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Mayor John Engen and
Missoula Economic Partnership
Developer Showcase
June 9, 2014
Agenda
8:00 Breakfast
Sponsored by Garlington, Lohn &
Robinson
8:15 Welcome Address & Introductions
8:40 Missoula Economic Trends
Mayor John Engen
arry Swanson, Economist, Director /
L
O’Connor Center for the Rocky
Mountain West
9:00 Missoula Partnerships Supporting Development
Mike Haynes, Director / Missoula
Development Services
9:30 Tax Increment Financing & Missoula
Urban Renewal Districts
Ellen Buchanan, Director / Missoula
Redevelopment Agency
10:00 Break
10:15 New Markets Tax Credits, DNRC Trust
Land Leasing & Other Investment
Opportunities
Gary Chumrau, Chuck Hansberry /
Garlington, Lohn & Robinson
11:00 Tour of Garlington Building
Gary Chumrau, Doug Maves /
Garlington, Lohn & Robinson
11:30 Lunch
Sponsored by First Security Bank
Guest Presentation: A Missoula
Developer’s Perspective
OPPORTUNITIES ABOUND
In 2013, I co-hosted Missoula’s first-ever Developer
Showcase because I believed our community was primed
for investment. Since then, developers have broken
ground on numerous significant projects here totaling
tens of millions of dollars in new investment.
What drew those developers to Missoula remains
true today.
First and foremost, the attraction here is the quality
of our community. Missoula is a great place to live, work and play. We
have mountains and trout streams and running trails. We have a stable,
educated workforce of skilled tradesmen, administrative workers and
professionals. We have a great university, vibrant economy, and state-ofthe-art utility, transportation and communications infrastructures.
We have real estate opportunities. We have business growth opportunities.
And in both local government and the private sector, Missoula offers you
the resources of professionals who are not only technical experts — they
are also approachable, reachable.
If you want to bounce ideas around, please feel free to contact the
Missoula Economic Partnership’s Brigitta Miranda-Freer at 406.541.6461.
We’ve included a brief directory of other key contacts on page 11.
Missoula is a great place and we all plan
to keep it that way. We look forward
to helping you live rich quick in Missoula.
Mayor John Engen
City of Missoula
OPPORTUNITY MADE:
South Crossing Development
Rick Wishcamper, Developer /
Wishrock
When Missoula’s Kmart closed in late 2012, it left a major hole on one of
the city’s most visible commercial strips. The 40-year-old shopping center
that housed the shuttered store needed more than a facelift in order to
attract tenants; it needed complete redevelopment.
1:00Driving Tour of Missoula
Development Sites
In 2013, the Woodbury Corporation, owners of the 12-acre property,
launched a $24.5 million transformation of the site.
Charter Bus
3:30 Question & Answer Session
Ellen Buchanan, Director / Missoula
Redevelopment Agency
Mike Haynes, Director / Missoula
Development Services
Barb Martens, Director / Missoula
County Development Park
Brigitta Miranda-Freer, Director of
Business Development / Missoula
Economic Partnership
4:30 Professional Services Mixer
Sponsored by OZ Architects
5:30 Wrapup & Adjourn
2
Mayor John Engen
With the assistance of Tax Increment Financing through Missoula
Redevelopment Agency, the Kmart building and parking lot were
demolished. In their place, the developers built a 42,000-sq.-ft. Cabela’s
Outpost, which opens this month; a 55,000-sq.-ft. building for another
anchor tenant, slated to open spring 2015; and a newly configured,
attractively landscaped parking lot. An existing, 25,000-sq.-ft. building was
renovated for a Boot Barn and Petco, and three outparcels were added (all
of which should be up and running by the end of this year).
The project, dubbed South Crossing, also helped launch a long-term
reconfiguration of Brooks Street aimed at making the area more pedestrianfriendly and attractive for further redevelopment.
“This has been a project that has been a lot of fun watching develop thanks
to a very proactive Missoula Redevelopment Agency, the Missoula Economic
Partnership and City of Missoula. South Crossing will be a most vibrant,
synergistic, and successful project the community will embrace with pride,”
said Kraig Erickson, Woodbury’s development and leasing agent. “The TIFfinanced improvements were key in landing quality tenants and ultimately in
making the whole project pencil out. This project will be a driver for better
things to come in Midtown Missoula.”
Developing and investing in Missoula
by the numbers
+207,718
1
Missoula’s effective business population.
Missoula’s citizens total more than 68,3941; plus:
43,413 in Missoula County1, 40,823 in Ravalli County1,
other Montanans who travel to Missoula regularly for
shopping, recreation and professional services, and
tourists crossing the state or traveling to Yellowstone and
Glacier national parks.
19%
2
in the city of Missoula, 2000 – 2013.1
$1.21 Billion
3
Total retail purchases made in Missoula,
2010; that’s 8.2% of all retail sales in Montana.
In 2012, $618 million was spent downtown.3
2
4
2011-2012 spending in Missoula County just
by nonresident travelers.4
$8-$23/sq. ft. NNN
6
Commercial space in downtown Missoula.
Professional and government offices occupy just
over 50%; the rest: 200 retail and food/beverage
establishments, 49 nonprofit offices, and residential
apartments/condos.3
4.6%
7
Annual rental vacancy rate, 2013.
In part due to Missoula’s large student community, only
46% of residents own the residence in which they live.6
Population growth
$258.8 Million
2 Million sq. ft.
5
Average commercial lease rate.
Class A in-city in Missoula generally ranged from:
$18-$23/sq. ft. NNN. Class B in-city generally ranged
from: $12-$16/sq. ft. NNN; Class B-C or B located
further from city center generally ranged from: $8-$11/
sq. ft. NNN.5
43%
8
Increase in residential lot sales,
2012 – 2013. There was also a 23% increase in homes
sold in Missoula in 2013.6
$82 Million
9
Construction value of building permits
issued in 2013 in the city of Missoula.5
1
10
Number of agencies & offices that developers
need to deal with.
Missoula’s new Development Services combines planning,
engineering and building services in a one-stop office
that is the city’s hub for all development projects. From
concept plan review to issuance of a certificate of
occupancy, Development Services handles it all.
FOOTNOTES ON BACK COVER
3
Butler Creek Rd
County
90
Ai
rw
Bl
vd
200
Ai
rw
ay
Bl
vd
ay
County
Development
Park
Missoula
International
Airport
Ex
W
pr
Br
oa
dw
ay
es
sw
ay
Bl
vd
St
Missoula County Development Park
• This 446-acre mixed-use business park has one of the finest locations, just west of Missoula between
Interstate 90 and the Missoula International Airport.
• Approximately 83 acres of technology, industrial and commercial lots remain for sale by Missoula County.
• Lot sizes and boundaries can be customized; street, water, sewer, gas, electric provided to each lot.
• The Development Park has its own unique Special Zoning District. There are covenants and Design
Guidelines to assure high standards and to protect long-term investment.
• The setting is a campus environment with buildings and streets located in a park-like setting, with common
architectural and landscape elements.
• There are over 60 acres of parkland designated within the Development Park, with miles of connecting trails.
There is also the Historic LaLonde ranch site.
• The Development Park has two Tax Increment Finance Districts, one industrial and one technology, which
were created to finance infrastructure within the Park and the adjacent International Airport. Public
infrastructure projects including roads, sewer, water, gas and electricity, telecommunication lines in the
Technology District, sidewalks, street lights, hydrants, parks and trails are financed through TIF funds.
Bonds have been issued to accelerate the installation of infrastructure improvements. Other incentives
may also be available.
4
Starr Dr
Bla
ckfo
ot R
ive
8th St
6th St
7th St
5th St
2nd St
3rd St
Zaugg Dr
Division
Zaugg Dr
4th St
Ra
m
s
Ho
rn
Ln
Fla
gler
Rd
Haa
glun
d Dr
Be
ar
Dr
Ante
lope
Dr
Tremper Dr
West Riverside Dr
1st St
Zaug
g Dr
County
200
e
Av
da
on
ac
An
00
y2
wa
gh
Hi
90
200
River
Blackfoot
Bonner
Mill
District
r
ive
kR
or
kF
ar
Cl
Co
lum
bia
St
200
90
Se
co
nd
ary
S
Hi
3r
gh
dS
wa
tW
y2
10
Bonner Mill Industrial TIF District
• This 148-acre industrial park is located northeast of town on Highway 200 in Bonner. The Blackfoot River
forms the northern boundary of the site.
• The site provides excellent opportunities for new industrial activity that can take advantage of existing
infrastructure, including rail service and large industrial buildings.
• The district is large enough to host multiple independent tenants.
• The purpose of this industrial TIF is to encourage secondary, value-adding industrial growth, particularly
manufacturing business, by providing a financial mechanism to install necessary public infrastructure
improvements and grow the area’s economy over time.
• USDA Rural Development eligible.
5
Downtown
Stoddard St
M
ull
Master Plan
Boundary
Rd
N
WB
roa
N Higgins Ave
S 5th St W
yS
t
F
S 5th St E
St
Ed
ith
St
ep
he
ns
Av
e
St
R
ol
lin
s
C
le
ve
la
nd
St
S 8th St W
t
dwa
S 6th St E
S 6th St W
S 6th St W
St
NH
Mc
S 4th St W
N Russell St
4th St W
S Catlin St
ine
S Orange St
URD II
S 3rd St W
S Garfield St
WP
rk
Pa
S 1st St W
3rd St W
St
ks
o
o
Br
S Higgins Ave
Old Sawmill District
• 45-acre former lumber mill site being developed as mixed-use residential and commercial neighborhood.
• Plans include: 600–800 residences, 150,000–200,000 sq. ft. commercial/retail space, 18 acres of parks
and green space.
S 14th St W
• Shovel-ready land available today.
• On riverfront, across from downtown.
Mount Ave
Holborn St
• Connects to adjacent neighborhoods and city trail system.
Ave
oft St
Kensington Ave
6
t
Grant St
t
s
ra
Ca
er
Riv
ork
rk F
Cla
River St
5th St W
rS
WM
ain
W
St
Fr
on
tS
t
Dakota St
S 2nd St W
lde
Riverfront
Triangle
Old Sawmill
District
N California St
N Catlin St
N Russell St
River Rd
WA
t
St
Co
rmi
ine
St
Wo
ody
S
WP
ce
an
S
pru
Rym
WS
NO
rang
eS
t
t
t
yS
Ow
en
S
dwa
St
roa
Sco
t
WB
Ra
ilro
ad
St W
Toole Ave
t St
Toole Ave
ck
W Broadway St
Or
an
ge
St
an
E Beckwith Av
90
Urban Renewal
District II,
Front Street &
Riverfront Triangle
Districts
atte
eS
t
E
Al
de
rS
t
St
St
on
Jef
fers
EB
roa
dwa
yS
t
E Fro
nt St
•L
ocated in the heart of downtown Missoula on both sides of
the Clark Fork River.
•M
uch of the riverfront trail system is located within these three
districts, providing easy access to the University of Montana.
Jac
obs
Isla
nd
• Development opportunities are available in all three districts.
•N
otable opportunities are the Riverfront Triangle and south of
the river in and west of the Old Sawmill District.
University
of Montana
Cam
pus
Dr
Arthur Ave
e
Av
M
ad
iso
n
e
ric
au
M
St
Madiso
n St
Front Street
•T
hree Urban Renewal Districts consisting of approximately
540 acres.
NV
an B
uren
St
E Main S
t
W Fro
nt St
• URD
II, the oldest and largest of the downtown districts,
is approximately 430 acres and has annual tax increment
revenue of $1,400,000.
Downtown Master Plan (boundary outlined in pink)
Cam
pus
Dr
• 20-year vision for the heart of Missoula, adopted in 2009. This Master Plan effort included comprehensive
inventory / analysis of downtown businesses and buildings.
• Effort led by Missoula Downtown Association and Missoula Redevelopment Agency with strong support from
the Downtown Business Improvement District, Missoula Parking Commission and Missoula business leaders.
aurice Ave
• Several catalyst initiatives have come to fruition from this master plan — including the three-story parking
structure on Front Street, the North Higgins Improvement Project and the communitywide Wayfinding System
coming later this year.
Arthur Ave
Ave
ce
St
sS
t
pru
dam
NA
Wa
sh
ing
ton
ES
S Van Buren St
NP
Hig
gins
Ave
200
7
Grant St
S Johnson St
S Reserve St
Midtown
S 14th St W
Holborn St
Mount Ave
URD III
Bow St
North Ave W
W Central Ave
Sussex Ave
South Ave W
S Garfield St
So
uth
ga
te
Ma
ll
S Reserve St
South Ave W
Holborn St
St
ks
oo
r
B
Bancroft St
Kensington Ave
Benton Ave
Ernest Ave
S Grant St
Dixon Ave
34th St
35th St
SW
Hillview Way
39th St
23rd Ave
Urban Renewal District III
Hig
hP
ark
Wa
y
• 550 acres in Midtown, the geographic center of Missoula.
• Easy access to downtown, the University of Montana and the Bitterroot Valley.
• Bisected by one of Missoula’s primary commuter bike trails, the Bitterroot Branch Trail.
• Numerous development and redevelopment opportunities of various sizes.
• Over $2,200,000 in annual tax increment revenue available for eligible projects.
8
Pattee Creek D
ins
Dore Ln
36th St
Pasxon St
Schilling St
McDonalds Ave
Bancroft St S
Harve Ave
St
Stephens Ave
Dixon Ave
ks
oo
Br
S Russell St
Pasxon St
Agnes Ave
g
Hig
e
Av
Coal M
ine
90
RR
St
Or
an
ge
N Russell St
St
Mc
Co
River Rd
ce
WA
lde
St
rS
t
200
WP
ine
St
E
St
ine
atte
e
WP
St
t
St
pru
Sco
yS
an
WS
tt S
dwa
Ra
ilro
ad
St W
NH
iggin
sA
ve
t
roa
90
N
Toole Ave
WB
Wo
ody
NORTH RESERVE / SCOTT
Proposed URD
Toole Ave
NO
rang
eS
t
Sherwood St
Cooper St
t
Phillips St
t
Howell St
Stoddard St
Holmes St
Stoddard St
Turner St
kS
Maple St
Charlo St
en
S
r
N Russell St
y
wa
ad
Bro
W.
Turner St
BN
SF
Ow
Palmer St
Mu
llan
Clark F
Rd
ork Riv
e
Waterworks Hill
Rodgers St
Rym
Ra
ilro
ad
St
W
N Dickens St
Tr
ad
eS
t
Rd
Great Northern St
ine
M
al
Co
t
ry S
ust
Ind
ce
er
m
m
Co
Ro
Missoula City
dg
er Cemetery
sS
t
St
Hawthorne St
Ra
se
rD
r
England Blvd
Union Pacific St
Rd
lock
Spur
Proposed
URD
Bulwer St
N Reserve St
200
rmic
Rd
Creek
Grant
St
oc
ky
ar
dR
d
Rd
NR
ese
rve
St
North Reserve / Scott
Al
de
rS
St
ES
t
t
dam
sS
ers
on
S
S 6th St E
S 6th St W
dwa
yS
t
Arthur Ave
St
St
ep
he
ns
Av
e
St
Cle
ve
la
nd
St
9
E Beckwith Ave
Cam
pus
Dr
ks
oo
Br
S Higgins Ave
St
Ed
ith
Reserve St
University
of Montana
Ro
llin
s
N Russell St
S Garfield St
Grant St
S Johnson St
S Catlin St
S 8th St W
• Adjacent to the I-90 broadband pipeline.
Ja
co
bs
Isla
nd
Cam
pus
Dr
S 6th St W
• Proximity to Interstate 90 provides excellent exposure.
St
S 5th St E
M
ad
iso
n
S Reserve St
S 5th St W
e
Av
S 5th St W
roa
E Fron
t St
e
ric
au
M
• Master planning process will begin as soon as district is finalized.
S 4th St W
EB
NV
an B
uren
St
Jeff
E Main St
S 3rd St W
S 4th St W
St
Madison
St
S Orange St
S 1st St W
S 2nd St W
S 3rd St W
k
ar
sP
ra
Ca
River St
ce
S Van Buren St
er
Riv
ork
rk F
Cla
W Fron
t St
pru
• Opportunities for mixed use development and plenty of potential for new employment centers and
clean industrial.
Dakota St
t
ton
ing
t
Wa
sh
• Vast amount of under- or undeveloped former industrial property.
WM
ain
St
Fr
on
tS
t
yS
NH
iggin
sA
ve
W
dwa
NA
roa
NP
N California St
N Catlin St
N Reserve St
• 889 acres (420 within city limits, the balance will have access to tax increment financing upon annexation).
WB
r
G
200
E
pru
de
rS
t
St
on
St
Po
pl
Vi
n
e
NV
an
Bur
en
St
ngt
on
NA
dam
sS
t
Jef
fers
y
Br
ar
t
rS
ylo
a
T
St
St
Mount Jumbo
oa
dw
ay
Ja
co
bs
Isla
nd
S Van Buren St
S 5th St E
Arthur Ave
E
Proposed
URD
e
Av
M
ad
iso
n
St
Madiso
n St
E Fro
nt St
St
dwa
St
St
roa
t
ry
EB
S
st
cu
St
n
so
rri
a
H
E Main S
t
Lo
n
Va
n
re
Bu
er
Wa
shi
St
N
e
ric
au
M
90
S 6th St E
Eddy Ave
University
of Montana
200
Kim Williams
Trail Area
Connell Ave
HELLGATE
Proposed URD
Cam
pus
Dr
• 133 acres.
• District will be anchored by the new UM-Missoula College building.
• Several properties currently on the market.
• Walking distance to main UM campus.
• Transit and parking study currently underway.
Arthur Ave
• Close proximity to Interstate 90 with improvements to the Van Buren exit planned.
• Adjacent to the I-90 broadband pipeline.
10
urice Ave
with Ave
n
so
ck
a
J
Ch
W Fro
nt St
St
m
e
ro
on
M
St
ce
Al
Cam
pus
Dr
ES
El
NP
atte
eS
t
NH
iggi
ns A
ve
an
St
Hellgate
Commercial Development
Missoula Economic Partnership helps turn vision into reality by connecting developers, entrepreneurs
and businesses with the people, programs and resources that can accelerate their success.
Our savvy, connected staff serves a central role in a broad, collaborative effort involving 100+ business,
individual and government investors as well as more than 30 strategic partners, all of whom share our
vision of a vibrant, growing and diversified regional economy.
Through our working relationships with government agencies, financial institutions and community
development organizations across the region, we will proactively assist you in accessing the most
appropriate sources of capital to fit your needs.
James Grunke
CEO
To get your project off the ground, contact Brigitta Miranda-Freer or James Grunke at 406.541.6461.
MISSOULA COUNTY SITE LOCATOR TOOL
Working with GCS Research, a Missoula-based leader in geographical information systems technology,
the Missoula Economic Partnership created a powerful GIS-enabled tool developed specifically for
businesses and developers looking for opportunity in Missoula County. This one tool provides the data
and insight you need to make sound decisions when choosing a zone, neighborhood and property.
Brigitta Miranda-Freer
Director of Business
Development
Visit www.MontanaSiteSelector.com/Missoula to explore this invaluable resource.
DEVELOPMENT SERVICES
The new Missoula Development Services performs a wide range of city government functions
including planning and zoning, historic preservation, engineering services, code compliance, regional
transportation planning, and programs that promote sustainable transportation options.
But Development Services’ core mission is to provide one-stop shopping to the development community
and property owners with a team of planning, building and engineering professionals and administrative
staff who help applicants navigate the development process. The Development Services team provides
support and guidance to applicants from predevelopment and preapplication meetings, through any
required land use approvals, plan submittal and review, permitting, and building and engineering
inspections, all the way to final approval or issuance of a certificate of occupancy.
Development Services is committed to being an active partner in economic development while
maintaining standards that set this community apart from others in Montana.
Mike Haynes, AICP
Development Services
Director
Development Services is open 8 a.m. to 5 p.m. Monday through Friday and has a Development
Review Team available by appointment to discuss and review proposed projects with applicants,
free of charge. Call 406.552.6630 to schedule an appointment.
MISSOULA REDEVELOPMENT AGENCY
The Missoula Redevelopment Agency fosters redevelopment and new development within Missoula’s
urban renewal districts by furthering the community goals and objectives identified in the districts’
urban renewal plans. Authorized by state and local laws, MRA partners with public and private
entities to help improve economic vitality, create jobs and encourage investment. MRA also
participates in public improvements involving parks, trails, streets, sidewalks and more. MRA is
funded primarily through a tax increment, which is the new tax revenue resulting from construction
and development within the districts. MRA has also obtained private, state and federal grants to
finance redevelopment activities.
To speak with a staff member about assistance available through MRA, call 406.552.6160.
Ellen Buchanan
Missoula Redevelopment
Agency Director
11
What the Press Says
#5 Best Town Ever, Outside 2011
#5 Metro Area with Shortest Commute, U.S. Census 2009
#8 Best City for Successful Aging, Milken Institute 2012
#13 Highest Density of Information & Communications
Technology Startups Among U.S. Metro Areas, Kauffman
Foundation 2013
#89 Job Growth Rank, Forbes 2012
#93 Cost of Doing Business, Forbes 2012
Top 100 Best Communities for Young People,
America’s Promise Alliance 2012
#102 Best Small Places for Business and Careers,
Forbes 2012
SPONSORS
Thank you to our sponsors for today’s event. Their continued investment in Missoula makes our community a success.
architects
125 Bank Street • Suite 200 • Missoula Montana 59802
ph: 406.728.3013 • fax: 406.728.9277 • www.oza.com
Missoula Economic Partnership INVESTORS
4G Plumbing & Heating, Inc.
Advanced Technology Group
Allegiance Benefit Plan Management
AlphaGraphics
ALPS Corporation
Anderson ZurMuehlen & Co.
Associated Factoring & Finance, Inc.
Beach Transportation
Beaudette Consulting Engineers, Inc.
Big Sky Commerce
Blackfoot Telecommunications Group
Bonner Property Development
Boone Karlberg, PC
Boyce Lumber & Design Center
Christian, Samson & Jones, PLLC
City of Missoula
CM Manufacturing
Community Bank, Inc.
Community Medical Center
Corporate Technology Group / SnapApps.com
Crowley Fleck, PLLP
CTA Architects Engineers
Diversified Plastics
Dorsey & Whitney, LLP
DoubleTree Hotel Missoula Edgewater
Farmers State Bank
Farran Realty Partners, LLC
First Interstate Bank
First Security Bank
Five Valleys Land Trust
Galusha, Higgins & Galusha
Garlington, Lohn & Robinson
Gateway Community Federal Credit Union
GCS Research
The Gillespie Prudential Montana Foundation
Francis Gjefle
Global Development Services, Inc.
Good Food Store
Gordon Construction Company, Inc.
Grizzly Wine & Spirits, LLC
GT Advanced Technologies
Carol Hedges
Shannon Hilliard, Realtor
Hi-Noon Petroleum
Holiday Inn Downtown at the Park
Jones Brothers Trucking
Junkermier, Clark, Campanella & Stevens
Karl Tyler Auto Group
KECI-TV
Julie Gardner / Peter Lambros,
Lambros Real Estate-ERA
LMG Security
McKinstry
Minerva, PLLC
Missoula County
Missoula Electric Cooperative
Missoula Federal Credit Union
Missoula Independent
Missoula International Airport
Missoula Nissan-Hyundai, Inc.
Missoula Radio Broadcasters Association
Missoula’s Office City
The Missoulian
MMW Architects
The Montana Radio Company
Morrison-Maierle, Inc.
Mountain Water Company
Mountain West Bank, NA
NAI Crowley Moore
Neptune Aviation Services
NorthWestern Energy
Nutritional Laboratories Int’l.
FOOTNOTES
1–U.S. Census Bureau. Missoula primary and secondary trade area statistics compiled
by Nielsen Company, Inc., 2013.
2–CLRsearch.com; http://www.clrsearch.com/Missoula-Demographics/MT/Retail-SalesStatistics.
3–Missoula Downtown Association, Master Plan and Downtown Building & Business
Inventory. http://www.missouladowntown.com/about/downtown-master-plan/.
12
Office Solutions & Services
The Old Sawmill District
onXmaps
Opportunity Resources, Inc.
OZ Architects
Pacific Steel & Recycling
PartnersCreative
Terry Payne
PayneWest Insurance
Dave & Suzanne Peterson
Pew Corporation
Poteet Construction
Providence St. Patrick Hospital
Quality Construction, Co.
Republic Services
RiverWorks, Inc.
Roseburg Forest Products
Brian Salonen
Sirius Construction, Inc.
Southgate Mall Associates, LLP
Spiker Communications
Tom Stemlar
Summit Beverage
Taco Del Sol
Treasure State Bank
Triple W Equipment
University of Montana
U.S. Bank
WGM Group, Inc.
Windermere Real Estate
Wingate by Wyndham
Dale Woolhiser
Worden Thane, PC
Worden’s Market Deli
Zip Beverage
4–Institute for Tourism and Recreation Research, College of Forestry and Conservation,
University of Montana, May 2013.
5–Devin Khoury, Broker / GRI, Windermere Real Estate.
6–Missoula Organization of Realtors.
Cover photo: Bruce Costa

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