South Fork Landing Master Plan Final Summary Report February 27, 2020
Prepared For Si View Metropolitan Parks District:
Prepared By:
Travis Stombaugh, Execu ve Director Minna Rudd, Recrea on Manager Dave Dembeck, Opera ons Manager
Berger Partnership Design Team Consultants: Hoshide Wanzer Architects KPFF Consul ng Engineers The Watershed Company
Si View Metropolitan Parks District Board of Commissioners: Bud Raisio, President of the Commission, Administra ve Commi ee Catherine Fredenburg, Clerk of the Commission, Administra ve Commi ee Mark Joselyn, Commissioner, Opera ons Commi ee Susan Kelly, Commissioner, Opera ons Commi ee and Administra ve Commi ee Ka e Klahn, Commissioner, Programs Commi ee
City of North Bend: Mike McCarty, Senior Planner, Community and Economic Development Jesse Reynolds, Senior Long Range Planner, Community and Economic Development
Project Timeline
Execu ve Summary: BACKGROUND REVIEW AND PROGRAM DEVELOPMENT
PROGRAM OPPORTUNITY DEVELOPMENT
ENVIRONMENTAL, PROPERTY, AND EXISTING CONDITIONS STUDY
PARK AND BUILDING PROGRAM DEVELOPMENT
PRELIMINARY SITE PROGRAM ANALYSIS
AUGUST
SEPTEMBER
SI VIEW REVIEW
OCTOBER
1 PREFERRED CONCEPT PLAN
PROGRAM INTEGRATION AND OVERLAY STUDY
NOVEMBER
STAKEHOLDER INPUT AMERICAN WHITEWATER CITY OF NORTH BEND COMPASS OUTDOOR ADVENTURES EVERGREEN MOUNTAIN BIKE ALLIANCE ROAM BEYOND
2
MASTER PLAN DEVELOPMENT
PUBLIC OPEN HOUSE #1 11/13/2019
DECEMBER
SI VIEW AND STAKEHOLDER REVIEW
MASTER PLAN PROCESS TIMELINE
FINAL REFINEMENTS
JANUARY
PUBLIC OPEN HOUSE #2 01/08/2020
FEBRUARY
MASTER PLAN REPORT
The mission of Si View Metropolitan Park District is to work in partnership with the community to enhance the quality of life through facilita on of recrea on programs and parks in Snoqualmie Valley. The South Fork Landing acquisi on and master planning effort was guided by the district’s comprehensive plan 2017 update, which iden fied acquisi on of parkland for passive recrea on in underserved areas, and development of walking and biking trails that link parks and green spaces as two of the top priori es. This project is consistent with the goals and policies of the comprehensive plan including Park Planning & Design, Trail Network, Recrea on Facili es, Recrea on Programs, Events, and Community Engagement.
Project Introduc on and History: South Fork Landing represents a unique opportunity to expand the recrea onal services within the southern half of the Si View Metropolitan Park District. Through a strategic partnership with the City of North Bend, the former Cascade Golf Course was acquired in two phases. A 28-acre parcel was purchased in late 2018. Subsequently, in late 2019 the district purchased three adjacent lots totaling 8 acres to complete the full 36-acre acquisi on. Funding sources for the purchase included the 2018 district Capital Bond proceeds and grant funding from the Conserva on Futures program. Terms associated with the purchase include a las ng commitment that these lands remain public and are for recrea onal access and benefit. Conveniently located south of Interstate 90 at the intersec on of 436th Ave SE and SE 142nd Street, and in unincorporated King County, the new community park is strategically posi oned to not only fill a gap but also provide connec ons to a growing network of park facili es. In addi on, the site is poised to provide access to the South Fork of the Snoqualmie River through an easement of the adjacent southern parcel. This will not only provide a regional trail connec on along the top of the levee to North Bend, it will also allow access to the water for white water kayaking and stand-up paddle boarding seasonally. Future trail connec ons beyond the site will allow the ability to access an ever growing network of shared-use trails that are popular in the valley. This was seen as an asset in looking at opportuni es to host retreats at the site. Strategic partnerships with groups like the Evergreen Mountain Bike Alliance and American Whitewater were explored to determine what facili es could benefit both the district as well as the community.
PROJECT OVERVIEW
3
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Existing Trails Bike routes along roadways
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Rivve Ri Riv erfron ont nt Riverfront Paarkk Park to Raging Rag a in ng River Riivve R er State Stat St ate to Fore Fo estt Trail Tra railili System Syste ystem ys te em Forest TH P
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P
P
Si Si View V Viie iew w Park Parkk Pa South Fork and aan nd Community Co C om mm mun nit nity ity Trail Ce en en ntter e Center
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P TH P Rd
Tanner Tanne er er Landing LLand g Park Paark Par a
So ut or hF
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ay th W 415
Future Trails
TH
un t Si
y Wa
Existing Parks
Lit t Tr le S ail i
Va lle yT ra il
Mo
ary Rib
Pedestrian connections along roadways
il Tra ge Rid
Legend d
M
TTollgate ollgate te Farm Park Farm P ar k
SEE 140th 14 140 1 4 th St
Future Parks P TH H
Trail head St d St 2nd 2n 42 14 1
REGIONAL CONTEXT
d
South South FFork So ork Landing Landing
Parking
tto oR Rattlesnake attl attl at tles esnaakke e LLake akke an and d The Th he Upla Up laand n s/Wi s//Wi Wild Wild lder der e ne ness s Rim ss Rim m Uplands/Wilderness
4
R or k le F idd M SE
Kusak Tree Farm Easementt So uth Fo rk Tra il
I-90
t Rattlesnake to Rat attl ttl tles esna es nake na k LLake ke ake an ak and nd Irro on n Horse Hor o se e State Sta tate te P ark Trail ar T aaiil Tr Iron Park
to S noq uala mie Pas s
5
King County GIS database was studied for environmentally cri cal hazards, and combined with a detailed reconnaissance walk with The Watershed Company (environmental consultants). It was revealed the vast majority of the site is unencumbered from wetlands, steep slopes, liquefac on, floodplain or floodway requirements. This greatly increased the park program considera ons for the site. The one excep on is the western 9 acres of the site, where the grades gently dip down into the floodplain and floodway. There is also one wetland along the southwestern property boundary. A condi on of the sale of the property required this area to be set aside as a conserva on area due to Conserva on Futures Tax program restric ons. This was a considera on for planning purposes, and elements such as trails or camping were considered here since they are allowable uses within CFT conserva on areas.
An important cornerstone for the local community is the exis ng General Store that was included in the purchase of the land. The store not only provides a benefit to the local neighborhoods, but is also the last stop on the way to the popular Ra lesnake Lake Recrea on Area as well as the Palouse to Cascades Trail, south of the site. Realizing the value of this important asset to the community, Si View Metropolitan Parks has partnered with a local concessionaire to con nue opera ng the store. The adjacent Riverbend Cafe was not included in the sale of the former golf course property, and will con nue to operate under the exis ng ownership. Planning for the park considered organiza on of the parking lots to help manage conflicts between park and cafe users. The site itself provides sweeping views of surrounding Cascade mountains, with a mix of forested and open lawn areas suitable for passive recrea on ac vi es. Large mature trees line areas formerly used as golf fairways providing shade and separa on in the landscape. The forested areas also provide habitat for wildlife, including elk.
Hoshide Wanzer Architects completed an assessment of the exis ng buildings that informed how these structures could be adapted for park use. It was determined many of the exis ng structures do not meet the needs of the park, with the excep on of the General Store and the maintenance shed just south of the store. It is possible this shed could be moved to the new maintenance area in future phases. See Appendix A for the full report.
CURRENT DISC GOLF COURSE RESTROOM R SEPTIC FIELD S
CARETAKER RESIDENCE
GRAVEL G PARKING LOT P
28.23 A CRES ACRES
SE 142ND ST
7.88 ACRES LOT C 2.63 ACRES
LOT B 2.62 ACRES
436TH AVE SE
INTERSTATE 90
LOT A 2.63 ACRES
SE 142ND ST ACCESS TO SNOQUALMIE VALLEY TRAIL
LEGEND PARCELS
2.11 ACRES
5’ CONTOURS
POND
WETLAND (1990 SAO)
VIEWS MT. SI MT. WASHINGTON RATTLESNAKE RIDGE
RIVERBEND CAFE
SENSITIVE AREA ON TITLE
WETLAND AND BUFFER
FEMA 100-YEAR FLOODPLAIN FEMA FLOODWAY GROUNDWATER WELL LAKES AND RIVERS LEVEE REVETMENT
POSSIBLE EASEMENT ACCESS
PROJECT AREA POTENTIAL ACQUISITION
LEVEE TRAIL CONNECTION
KUSAK PROPERTY
CONSERVATION FUTURES
G GENERAL STORE MEETING SPACE MAINTENANCE FACILITIES
POTENTIAL ACCESS EASEMENT
SOUTH
NOT IN PROJECT
N
0’
50’ 100’
200’
(SCALE IS APPROXIMATE)
N
0’
50’
100’
(SCALE IS APPROXIMATE)
6
SITE BASEMAP
200’
FORK S N
OQUAL
MIE
LEVEE TRAIL AND CONNECTION TO RATTLESNAKE LAKE
TO RATTLESNAKE LAKE
EXISTING CONDITIONS
7
A series of public mee ngs as well as mee ng with poten al stakeholders culminated in the crea on of this preferred master plan concept, with a high-level summary of process in the subsequent pages.
• Playground: Intended to be an adventure play area with Universal Access as feasible. • Park Drive: Provides access to the interior of the site and best access for personal water cra and emergency vehicles. Stormwater will be handled u lizing green infrastructure adjacent to road to the greatest extent feasible. • Trails and green spaces: Trails throughout the site are considered for providing the best access to the site. Op ons are provided to complete a series of loops within the site, making it possible to walk upwards of 4 miles without walking the same trail twice. Na ve vegeta on is envisioned to separate uses on site and will be a major considera on for the pathways that are adjacent to the disc golf course. Ornamental garden spaces should be located near buildings and be installed in a way that is compa ble with maintenance of the spaces. • Disc Golf: An 18-hole reorganized course proposed and distributed within the areas indicated. • Archery: Safety berms and earthwork, which will also assist to buffer some sound from I-90, will delineate this area from the adjacent uses. It is intended to be an informal area, with no major structures, and will allow for distances needed for various skill levels.
PARKING LOT (~25 VEHICLES) PARK DRIVE MAINTENANCE BUILDING AND WORK YARD
INTERSTATE 90 POTENTIAL MAINTENANCE FACILITY EXPANSION FOOTPRINT
SE 142ND ST
PARKING P ARKIING LOT (~25 VEHICLES)
DISC GOLF
DISC GOLF PASSIVE FIELD EXISTING TREES TO REMAIN
POND W/ DOCK
SE TRAILS TTR RAIILLSS MULTI-USE
436TH AVE SE
ARCHERY
SE 142ND ST
EVENT MEADOW RIVERBEND RIVE V RB VE B CAFE
PICNICKING CAMPING GLAMPING WETLAND PARK SHELTER W/ FIREPLACE POSSIBLE EASEMENT ACCESS
LEVEE TRAIL CONNECTION
SOUTH N
0’
50’
100’
200’
FORK S N
RECREATION FACILITY • KAYAK RENTALS • PADDLE BOARD RENTALS • RESTROOM PARKING LOT (~10 VEHICLES)
C COMMUNITY BUILDING • RESTROOMS • EVENT SPACE OUTDOOR TERRACE PARKING LOT (~40 VEHICLES)
VIEWS EW W MT. SI MT. WASHINGTON RATTLESNAKE RIDGE
OQUAL
PREFERRED MASTER PLAN CONCEPT
N NT ADVENTURE PLAY REMOVED R TTREES
OFFICE FACILITIES • EVENT SPACE • RESTROOM
IINCREASED BUFFER AND B TTREE CANOPY OVERFLOW PARKING O ALONG PARK DRIVE
MIE
(SCALE IS APPROXIMATE)
8
AIN RAIN GARDENS
GENERAL STORE G NEW TERRACE REALIGNED ACCESS PARKING LOT (~30 VEHICLES)
TO RATTLESNAKE LAKE
LEVEE TRAIL Presented at January 8, 2020, Public Open House
9
ILLUMINATION
PERFORMANCE
COVERED AREAS
76'-0"
60'-0"
32'-0"
GREAT ROOM 1800 SF 120 OCCUPANTS
CLASSROOM
52'-0"
24'-0"
COVERED OUTDOOR TERRACE 720 SF
20'-0"
ENTRY
LARGE STORAGE
KITCHEN
RESTROOMS
RESTROOMS
SM STORAGE
DROP OFF
16'-0"
36'-0"
COMMUNITY BUILDING FLOOR PLAN LAN (35 ((3500 00 SF) 1/4" = 1'- 0"
10
COMMUNITY BUILDING CONCEPT
12'-0"
CONCEPTUAL SKETCH VIEW TOWARD MT. SI 11
12
POND DOCK
ARCHERY AND CROSSBOW
DISC GOLF
UNSTRUCTURED PLAY
RIVER PADDLE BOARD
RIVER KAYAK
ADVENTURE PLAY
PICNIC/CAMPING WITH AMENITIES
MOVIES IN THE PARK
PROGRAM PRECEDENTS
13
Currently, there is limited budget allocated to implement the master plan. The purpose of comple ng this planning effort was to iden fy park programming opportuni es, iden fy an es mated cost, and then determine how the park could be funded through either capital bonds, local grants, or partnerships. The comple on of this plan allows eligibility to apply for mul ple State of Washington Recrea on and Conserva on (RCO) grants. Other grant sources may also be available, such as King County Parks Levy Open Space grant. Generally, it is understood this plan will be implemented over a period of me that could range from 2 to 10 years. Therefore, the project has been broken out into dis nct phases to help for future planning as funding becomes available.
3
The phases indicated on the plan are generally arranged from low-cost and rela vely simple execu on, to large-scale infrastructure improvements, and finally the construc on of a new community building. The first phase may be able to be implemented through current funding to construct or improve exis ng trails within the property and formally organize disc golf into its final loca on. This will allow other areas of the park to be available for passive recrea on un l other improvements are completed. The phasing also considered how to minimize impacts to the site so the park can remain open for use as much as feasibly possible.
3
1
2 1 4
5 6
4
RIVER RIVE RI VEER ACCESS V AC ACCE CCE TRAIL IMPLEMENTED ONCE EASEMENT NEGOTIATED
N
0’
50’
100’
1
1
CONSTRUCT/INSTALL PATHWAYS AND REORGANIZE DISK GOLF. BEGIN PLANTING BUFFER ALONG SOUTH EDGE AND ENGAGE VEGETATION MANAGEMENT PLAN.
2
DEVELOP GLAMPING/PICNIC AREAS AND BUILD SHELTER. IMPLEMENT PLAY AREA AND MAKE A FEW CHANGES TO SITE CIRCULATION ADJACENT TO RESTAURANT PARCEL.
3
BUILD NEW MAINTENANCE AREA AND DEMOLISH OR RELOCATE EXISTING STRUCTURES AS RECOMMENDED. EXPAND PARKING AT GENERAL STORE AND REORGANIZE PARKING AT NORTHWEST LOT. DEVELOP ARCHERY PROGRAM AND IMPLEMENT AS A TEMPORARY FACILITY.
4
BUILD PARK DRIVE, PARKING LOTS, AND INSTALL UTILITY/INFRASTRUCTURE TO SUPPORT NEW BUILDING FACILITIES. CONSTRUCT RECREATIONAL FACILITY FOR BOAT RENTALS.
5
BUILD NEW COMMUNITY CENTER FACILITY AND INSTALL PATHWAY LIGHTING CONNECTING TO GENERAL STORE.
6
EXPAND GENERAL STORE, BUILD OFFICE FACILITY BUILDING, DEVELOP PAVING TERRACE.
200’
(SCALE IS APPROXIMATE)
14
POTENTIAL MASTER PLAN PHASING
Presented at January 8, 2020, Public Open House
15
Q1. What types of park features and activities would you most like to see at this future park?
Q3. If you are a neighbor, what are your biggest concerns?
89 Entries Zen Garden 1% River Access Wildlife Access 1% 14% Water Garden 1% Views 1% Thru Drive Road 1% River Swimming Hole 1% Summer Camps 1% Pet Friendly 1% Parking 1% Non-tradi onal Recrea on 1% Natural Areas 1% Food Vendor 1% Ra /Float Vendor 1% Fishing 1% Bike Skills Course 1% Bike Access 1% Shelters 2% Picnic Tables 2% Community Center 2% Playground 3% Pu Pu 3% Connec vity 3% Archery 5%
Disc Golf 12%
Archery 3.2%
Trails 11% Open Space 7%
Forest and Wildlife Impacts 3.2%
Concerts/ Events 7%
Dog Park 7%
Tollgate Park 19%
Torguson Park 4.75%
Addi onally, public input for the master plan was obtained through an informal survey that was posted in the General Store. The sheet allowed patrons to write down elements that they would like to see in their new park. Some surprising results included archery, among others. While this informal input is not included in the analysis, suggested program element inclusion was considered throughout the process. The anonymous survey feedback from Open House #1 that informed this analysis and summary, as well as the informal input can be found in the Appendix.
Si View Park 19%
Three Forks Dog Park 4.75% Ra lesnake Lake/Educa on Center 4.75%
South Fork Landing 9.75% Portland Japanese Zen Garden 4.75% Marymoor Park 4.75%
EJ Roberts Park 4.75%
16
PUBLIC SURVEY ANALYSIS
Noise 13%
Community Benefit 6.5%
21 Entries
Lake Sammamish State Park 4.75%
Security and Vandalism 16%
Higher Taxes 3.2%
Camping 6%
Snoqualmie Point Park 4.75%
TraďŹ&#x192;c and TraďŹ&#x192;c Safety 22.5%
No Concerns 3.2%
Q2. Is there a park you particularly like to visit or use? Tanner Landing Park 4.75%
31 Entries
Reaching Park Without Car 3.2%
Bellevue Botanic Garden 4.75%
Parking 6.5% Overdeveloped Structures 6.5% Ligh ng 6.5%
Disc Golf Being Removed 6.5%
Q4. How far do you live from the site? 22 Entries 0.25 - 1 Mile 18%
0 - 0.25 Miles 23%
1 - 5 Miles 59%
24 survey responses entered
Cow Farm Loop 4.75% (assuming Tollgate Farm Park)
Received from November 13, 2019, Public Open House #1 and Online Survey
17
CONTROLLED ACCESS EXISTING PARKING LOT (~50 VEHICLES)
Public Process - Open House #1
INTERSTATE 90
The next three pages illustrate the series of three program opportunity sketches that were prepared to receive input and discussion of what might be possible on the site. Park program elements presented in these three op ons were selected based on either their interest from ac vi es already occurring on the site, from the park district survey, or were based on conversa ons with district staff. In addi on to public feedback received, a survey form was provided for addi onal input for considera on, as well as a program board for individuals to locate dots on program elements that were most desired by those in a endance. An image of this board can be found in the Appendix.
M MAINTENANCE B BUILDING A WORK AND Y YARD
CAMPING PICNICKING PARK SHELTERS W/ FIREPLACE
436TH AVE SE
SE 142ND ST
FOREST RESTORATION
SE 142ND ST PLAY AREA
INTERPRETIVE TRAIL PASSIVE FIELD
IMPROVED ROAD CROSSING
ROPES COURSE
PAVED MULTI-USE TRAIL P GRAVEL TRAILS
SOUTH N
0’
50’
100’
FORK S N
OQUAL
200’
MIE
RECREATION FACILITY • BIKE RENTALS • ROPES COURSE OFFICE
BIKE SKILLS PARK B
COMMUNITY BUILDING • OFFICE FACILITIES OUTDOOR TERRACE PARKING LOT (~55 VEHICLE PARKING)
REMODELED GENERAL STORE NEW TERRACE ADDITIONAL PARKING (~35 VEHICLES)
(SCALE IS APPROXIMATE)
18
PROGRAM OPPORTUNITY 1
Presented at November 13, 2019, Public Open House #1
19
MAINTENANCE BUILDING AND WORK YARD
INTERSTATE 90 P PARKING LOT ((~25 VEHICLES)
PARKING LOT P ((~25 VEHICLES)
436TH AVE SE
SE 142ND ST ARCHERY
DISC GOLF DISC GOLF
SE 142ND ST IMPROVED ROAD CROSSING
MULTI-USE TRAILS PASSIVE FIELD
WILDLIFE CORRIDOR
A ACCESS DRIVE RESTROOM PARKING LOT (~20 VEHICLES) R RECREATION FACILITY • KAYAK RENTALS • PADDLE BOARD RENTALS
SOUTH N
0’
50’
100’
FORK S N
G GATHERING AREA W/ VIEWS
C CAMPING PICNICKING
PLAY AREA
N NEW GENERAL STORE NEW TERRACE C COMMUNITY BUILDING • OFFICE FACILITIES OUTDOOR TERRACE PARKING LOT (~60 VEHICLES)
OQUAL
200’
MIE
(SCALE IS APPROXIMATE)
20
PROGRAM OPPORTUNITY 2
Presented at November 13, 2019, Public Open House #1
21
PARKING LOT (~25 VEHICLES)
P PARK DRIVE
INTERSTATE 90 M MAINTENANCE BUILDING A AND WORK YARD
P PARKING LOT ( (~25 VEHICLES)
436TH AVE SE
SE 142ND ST ARCHERY
DISC GOLF
DISC GOLF
SE 142ND ST IMPROVED ROAD CROSSING
PASSIVE FIELD POND W/ DOCK
MULTI-USE SE TRAILS TRA TR AILS LS
EVENT MEADOW
CAMPING C PICNICKING G RECREATION FACILITY • KAYAK RENTALS • PADDLE BOARD RENTALS PARKING LOT (~10 VEHICLES)
SOUTH N
0’
50’
100’
FORK S N
OQUAL
200’
COMMUNITY BUILDING C • RESTROOMS • EVENT SPACE OUTDOOR TERRACE PARKING LOT (~40 VEHICLES)
ADVENTURE PLAY OFFICE FACILITIES • EVENT SPACE • RESTROOM
GENERAL STORE G NEW TERRACE REALIGNED ACCESS PARKING LOT (~30 VEHICLES)
VIEWS V MT. SI MT. WASHINGTON RATTLESNAKE RIDGE
MIE
(SCALE IS APPROXIMATE)
22
PROGRAM OPPORTUNITY 3
Presented at November 13, 2019, Public Open House #1
23
Leading up to the master plan public process, Si View Parks ve ed new park programming and partnership ventures that would provide valuable insight. These elements included the following:
Program Opportunity 1
• Disc golf course (18 holes): Being a former golf course, disc golf seemed a logical fit given the linear layout of the former fairways. Large mature trees, the irriga on pond, and sweeping regional mountain views provide a spectacular backdrop for the course. We would learn through the planning process strong support to make this a permanent amenity within the park. • Glamping: In the summer of 2019, a concessionaire provided three trailers for rent on site. The trailers were setup around the irriga on pond, complete with outdoor sea ng areas and a fire pit. There was some success, and many lessons learned. It was iden fied that disc golf ac vi es are not compa ble with glamping. Future planning considered how to separate these user groups. • Summer camp programming: The former Pro Shop building served as a home base for a highly popular summer camp in 2019. The site’s open layout provides lots of op ons for imagina ve play, team games and outdoor projects, as well as easy access to I-90 for field trips.
Program Opportunity 2
• High school cross country: The site lends itself well to a 3.1-mile (5 km) loop course that allows convenient spectator viewing in the center of the site. The new plan allows trails that accommodate a 3.1-mile course.
Poten al stakeholders in a endance: American Whitewater City of North Bend Compass Outdoor Adventures Evergreen Mountain Bike Alliance Roam Beyond
24
PROGRAM OPPORTUNITIES
• Music event: The site was used to host DoggieStock, a music fes val benefi ng Valley Animal Partners, a non-profit in the Snoqualmie Valley. Hundreds of visitors and their pets a ended events throughout the site. The site lent itself well to providing overflow parking on the field, and was a success. Planning for the park allows the flexibility to host large gatherings, celebra ons of community events.
Program Opportunity 3 Reviewed with poten al stakeholders on October 10, 2019
Reviewed with Si View on September 5, 2019
PROGRAM OPPORTUNITIES
25
APPENDICES: APPENDIX A: Architectural. Hoshide Wanzer Architects. Exis ng Structures Assessment (August 2019) Facili es Program (October 2019) Expanded Maintenance Facility Program (December 2019) APPENDIX B: Civil Engineering. KPFF Consul ng Engineers. Site/Civil Schema c Design Technical Memo (January 2020) APPENDIX C: Environmental. The Watershed Company. Technical Memo: Exis ng Condi ons & Environmental Permit Planning Summary (August 2019) Permi ng Matrix (August 2019) APPENDIX D: Public Feedback. Open House #1 Survey, Online Feedback, Open House Program Dot Exercise (November 2019) General Store Informal Program Input (Summer 2019) APPENDIX E: ROM Phase Probable Cost of Construc on (February 2020).
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