should be noted, however, that many of the design features have cost saving features, such as watersaving fixtures and practices, which will allow the site engineer to downsize the sanitary sewer system,
saving in initial system costs.
Further cost benefits of this project stem from the improved animal housing, waste removal, and
ventilation strategies, which have lead to a significant decrease in the spread of disease and decrease in
medical costs.
The construction costs associated with the redevelopment of the existing main building are less on a per
square foot basis than the new central building, however, are still higher than typical construction costs
due to the LEED rating.
The costs associated with the wetland and upland restoration projects are calculated on a per acre basis.
The wetland restoration project is estimated at $48,000 per acre, and the upland restoration is estimated at
$24,000 per acre. There are 3.54 acres of wetlands and 4.01 acres of uplands.
The stream restoration project costs are calculated at a $65 per lineal foot basis. The project is estimated
to restore 2,109 lineal feet of stream.
The nutrient removal project is estimated to cost $229,000 based on preliminary engineering estimates.
A 10% contingency has been added to all projects to account for pricing changes, or unanticipated
conditions.
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Table 1: Project Expenses LEED Gold
PROJECT SOURCES In addition to the ecosystem service value income and the $3 million gift, Leesona Development, Inc.
proposes the following funding sources:
Critical Area Payment-in-Lieu Funds: As part of implementing the State of Maryland’s Critical Area
Act, the Critical Area Commission collects payments-in-lieu of mitigation in circumstances when the
mitigation requirements can’t be met. The Critical Area Commission in lie fee funds are made available
to fund the design costs associated with other measures that meet the Critical Area goals. Design costs of
the nutrient reduction facility are estimated at 15% of hard costs, or $34,350.
Chesapeake Bay Trust Restoration Grant: The Chesapeake Bay Trust promotes public awareness and
participation in the restoration and protection of the Chesapeake Bay and its rivers. Since 1985, the Trust
has awarded over $34 million in grants to schools, nonprofit organizations, and public agencies
throughout Maryland. The ecosystem service value restoration projects proposed as part of this project
meet the criteria of the grant program which include developing a demonstration- scale, communitybased, on-the-ground restoration project. Since the project site is within the boundaries of the City of
Annapolis Watershed Action Plan, and has been identified as a high priority for a stormwater retrofit, a
$50,000 grant request should be made.
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Capital Campaign: Until additional funding sources can be found such as additional grant opportunities,
there is a funding gap that will need to be filled with a capital campaign fundraising effort. This amount is
approximately $345,000. Given the long approval and permitting timeline, there should be enough time to
put together a solid capital campaign to support the SPCA’s mission.
Table 2: Project Sources
OPERATIONS AND MAINTENANCE There is ongoing operation and maintenance costs associated with the nutrient reduction facility due to
annual clean out requirements. It is proposed that an agreement be made between the City of Annapolis
and Anne Arundel County to cover the annual maintenance costs of the facility.
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Table 3: Sources and Uses
CONCLUSION The redevelopment of the SPCA of Anne Arundel County has the opportunity to serve as a model
redevelopment project for non-profit organizations. The redevelopment results in an environmentally
friendly facility that improves the health of animals in need, serves as a needed community facility,
reduces the noise impacts on the surrounding neighborhood, and improves the water quality of the
Chesapeake Bay. Most importantly, the project increases the capacity of the facility by 30%, allowing the
SPCA to provide needed shelter and humane care for homeless animals and continue to advocate for
animal welfare in throughout the community.
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MAPS Figure 6: Ecosystem Service Value Map
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Figure 7: Nutrient Reduction Drainage Area
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SPCA Final Project - Leesona Consulting, Inc.

Transcription

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