Congratulations on the vote last night, it was very exciting!
I'm just really
impressed with the amount of support from the business community and
also the elected leadership of County Council members that came and
spoke. Karen Richards (Allen County Prosecutor) coming and
speaking as powerfully as she did, I didn't expect that. Every
week has been a different step on our journey and it's gone well and
I couldn't be more pleased. Now we can focus on the design
details and how the site will develop. I know there are tweaks that
might happen.
Hardball Capital is even talking about a public
meeting where we would talk about the site plan and get other
ideas. We're in a phase now where we have the support of Council so
there's a stronger team working to achieve the best project. It's
just refreshing now to be in this phase. We can focus on those
details where up until last night we'd done as much as we could do.
(Return to the top.)
I noticed in the Memorandum of Understanding (MOU) with Hardball Capital that the
stadium is to be built to Class AA standards even though the Wizards
are a Class A team. (Note 1)
They want to
make sure the stadium has the ability through its design from day
one to be able to accommodate a potential move up in the leagues if
that opportunity presents itself.
Will the
difference in standards result in added construction costs?
I don't think
it will be that significant. Some of the other changes like being able to accommodate football games and
other sports in the facility would probably have more cost
implications than the double A design. This was something that came
out of the task force (Baseball Plus Report) that made
recommendations to the Mayor that it should be designed and built to
double A standards. The ball team, after they entered into
discussions with us, made this one of their preliminary
recommendations so it was just alignment between us and them on
achieving that goal. (Return to the top.)
The MOU also
states that a Capital Maintenance Fund will be set up for the
stadium. The city will contribute 1% of the hard construction costs
to annually, which would be approximately $300,000? (Note 2)
Actually, the
hard cost of construction is estimated at closer to $23 million.
The $30 Million would include all costs including architectural
fees, engineering costs and so on. The amount we contribute to that
Capital Maintenance Fund would be 1% of the hard construction costs
which will probably be between $23 and $24 million which would mean
the city's contribution would be $230,000 to $240,000 at the
minimum. (Return to the top.)
Would the
city's contribution strictly come from what's spelled out here? I
guess the concern I would have is what happens if there is a
shortfall? (Note 3)
We feel very
confident based on what we've seen with the naming rights deals done
around the country and the ticket sales projections that we can fund
this at not less than 1%. We are looking at parking revenues we can
set aside from the new parking garage that will be built right there
and also from the
Civic Center Garage. We have enough years
of experience in what our revenue streams are that we'll know
what increase is caused by Harrison Square. Also as we see the
spike in certain nights, we'll know it's caused by the ballpark.
We are looking at setting a portion of those funds aside for
possible use if we have a shortfall on the
Capital Maintenance Fund.
So even if
we're over in those areas, it still goes into the Capital
Maintenance Fund? (Note 4)
Yes, obviously
if it's really well capitalized, we could look at other projects in
the area. Maybe there are some upgrades we want to take immediately
that we couldn't afford when we built the stadium initially. We
will have a lease agreement with the team to play baseball there and
basically have use of the stadium during that time of the year. But
they'll also have a management agreement with us. There was a
question last night about why do they have a 20-year lease with two
5-year options but only a five-year management agreement? We wanted
an out in case they're not managing the stadium well. They'll have
performance standards and a board of advisors that will
oversee with them the management of the facility. This board will
help make the decisions on what capital improvements happen. If
the ball team wants new seats, but the seats in the judgment of the
advisory board are fine for another year or two then, we'll wait.
There will be that kind of check and balance. (Return
to the top.)
One of the
problems you face at some venues in Fort Wayne if you want to host a
public event, is the need to provide Liability Insurance, which can
be quite expensive. Will that be a requirement for public and
or community events held in
the new ballpark?
I don't know
those details at this point. I would think the fee structure for
use of the facility, would be similar to what you'd pay at the
Grand
Wayne. This would be in terms of some base amount that turns the
lights on and then the costs of clean up. You would
probably have choices in between - if you'd want concessions or
whatever. Contrary to what was again stated last night, they're not
going to operate their concessions out of Roanoke Virginia. They're
going to have their own people here managing and upgrading it.
There will be opportunities for vendors, which was good to hear, to
be able to provide catering. Now that we're at the point where we
are going forward, they'll be able to look at these details more
seriously. In fact they're coming in today and I look forward to
seeing them - especially after last night. (Return
to the top.)
The details
we've received to date concerning the condominiums are 60 luxury
units to be built in each phase. Are you concerned about a lack of
diversity?
From the
earliest stages of the project going back to June or July of last
year after the
Baseball Plus
Report was released to the Mayor, Hardball Capital and Barry
Real Estate
came in to discuss for the first time being a partner. They had
some projections based on their analysis, of our
housing study
which we did last year. These projections were for the amount
they felt they would be willing to commit to. They were saying
60 condominiums of this amount of investment from day one. There will be a range of price
points within the building and of course the first phase will help
them understand the market even better. The condominium entry
level price points will be perhaps, $130,000 to $150,000 and on up
to whatever you'd want to spend depending on the kind of finishes
and other things you'd want in a unit. Their goal is to respond to
a range of the market and they're doing a detailed analysis now.
They clearly want the product to be not only responsive to the
market, but also well received by it. They want to respond
to what we all see as a pent-up demand for quality-housing
product in downtown. It may be more condos, it may be slightly less
in the final analysis. What we're focused on is the
investment they're willing to make and having that first phase be
successful as possible so the second and third phases will follow
quickly after that so the area West of Ewing sees the benefit
of reinvestment. A lot of people divided 60 units into the $14.5 M
investment or $12 M on the condos side and ended up with a number
that was $250,000 or something like that. That is one way to look
at it, that's not what's going to end up happening. (Return
to the top.)
One of the
biggest complaints you hear about downtown is lack of a grocery
store. Will
Hardball Capital and
Barry Real Estate try to bring a
grocer into the development?
They've got a
lot of ideas for what they'd like to see in the first phase. My
assumption is that you're probably going to see things that are more
of an entertainment nature, restaurants and that kind. But I think
to be successful and attract a small grocer is probably going to
require more residential so maybe as the second or third phases come
online, it will happen then. I was just down to Greenville, South
Carolina over the weekend where we moved back
from and they've seen a huge boom in downtown housing in the last 5
or 6 years. They're just now seeing their first grocery store being
built in downtown. I would see it here, several years out if we can
sustain additional housing. I think our housing study shows there
is strong demand for a lot of new owner-occupied housing. If this
project can demonstrate to local investors in particular that there
is in fact a market for new housing downtown, it won't be surprising
to see one of the chain groceries or something like a Trader Joes,
or whole foods. I don't think it's unrealistic to see a nice
grocery come through.
Maybe a
grocery store isn't a good fit for Harrison Square?
It's probably
more likely to happen up Harrison Street. It's going to happen.
(Return to the top.)
I completely agree with the
philosophy or thinking that we want people walking the streets of
downtown. Personally, I don't mind parking a block away and
walking. I know for some with physical difficulties that is hard.
Time and again however, this topic comes up.
Parking clearly
is an issue and has been for every city that has developed a project
like this. At the front end, more so than as the facility opened and
people became comfortable with the whole experience of parking and
going to the games and walking and so on. What you see happen,
is that cities have a comprehensive parking strategy, which is
something we will do. We want to engage not just publicly available
facilities like the
Civic Center Garage or the new garage that will
be right there on site, but also private property owners. These
lots may otherwise sit empty in the evenings so we will see if they
would be willing to make their parking area available for games or
other events. In Greenville for example, there are
arrangements with not for profit groups. For example you might be
an attorney near the ballpark and you have 20 spots. One game it's
the Boy Scouts collecting the money at the entrance into your
parking lot. They get a cut of the money, which helps them as well
as your making some revenue that you wouldn't otherwise realize.
At the
City-County
Parking Garage for example, we could run a shuttle
back and forth between it and the ballpark. We want to talk with
Citilink about
opportunities like that. (Note
5) Greenville has a large lot built
where their county government complex is and their ballpark is on
their Main Street. This street goes quite a distance to the Hyatt
Regency and a trolley now runs all the time in the area because
people just love the trolley. It started initially for just
the ballgames - now everyone is riding it all the time. So
there are other opportunities like that.
The supply of
parking in downtown is more than adequate when you look at the
average of one car per three people that attend the games at
Memorial Stadium. So even with a sell-out downtown, you've got
3,000 cars and that can easily be accommodated in the public and
private parking that is in proximity to the ball field. (Note
6)
Again, over
time as more activity happens downtown, more investment happens downtown. More people are going to park in the garage back here, or
in other parts of the downtown. They may have dinner at the North
end of Harrison Street and walk to the game. That's what we want to
have happen. The last thing we want, and we're nervous about
building a parking structure right next to the ballpark, is for the
majority of people to park in that garage, go to the game, get back
in their car and leave. (Note 7)
We want to
achieve the synergy that having this downtown will be able to
accomplish. There will also be adequate parking in the close
proximity of the stadium for people that have disabilities and other
challenges in terms of accessing the field, seating and so on. In
this ballpark again, unlike the current field, you will enter at
street level on the concourse level. It's going to be a
much more accessible field for folks that are in wheelchairs or
other disabilities because you won't even have to ride in an
elevator to have a good seat to see the game.
I don't think it's too early to start looking at a parking
campaign to get people acclimated to the idea of parking and walking to a
destination downtown.
You'll see a lot more of that as we improve
our
wayfinding. You're going to see the new international
parking symbols going up on both publicly and privately owned lots
this summer. You'll also see additional wayfinding signage from the
interstates which will start to look like what you see downtown so
people can become acclimated to the same look in signage.
We want to have a parking authority as
opposed to the way we look at parking today. In this way, we'll
look at the whole system of on street and public and private
facility parking – how we can do that more effectively, efficiently
and be more customer friendly. A possible idea would include the
first fifteen minutes or half-hour free.
In every other city where they built
ballparks, parking was a big issue up front, but it's not an issue
today. I know we've heard that time and time again. One of the
reasons you'd build a facility like this downtown is because you
have more parking in the downtown area than any other part of the
city. People say the parking at
Memorial Stadium is so
convenient and who wants to move the stadium and give that up? Well
I've gone to a lot of games out there where I sat in the lot for 45
or 50 minutes after a game and could not even get out of my parking
space. It's not a perfect situation.
Downtown you have so many more options to
choose in terms of where you park and if you want to be able to
stick around or whatever and not sit in your car in the parking
lot. They could go to a restaurant and enjoy something after the
game. That's an important dimension that I don't want to
understate, and we will be looking at carefully. Hopefully from day
one people coming downtown for maybe the first time, much less a
ballgame, will have a positive experience on the parking side in
addition to the game experience. (Return to the
top.)
Quite a few
years ago, I attended the Indy 500. We parked in someone's front
yard for a price on the northwest side of the racetrack and
walked back to the race. Leaving, we encountered a nightmarish mix
of cars, bicycles and pedestrians, all trying to exit the area. Are
you concerned about people in the area west of Ewing Street turning
their lawns into parking lots?
I don't think that we will see that,
although that's a good question. Obviously we haven't thought
through some of those kinds of things that could happen. But my
guess would be that you'd be seeing reinvestment happening in those
neighborhoods to the west.
West Central will benefit
from this investment occurring and you're not going to have
situations where that kind of activity is either going to happen or
be tolerated. There maybe a few times a year when there's a huge
event like the
Three Rivers Festival and thousands
of people coming downtown for fireworks with an extraordinary number
of people both in the ballpark and the entire downtown area. This
might be something we need to look at. (Return
to the top.)
Are there
concerns about cars whose passengers are attending a ballgame being
parked in the residential area between Ewing and Broadway? Right
now, if you drive through those streets in the evening, they are
crowded with residential parking.
We'll look at
all that. We've worked with
Carl Walker, a parking
consultant we've used over the years and we'll want to engage
them or someone as qualified as they are to help us look at this. We
don't need to reinvent the wheel. There are cities around America
that are dealing with some of the same issues you're sharing and I
think you raised some good points. However, I think we can learn
from what others have done and how they've dealt with these
situations so that we can hopefully anticipate as many challenges as
possible and deal with them up front before they become problems.
(Return to the top.)
Is the City
looking at offering incentives in that neighborhood to properties
owners in the area adjacent to Harrison Square?
We're looking
at all that, yes – to see what would be appropriate. Last night,
Councilman Smith said acquire those properties. Even as we looked
at land acquisition in that area, we thought initially about whether
we could look West of Ewing. I think we'll continue to look at
that but probably now, as part of this planning process, we'll be
partnering with the
West Central Neighborhood Association.
(Return to the top.)
When the Crowe Report was released, WANE-TV
and several other opponents took the Earnings from Table E on page 5
and divided it by the Estimated Employment. This yields a dollar
amount of $15,252.04 which they claimed as the average wage to be
earned by workers once the project is operational. They didn't give any thought to whether these were
part-time or full-time jobs, or even seasonal jobs which commons
sense tells you would be included in a ballpark involving
concessions. How did Crowe develop the figures in the report?
In the Crowe
Report, they applied standard multipliers. You can argue
with some of them, but I think overall if you look at the impact
that they're indicating that would come from this project, it's
approximately what other cities have experienced in similar kinds of
developments which is how those multipliers are developed. I
think you're probably looking at full-time equivalents so you'd have
two part-time people but counted as one full-time people.
The parking garage indicates 1 person
working with projected earnings of $23,395.
I'm not sure
how that would work in the parking garage, whether you would have
someone sitting there 8 hours. They're just standard multipliers
that are accepted in the industry if you will, to help a community.
This is the
reason we commissioned Crowe to do this - to help us understand the
direct impact of the development of Harrison Square. Obviously, once
we get through the development of it and we see the actual
employment and actual labor we can then compare back to Crowe's
analysis. This will be helpful to determine whether they hit the
mark or whether they underestimated or maybe they overestimated.
But the analysis was just to help us understand what the direct
impact of the project could be. Crowe has much experience in
applying standard multipliers and they do good work. We've learned
to trust them on all of our financial analysis. (Return
to the top.)
The one
complaint I have about the building along Jefferson Boulevard is
that it will block the view of the field and stadium from
Jefferson. You'll know something is going on, but it won't feel
inclusive, rather exclusive like
Memorial Stadium.
Admittedly,
there won't be much of a view from the ballpark as you're looking north over Jefferson Boulevard. You'd have a good view of the
King Gyros,
Rally's,
Taco Bell and the
Allen County Public
Library, but not much
else. The other thing to be considered (and again, I thought of
this after the interview) is if future redevelopment of that
area would happen, might it be better to have an open view of it?
The field will
be 18 feet below street level - more than a story underground. On
the Harrison Street side, the scale of the facility will seem lower,
but on the Ewing Street side it will be about a two-story structure
to allow it to blend well with the neighborhood.
(Aside: Harrison Street sits many feet higher than Ewing Street,
which is downhill. This slope is between Webster and Harrison
streets as the area between Webster and Ewing streets is more level.)
Our current stadium is all above ground. While there will be an
elevator to get to street level from the field level, it's not going to be a 3 or 4 story
ride. They've talked about batting cages which will be in the
structure along Ewing Street where their offices and other
facilities will be located. These batting cages, which are normally
below ground and you never see them, will be above ground and
in a glass enclosed area. You can just walk along there and watch
the guys doing their batting practice. Hardball is thinking about
design considerations like that to make it a place that will
generate activity at all times - regardless of a game being played
or not.
In our original proposal, we have buildings along Jefferson. That was
another architect's rendering that had condos wrapped around the
parking garage. One of the goals we want to achieve with all of our
development downtown is to have an urban feel. To accomplish this,
we want buildings, to the greatest degree possible, that are built
along the frontages of the streets. This doesn't give the feel of
being out in the suburbs, but rather a feeling of being downtown.
This feeling is unique to downtown so that's why you see a lot of
buildings in these renderings showing parking in the middle of the
block because you don't want to see a parking lot. So, in the case
of the condos and the retail building along Jefferson, it might be
shifted down slightly to give you a view as you come to Ewing and
Jefferson into the ballpark. I think that's one of the things
they want to look at. There might also be a public meeting
to offer the opportunity to get input regarding the design of the
project. (Return to the top.)
There's been
some confusion about the City Council's role from this point
forward. What is the next step for them?
We'll be going
back to the City Council when we conclude the definitive agreements
that will be the binding agreements. At that point and time we'll
have done all the due diligence on their financial capabilities and
all that so we'll go back to the Council to get their approval for
the bond financing for the project. Their role in the project is
relative to the financing of the deal – to give us the financial
resources to participate in accomplishing this project.
Last night was
the approval of the
two revenue streams and
expansion of the
Jefferson Pointe Economic Development Area. Now we can
use the revenue streams both from
Jefferson Pointe and the Harrison
Square area as it generates new property tax. The benefits can be
taken back out the corridor toward
Jefferson Pointe over time.
The
Redevelopment Commission has the power to acquire land and they're
also the entity that captures tax increments that are used once the
districts are created by City Council. They've approved the MOU's
and they'll also approve the definitive agreements. They are the
entity that actually oversees development of the project. The City
Council is more the financial end of it. (Return
to the top.)
What lessons can the city take from this project and use with
the North River Development?
The North
River Development is going to be another very exciting
opportunity for downtown. It would provide an anchor north
of the
St. Mary's River. The development could include a
natatorium, housing and retail redevelopment along Harrison Street
and some sports facilities on the east part of the former
YWCA campus. Harrison Square would provide an anchor on the
south and then you will see a lot of other investment
happening in the core in between. Harrison Street will become what
I think we all envision it can be with the redevelopment of all
those parking lots.
I think one
lesson that we've learned from Harrison Square is about what we have the capacity to do.
I think a project of this magnitude is for all kinds of reasons very
complex. From the planning that led up to it, to just the fact that
we have a partner that came forward - timing is everything. I think
when we started the
Baseball Plus analysis, for example, we all
believed this was eight or ten years out. We thought that at some
point and time we were going to need to invest significant money in
Memorial Stadium
or the ball team might not want to play there anymore. The
point was to be thinking today where you would want that facility to
be and go about acquiring the land. In Indianapolis
they made a decision about the new stadium ten years ago and they
acquired the land. When it got to the point where they needed to
build it, they didn't have to worry about being able to assemble the
property – they already had that. They just had to be concerned
about the financing.
The Wizard's Team was sold to a group of very highly
respected, qualified urban developers from the southeast part of the
United States. They had an interest in exploring this opportunity
with us and were willing to invest private money in the deal.
They also understood the importance of this kind of project not only to
the ball team but to our city and region as well.
The period
between the end of July and December 2006 when the Mayor made his
announcement was a time when we didn't know if we had a project.
We couldn't talk about details when we weren't even sure if it was
viable or not. That was a very awkward time to be in. We
were looking at how we could finance the project. We were looking
at the details of what Hardball was willing or not willing to do.
There were a lot of challenging meetings during that time leading up
to the point where we had a project defined enough that Mayor
Graham Richard was comfortable with it and also felt the community
could support it. He was willing to go public and that was what happened in December.
We emphasized last night that this wasn't something the ball team
proposed to us. It wasn't something that came out of nowhere.
The Mayor wasn't looking out his window one day and said, "I want to
do this.” It was a planning process that led us to this point,
and it was one of the reasons Hardball bought the team. They
were impressed with our downtown planning and the fact we were even
having this discussion in the community about a ballpark being
downtown.
We'll engage
this new North River Development task force to do what we did with
Baseball Plus and they're charged as the
Baseball Plus group was
charged out of the
Blueprint
Plus. The Blueprint said to form a
task force to look at this idea of a youth sports complex north of
the river. We didn't want to proceed with that until we had control
of the land. Well we got control of the land through an option
agreement with
OmniSource so it's a little different than Harrison
Square. But we'll have a lot of community input over the next three
months. We'll also have
professional guidance on what's feasible in terms of a youth sports
complex as well as other ideas that include housing, retail, and
things that could potentially be developed north of the
river. How does it interface with
Lawton Park, the former YWCA Campus,
Science Central, the
St. Mary's River and
Headwaters Park.
The other issue will be how we can finance these things. We
can use the experience we've gained on Harrison Square in terms of
how we financed it on the public side to challenge our thinking
about what's possible North of the River. But this project
will have different opportunities in financing.
Foundations, which weren't appropriate to assist with Harrison
Square, might be considered for the
North River Development.
If there's different components of a youth sports complex
involved, perhaps it will be appropriate to go to the State
Legislature with a request. There might be an opportunity to interface with
educational facilities be it
Science Central or what's happening
with the former YWCA Campus. There's been discussion about the new
Fort Wayne Community School's Science and Technology Center being a
component of this project.
We want to
engage the public again - and all these meetings will be open to the
public. There will be charrettes and we're going to
use
Gianni Longo again to help facilitate the process because
he's just outstanding in helping to build consensus. We'll use
CSL (Conventions, Sports & Leisure International) who helped us
with the
Memorial Stadium to look at the feasibility of these
different components. So hopefully we'll have an end result that is
an action plan that we're prepared to aggressively go forward and
implement. I wouldn't be surprised if by the end of the year you
don't see some very specific proposals for redevelopment of that
land. The city's already budgeted, as part of our CEDIT plan, the
funds to acquire the land. I'm hopeful that we'll go forward and
frankly identify other strategies for how we can acquire the land with the CEDIT budget as a backup.
Our hope here is that we'll go through this
process of identifying what's feasible for the
North River
Development and how it can be accomplished and then go forward.
My hope is that it can always be in a more public setting. The fact
of the matter is that when you're negotiating with private parties,
those are private negotiations. There's not a deal till
there's a deal. I think the community, as with Harrison Square,
needs to trust that it's public officials will be negotiating with
the best interests of the community at heart. The community
needs to know those officials are working toward goals that
hopefully we all share. At the end of the day if it's not a
project the Mayor can support, it probably isn't even going to be
proposed. And at the end of the day, if the City Council can't
get enough votes to support the project it's not going to go forward
either and that's the environment we work in – and that's the
environment we accept. (Return to the top.)
Report Links (all reports are in
the pdf format
)
Notes:
1. "The City, through the Redevelopment Commission or other
related entity, will, subject to the capital contribution of HC
defined below, finance and construct the Stadium, which will be
designed for multiple uses, and, unless otherwise agreed, in
compliance with the Professional Baseball Agreement Minimum Facility
Standards for Class AA baseball stadiums. (Memorandum of
Understanding with Hardball Capital and
Barry Real Estate: page 4,
(2) Stadium Facility.) (Return)
2. "The City shall establish the Capital Maintenance Fund to
cover Capital Maintenance and other capital expenditures required
during the License Term to maintain the Stadium in proper repair and
condition. The City shall annually deposit a sum equal to not less
than 1% of the hard construction costs of the Stadium.” (Memorandum
of Understanding with
Hardball Capital and
Barry Real Estate: page
11, (d).) (Return)
3. "The Capital Maintenance Fund shall be funded from:
(i) The City's share of Naming Rights Revenues…
(ii) Any revenues generated from the Attendance payment described
in section 10 (b)(ii) herin;
(iii) The City's share of any revenue generated from Community
events as described in Sections 10(c) and 10(d) herin; and
(iv) If necessary, the City's share of other revenues generated
from the Project.
(Memorandum of Understanding with
Hardball Capital and Barry Real Estate: page 12, (e).) (Return)
4. For comparison, Memorial Stadium does not currently have a
Capital Maintenance Fund. If it were to continue use for Wizards
games, capital improvements estimated to be over $3 million would be
required. These improvements would include turf replacement,
replacement of seats and the cost of bringing the facility into
compliance with ADA regulations among various other fixes. With no
current funding stream in place for this, a bond issue might need to
happen which would possibly lead to higher taxes. This example
alone justifies the need for this CM Fund to further protect
taxpaying citizens. (Analysis of Potential Re-Use Opportunities for
Memorial Stadium, page 27 and comments made by CSL personnel during
presentation of the report's findings to the City Council on April
17.) (Return)
5. Citilink already operates "Citiloop" daily
during summer months around the downtown. I didn't think
of this quick enough to ask if there's been any talk with them on
extending the hours and times to accommodate baseball games at the
new ballpark. (Return)
6. According to the Redevelopment Commission, there
are 4,321 spaces within ¼ mile of the ballpark and 9,495 within ½ mile.
Parking Availability Analysis. (Return)
7. "The Parking Structure would be owned and
operated by the City and/or the City of Fort Wayne Redevelopment Commission to
service the Hotel, Lincoln National Corporation, public parking and
the Stadium. The Parking Structure is not intended to serve as the
primary parking facility for the Stadium. (Memorandum of
Understanding with
Hardball Capital and Barry Real Estate: page 3,
(b).)
From the
Hotel MOU: "The Commission is also the owner of real estate located in the block south of the Project Site and has a
Memorandum of Understanding with respect to the balance of the block south of the Project Site on which the
Commission intends to build a parking facility which will serve the Project with
three hundred (300) dedicated spaces, along with providing parking
for Lincoln National Life Insurance Company and satisfy other parking
needs in the area (parking Facility). Overflow parking after 6pm and
weekends will be made available as required. (Return)
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