40 East Broadway Street Butte, Montana...(1) C-3 Central Commercial Zone: The C-3 zone is intended...
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NAI Business Properties | 1 40 East Broadway Street Butte, Montana
Transcript of 40 East Broadway Street Butte, Montana...(1) C-3 Central Commercial Zone: The C-3 zone is intended...
NAI Business Properties | 1
40 East Broadway StreetButte, Montana
NAI Business Properties | 2
03 Section 01 Executive Summary
04 Section 02 Asset Disposition Details
05 Section 03 Local and Regional Information
(1) City Information (2) Economic Overview
06 Section 04 Building Overview
(1) Building Layout (2) Preliminary Architectural Report (3) Structural Conditions Report
14 Section 05 Structure and Amenities Information
16 Section 06 Highest and Best Use
(1) MRC Report and Findings (2) Office Potential
17 Section 07 Funding Options
Additional Resources: Reports Available via Dropbox or mailed via thumb drive: Preliminary Architectural Report (62 pages) Facilities Condition Report (25 pages) Best Use Study (86 pages)
Presented by Ethan Kanning+1 406 294 [email protected]
NAI Business Properties3312 4th Avenue NorthBillings, Montana 59101
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Executive SummaryBuilding History: From Montana Power’s beginnings in 1912, housed in
the ‘Electric Building’ in uptown Butte, the power company has been a key
partner in community for nearly 100 years. For many years, Northwestern
Energy occupied the original Electric Building and four other ‘connected’
buildings that make up the General Office building at 40 East Broadway
Street. As Montana Power (NorthWestern Energy) grew out of its original
location in the Electric Building on East Broadway, rather than relocate
to a bigger building elsewhere, the company simply bought the adjacent
building and punched holes through the common walls for access and
expansion at each floor. Expanding into the Beehive Building (subsequently
named by Montana Power), then the F.B. Price, and the East Building,
Montana Power remodeled the Broadway facade in the 1960’s in an effort
to change the image of Montana Power to a more modern company and
provide architectural cohesion to the face of the facility. The Ranchouse
Building was added last, after the facade remodel. Thus, this building
facade is relatively in-tact in its original construction.
While the building facilities have worn well over time, the inherent
functional, maintenance and image issues along with the life-safety
concerns have reached the point beyond yearly maintenance budgets
and must be addressed to insure long term goals are achievable.
(Mosaic Architecture, P.C, 2015)
Northwestern Energy moved out of the facility in March of 2016 and the
property was deeded to Butte-Silver Bow County in the fall of 2016.
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Asset Disposition DetailsPrice: Open offer period with NO PRICE RESERVE. Offers due on or
before Friday, December 8th.
Proposals are evaluated as follows:(1) Property must be utilized in a manner that promotes economic and
social vitality within uptown Butte and the greater Butte area.
(2) Seller prefers, but does not require, that a prospective buyer utilize
local labor and local professional services.
(3) Prospective buyer must present a professional and thoughtful vision,
strategy and plan for the subject property. Seller requests high level
project financials and development timeline.
(4) Seller has no preference regarding retail, office or multi-family use so
long as the development accomplishes Butte-Silver Bow County goals
as described above.
(5) Proposals to be evaluated by a 7 person committee headed by Karen
Brynes. Committee members may include members of the URA
Board, County Commissioners office, etc. Committee members will be
appointed by the Chief Executive of Butte-Silver Bow County.
Deed transfer: In order to accomplish mutually beneficial development
goals, Butte-Silver Bow County will transfer the deed to the buyer via
a Contract for Deed with development step stones used in place of a
normal payment plan. The buyer will execute the Agreement whereby
they would agree to a development plan approved by Butte-Silver Bow
County officials. Once the development plan is satisfied pursuant to the
Development Agreement, the deed held in escrow would be recorded and
the ownership officially transferred. The Buyer would be responsible for
holding costs, maintaining adequate bonding and insurance, allowances
for approval of plans, construction, contractors, etc.
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Local and Regional InfoCity Information: Butte-Silver Bow County Montana has one of the
richest, most colorful histories in the nation. The role that the community
played in the world’s copper industry as well as in the American labor
movement during the first half of the 20th century is considered critical
to the understanding of the history of the United States. As a result of its
prominence, Butte, and southwest Montana, have been left with unique
economic, environmental and historic preservation challenges. Today less
than 5% of the workforce is employed in the mining industry. Efforts to
diversify the economy have focused on the growing the service sector
including health care and higher education, and in bringing high tech
companies to the community. The community has also worked to promote
Butte’s unique cultural resources in order to develop its heritage tourism
potential. Butte-Silver Bow County has a unique character that combines
urban, rural, semi-rural and industrial qualities within an extraordinarily
beautiful setting. A century of mining copper helped to shape our land use
patterns, architecture, landscape, attitudes and lifestyle. As the community
transitions away from a dependence on mining, Butte-Silver Bow is
emerging as more diverse. (Butte-Silver Bow, 2008)
Economic Overview:(1) 2016 Review and Outlook—BBER Economic Outlook Seminar (available
via Dropbox or thumb drive)
(2) Economic Outlook for Silver Bow County and SW Montana—Bureau of
Business and Economic Research, University of Montana (available via
Dropbox or thumb drive)
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Building OverviewBuilding Layout: The 5 buildings include: East, F.B Price, Beehive, Electric
and The Ranchouse and total approximately 112,640 square feet. (Mosaic
Architecture, P.C, 2015)
High Level Overview :
East 13,900 SF
F.B Price 10,200 SF
Beehive 25,500 SF
Electric 41,600 SF
Ranchouse 13,300 SF
Courtyard 2,700 SF
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Building Overview continued…
Main Level Floor Plan:
Courtyard 2,700 SF
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Building Overview continued…
Main Level Floor Plan:
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Building Overview continued…
East
F.B P
rice
Beehive
Elect
ric
Ranch
ouse
Courtyar
d
Exterior Overview:
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Zoning:(1) C-3 Central Commercial Zone: The C-3 zone is intended primarily to accommodate stores,
offices, service establishments, hotels and governmental and cultural centers at the central
focal points of the arterial and transportation systems where they can conveniently serve
the population of Butte-Silver Bow, state of Montana, and the entire surrounding area with a
varied and specialized selection of goods and services. (Ord. 53 120-1, 1978)
(2) Permitted Uses: please reference report (MRC, 2015)
(3) Map:
Preliminary Architectural Report: Summary (Mosaic Architecture, P.C, 2015)
(1) Note: Please reference full information in the Mosaic Architecture Preliminary Architectural
Report.
(2) Building Summary
(1) Code Requirements: Structure does not meet current seismic requirements and does not
meet many ADA requirements.
(2) Life-Safety: Includes, but not limited to: adequate # of exits, exit access, fire escape
usability, fire sprinkler coverage
Building Overview continued…Walkerville
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\\GIS-Serv11\Disk3\Butte\Planning\Zoning_Jan_2013.mxd Printing Date: 12/18/2015
Yankey Doodle
Mill TailingsPond
Berkeley Pit
Butte, MT - Urban Zoning Classifications
Sources: Base Map data was digitized from 1989 and 1991 photography by Horizon Inc. This data has not been field checked by BSB GIS. Changes occuring after the date of photography may or may not be reflected in the base map. Section lines were originally from USGS 1:24,000 DLG data and have been upgraded in some of the Urban Area by GPS points obtained from TeraWest and BSB GIS.
Zoning boundaries were digitized by BSB GIS from 1978 and 1987 zoning maps. Inaccuracies are known to exist. Any decisions as to land use should be made from the zoning ordinances themselves. No liability will be assumed by the Butte-Silver Bow Government for decisions based on determinations made exclusively from this map.
Heavy Industrial
Light Industrial
Commercial and Light Commercial
Industrial
Unzoned AreaNot Zoned or Exempt
CM
M1
M2
NZ
PublicPublic CollegeE1
Residential
Mobile Home - SuburbanR4S
Mobile HomeR4
Multi Family ResidentialR3
Two Family ResidentialR2
One Family Suburban ResidentialR1S
One Family ResidentialR1
Local Commercial
Community Commercial
Central Commercial
C1
C2
C3
Commercial
Open Space
Open Space - DevelopableOSD
Open Space - ConservationOSC
Interstate Highway
Secondary Highway
Road, Street or Trail
Railroad
Township Line
Section Line
2010 Urban Limit Boundary
1 0 10.5 Miles
Walkerville
Centerville
Williamsburg
9 10
1112 7 8
910
151617
1813141516
21 2223
2419 20
2122
27282930
2526
2728
33 3435
32
33 34
34
523
4
28
27 26
21
16
9 1011
12 78
910
15
16171813
1415
2223
2419 20
21 22
345
234
35343332
3233
34
25 3029
36 31
61
61
36 31
R1S
NZ
NZ
R1S
R1
RC
R4SR4S
C2
EXEMPT
R4S
M1
R1S
R2
M1
R1
R1
R1
M2
R4
R2
R3
OSC
R2
M1
OSD
E1
C2
R3
R2
R2
R2
CM
OSC
R4
C3
OSD
M1
C2
R1S
R3
R2
OSD
M2L
R4
OSC
OSC
R2
R4
C3
R3
R4
OSD
R2
M1
M2
R2
C2
R2
OSD
C3
R1S
C2
R4
R3
OSC
NZ
M2L
OSC
R1
R1R3
OSD
R3
R2
M1
R3
OSD
OSD
C2
C2
C2
R1S
OSD
R3
OSD
M1
R3
C2
C2T
C1
OSD
R2
R3
R4
R1
OSD
R1PUD
R3
OSD
C2
NZ
OSD
M1
M2
R1PUD
C1
C1
OSC
C2 R4
NZ
C1
C2
NZ
OSC
OSD
R3PUD
OSC
R1
C1
C2T
OSC
R4
OSC
NZ
R1
C1
R4PUD
NZ
M1L
OSC
OSC
NZ
OSD
OSC
C2
OSD
OSD
C2
C2PUD
OSD
C2T
OSC
R3PUD
C2L
R1
NZ
R1PUD
C2T
OSD
R4PUD
C1
NZ
OSD
C2PUD
OSD
C2OSD
NZC2
NZ
R1PUD
R1PUD
C2
NZ
OSD
NZ
C2PUD
R2
NZ
M2
R1
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OSDOSD
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OSC
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POR
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PREVOST TRL
W COPPER ST
CALEDONIA ST
ELECTRIC ST
GILMAN AVE
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W GOLD ST
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DOWNHILL LN
LONGFELLOW ST
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AMERICAN DR
SCENIC DR
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LASALLE AVE
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MAJESTIC VW
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NINE MILE RD
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HIC
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LAB
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STERLING TRL
S PARKMONT ST
NORTH DR
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HOMESTAKE RD
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GR
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JOY LN
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MU
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CURTIS ST
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SUNRISE LN
LEXINGTON ST
NORTH ST
WA
SH
OE
ST
GRAY GHOST P
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HOLLAND ST
REDWOOD DR
GREGSON ST
MO
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WE
ST
DR
6th ST
STAR
LN
CORA TERR
HIGHWAY 10 DR
ST PAUL AVE
SHE
RM
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AV
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AURORA LN
W FRONT ST
FAIRMONT ST
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OR
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SOUTH DR
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OA
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GAY
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PONDEROSA DR
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CORNELL AVE
MO
NR
OE
AV
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FAIR
WAY
AV
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W BROWNS GULCH RD
EAGLE ST
MAUDE S CANYON RDHOLLY LN
LEWISOHN ST
GRAND VIEW DR
RO
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TELLU
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DG
WA
LDR
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DR
2nd ST
CAMAS DR
N W
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11TH ST
WILLIAMS ST
QU
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BITTERSWEET DR
E GALENA ST
ZINC ST
DA
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KELS
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CLO
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OXFORD ST
MEL
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ST
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W SECOND ST
W CHULA AVE
WHITE BLVD
POWDER LOOP
PHILLIS LN
KETCHUM LN
KODIAK TRL
KNOB HL
DUNN AVE
HIG
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DR
LEMONS DR
W BUFFALO ST
W ALUMINUM ST
EQU
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TREASURE STATE RD
VISTA CT
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\\GIS-Serv11\Disk3\Butte\Planning\Zoning_Jan_2013.mxd Printing Date: 12/18/2015
Yankey Doodle
Mill TailingsPond
Berkeley Pit
Butte, MT - Urban Zoning Classifications
Sources: Base Map data was digitized from 1989 and 1991 photography by Horizon Inc. This data has not been field checked by BSB GIS. Changes occuring after the date of photography may or may not be reflected in the base map. Section lines were originally from USGS 1:24,000 DLG data and have been upgraded in some of the Urban Area by GPS points obtained from TeraWest and BSB GIS.
Zoning boundaries were digitized by BSB GIS from 1978 and 1987 zoning maps. Inaccuracies are known to exist. Any decisions as to land use should be made from the zoning ordinances themselves. No liability will be assumed by the Butte-Silver Bow Government for decisions based on determinations made exclusively from this map.
Heavy Industrial
Light Industrial
Commercial and Light Commercial
Industrial
Unzoned AreaNot Zoned or Exempt
CM
M1
M2
NZ
PublicPublic CollegeE1
Residential
Mobile Home - SuburbanR4S
Mobile HomeR4
Multi Family ResidentialR3
Two Family ResidentialR2
One Family Suburban ResidentialR1S
One Family ResidentialR1
Local Commercial
Community Commercial
Central Commercial
C1
C2
C3
Commercial
Open Space
Open Space - DevelopableOSD
Open Space - ConservationOSC
Interstate Highway
Secondary Highway
Road, Street or Trail
Railroad
Township Line
Section Line
2010 Urban Limit Boundary
1 0 10.5 Miles
Subject
NAI Business Properties | 11
(3) Exterior Façade does not match other properties within historic uptown
(4) Interiors are well-maintained but have poor “way-finding”, limited windows in
common areas, lack of continuity in materials.
(3) Improvement Scenarios
(1) Full plans, pricing and details included in the Preliminary Architectural Report
(2)
(3) Scenario Summary (Mosaic Architecture, P.C, 2015)
Scenario A: Major Remodel of the existing buildings for use by one tenant
(Highlands College studied as potential tenant). In this scenario, the buildings
are completely gutted with the intention of envisioning a new plan that responds
to 21st Century learning, clear and concise circulation, way finding and existing,
and an aesthetic and functionality that defines a rebirth of the existing buildings.
The exteriors of the buildings would be completely refinished and restored to the
historical grandeur. Highlands College was explored as the potential tenant in
this scenario, using building program spaces as the “fit” into the existing building.
Although, remodel issues and costs would be similar for other one-tenant Class A
office space.
Scenario B: Split the existing building into the five original buildings, and reuse
by multiple tenants/uses. The goal of this scenario is to provide a distinct
separation between the five existing buildings. In this case, the result would be
separate buildings that could be marketed separately to various uses, whether
office, residential, retail or mixed use. In this scenario, the buildings are again,
completely gutted. Individual buildings will require exit stairs, some shared
circulation, individual heating, cooling and electrical systems. While the exterior
of the buildings would be completely refinished and restored to their historical
grandeur, it is anticipated that the interiors would be finished to a grey shell finish
for eventual tenant “fit-out.”
Scenario C: Convert buildings to residential use. Converting the existing office
building to residential use will require substantial remodeling and installation of
new building systems. Again, structural, exiting, access to view and fresh air,
energy code, and condition of the exterior façade, mandate gutting the interior
space and total restoration/window replacement of the exterior races. The goal of
this scenario is to provide apartment units on floors one through four and service/
storage space at the basement level. The anticipated cost of the renovation would
put these apartments in the high end of residential use, although, the opportunity
for some very nice and sizeable units is achievable.
Building Overview continued…
SCENARIO TYPE ESTIMATED COST $/SF NEW CONSTRUCTION Single Tenant Class A Office Space $14,000,000 $140 $200–220/SF
Split–5 buildings Shell Space $7,700,000 $77 $100–120/SF
Multi-Family 39 Apartments $10,900,000 $109 $120–180/SF
NAI Business Properties | 12
Structural Condition Reports(1) Note: Please reference full information in the Structural Conditions Assessment Report (Beaudette
Consulting Engineers, Inc., May 19, 2010)
(2) Square Footage Summary:
(3) Summary and Construction Details: Summary (Mosaic Architecture, P.C, 2015)
(1) The buildings were found to be well maintained and in good condition. For buildings well over
100 years old, they are in exceptional structural condition.
(2) East Building: Unreinforced brick walls with wood framed roof and floors. Steel beams and
columns establish a center bearing line for the wood framed floors and roof.
(3) F.B Price Building: Reinforced concrete skeleton of columns, beams and slab with
unreinforced brick side and back walls.
(4) Beehive Building Unreinforced brick walls with wood framed roof and floor structures.
(5) Electric Building: Reinforced concrete skeleton structure with reinforced concrete beam and
slab floor system with brick in-fill walls around the perimeter.
(6) Ranchouse Building: Unreinforced brick and masonry walls with wood framed floors and roof.
Building Overview continued…
East Building Basement* ............ 4000Main Level ............ 4000Second Level ........ 4000Third Level ............ 4000Subtotal .............. 16,000
FB Price Building Basement* ............ 4000Main Level ............ 4000Second Level ........ 1950Third Level ............ 1950Subtotal .............. 11,900
Beehive Building Basement* ............ 6900Main Level ............ 6900Second Level ........ 6650Third Level ............ 6650
Subtotal .............. 27,100
Electric Building Sub-Basement Boiler Room ..... 2840Sub-Basement Storage ........... 4750Basement .............................. 7600Main Level ............................. 7600Second Level ......................... 7250Third Level ............................. 6750Penthouse ............................. 6750Subtotal ............................... 43,540
Ranchouse Building Basement .............................. 3500Main Level ............................. 3600Second Level ......................... 3600Third Level ............................. 3400Subtotal ................................. 14,100
GRAND TOTAL ...................... 112,640
*Basement SF includes sidewalk vault spaces
NAI Business Properties | 13
NAI Business Properties | 14
Structure, Amenities and Site Info
Life Safety Items to Address (Beaudette Consulting Engineers, Inc., May 19, 2010)
Summary: • Adequate # of exits, inadequate exit protection – only 1 protected stair
• Open stairs may create smoke chimney
• Poor exit access and way-finding
• Auditorium exists have inadequate separation
• Fire escapes difficult for many to use
• Fire sprinklers do not have complete coverage in concealed wood frame areas
• 4th Floor exits are problematic
• Structure does not meet current seismic code requirements
• Building does not meet many ADA requirements
Fire Sprinklers: The entire building is fully sprinkled. There is a concealed wood
frame area and a space between the 3rd and 4th floor of the Electric
Building that was not previously sprinkled (as reported in the 2010
report), but fire sprinklers were add in 2014.
HVAC: Per report, works well overall with slight suggested improvements. HVAC
system in the Energy Building was updated in 2010. (Beaudette Consulting
Engineers, Inc., May 19, 2010)
Electrical: • Full upgrade in 2004 with a single, main switch gear installed
• 480 volt, 3 phase power with step down transformers
• Emergency power system installed, generator removed
Plumbing: 6" clay main line
Water: insulated 3" main line
NAI Business Properties | 15
Roof per building: • East: Torch Down (2014)
• FB Price: TPO Membrane (2010)
• Beehive: TPO Membrane (2010)
• Electric: TPO Membrane (late 90’s)
• Ranchouse: Torch Down (date unknown)
Lighting: mix of T8 and T12 throughout
Windows: single pane aluminum, cased
Telephone: switch room located in sub-basement
Elevators: Otis, installed in mid 1960’s, in good working order
Asbestos: report on file for all mitigation work completed
Mold: none
Bathrooms: 32 total, less than 25% are ADA accessible
Parking: • Parking garage on E Broadway, $50/space/month
• Free parking lot nearby
• 2 hour shared on-street metered parking
• New parking garage under construction offering 200 spots, to be completed Fall 2017
Structure, Amenities and Site Info continued…
NAI Business Properties | 16
Highest and Best Use (MRC, 2015)
(A) MRC Report: (1) Note: Please reference full information in the MRC Best Use Report.
(2) NorthWestern Energy engaged MRC of Frisco, TX to complete a best use study
on the facility. The complete 86 page report completed on July 30, 2015 will be
available to any prospective buyer.
(3) Report Summary(1) Purpose of the Report: to determine the market feasibility of a new
construction, Class A apartment community.
(2) Site Location: site is located in a desirable uptown location in Butte with good
visibility, access and walkability.
(3) Zoning: C3 which allows residential, office or retail uses.
(4) Viable Uses
(a) Residential: demand locally is strong.
(b) General Office: appears to be the more obvious use, given current layout.
(5) Highest and Best Use Recommendation: based on the Butte market, the
report recommends a buyer execute a residential strategy.
(B) Single User Office Potential: after taking all aspects of the subject property into
consideration, the property seems to lend itself to a single user office facility for
a user such as a nationally based call center. Based on the current layout and
infrastructure, the potential remodel costs, and the site amenities, this seems to be
unique opportunity for a national corporation to place a call center in the subject
property thereby creating many local and quality jobs while leveraging the existing
site amenities and minimizing potential remodel costs. The staff would have access
to world class outdoor opportunities and a peaceful and unique quality of life which
Butte-Silver Bow county would see an uptick in job creation in the uptown area.
NAI Business Properties | 17
Funding Options(A) URA Program General Description:
(I) The Urban Revitalization Agency, funded through tax increment financing, has
set aside a portion of its revenues for Redevelopment Programs including façades,
building conservation and interior renovation programs, as well as sidewalk
replacement. This Redevelopment Program consists of both matching grants and
loans to eligible applicants. The goal of the Program is to encourage voluntary repair
of existing commercial property within the District. Objectives of the program are to:
(1) Encourage elimination of conditions that could be a serious and growing
menace, injurious to public health, safety and welfare;
(2) Encourage private investment in commercial property within the District
through the use of public incentives;
(3) Stimulate economic and business development within the District by providing
safe environments for workers, businesses and the public; and,
(4) Retain and expand safe employment opportunities with economic
development assistance.
(5) Preservation and promotion of cultural and historical resources.
(II) A matching funds grant is given at the discretion of the URA based upon review
of the applicant’s compliance with program objectives, eligibility requirements and
eligible construction activities.
(III) Redevelopment Grants and Loans – Includes all Private Sector Projects
(exterior, interior improvements limited to only the following; heating, plumbing
or electrical systems, elevator or stair renovations). Please refer to the attached
application check sheet.
(IV) Grants
(1) URA participation = 25% of total project cost
(2) The minimum grant awarded will be $1,000.00
(3) The maximum amount of funding awarded to one project in an annual period
cannot exceed $150,000.00
(4) Maximum payout over 3 years = $450,000.00 if phased correctly
(5) Monies paid out after project completion and satisfactory county inspection
(6) Application available upon request
(V) URA Loans are available for acquisition and renovation costs, terms are flexible.
(B) New Market Tax Credits: the subject property is located in an area that potentially
qualifies it for incentives via New Market Tax Credit (NMTC) financing. NMTC
potentially provides 15-20% of project costs as a subsidy. For more information
https://mtcdc.org/loans/new-markets-tax-credits/.
(C) Butte Local Development Corporation Loan : Low interest rate loans between
$150,000 to $200,000 for equipment, building or working capital. Completed
application which will be reviewed by the BLDC Loan Committee for recommendation
the BLDC Board.
NAI Business Properties | 18
(D) Montana Board of Investments—Loan Participation: Business Loan Participation Program
Funded from the Permanent Coal Tax Trust. Loan parameters include fixed rate financing for
up to 25 years, maximum participation of approximately $70 million, job creation credits may
reduce posted interest rate up to 2.5%. Additional MBOI programs may apply also.
(E) Community Development Block Grant (CDBG): The goal of the program is to provide jobs
to qualified low and moderate-income persons. Local governments may apply for up to
$5,000 for each job created or retained in the form of a grant for working capital, equipment
purchases, infrastructure improvements, constructions costs, or other eligible business
expenses.
(F) Big Sky Trust Fund (BSTF): Job Creation funds are awarded to local governments in the form
of grants to assist basic sector businesses in creating good paying jobs for Montana residents.
The Business must be a basic sector company with a focus on out-of-state markets and
clients. Each new job created qualifies for $7,500 in assistance. Planning Grants for feasibility
studies are available to qualifying businesses.
(G) State of Montana Primary Sector Workforce Training Grant: A state-funded program that
provides grant funds to primary sector businesses (more than 50% of their sales come from
outside of Montana) for training of new full-time and part-time jobs. The maximum grant award
is up to $5,000 for each new full-time job and $2,500 for each new part-time job. Applicants
must provide $1 of match for every $3 of grant funds.
(H) The above is a sample of financing programs that may apply to the proposed project. As
additional information becomes available specific programs and requirements will be identified.
Funding Options continued…
NAI Business Properties | 19
ReferencesBeaudette Consulting Engineers, Inc. (May 19, 2010). Northwestern Energy Butte Long Range Facilities Study. Helena.
Butte-Silver Bow. (2008). Butte-Silver Bow Growth Policy Update.
Mosaic Architecture, P.C. (2015). Preliminary Architectural Report. Butte.
MRC. (2015). Best Use Study. Frisco.
Watts, W. C. (July 30, 2015). President. Frisco.
NAI Business Properties | 20
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