Downtown Nashville Residential Statistics and Trends

Scroll down to see the 2011 Nashville Downtown Partnership’s research and trend analysis for residential and retail use in downtown Nashville. Many will be surprised by the fact that downtown only offers a total of 3,823 residential units, both rental and ownership. This is an incredibly small number considering the fact that Nashville maintains a 1.6 million MSA population. To put this number into perspective, the 2010 average attendance for a Nashville Sounds minor league baseball game was 5,000. Dissenters will tell you it’s because there’s nothing to do in downtown, that only tourist go downtown at night. They’ll say things like: “you can’t really walk to the grocery store” and “what are you supposed to do if you don’t go to bars?” Let’s put some perspective on these common assertions.

Ten years ago, the above assertions were true. I’ll also concede that downtown development is truly in its infancy. Most don’t realize that downtown residential development was forbidden by metro building codes from 1963 until 1993. Developers who would have otherwise built in downtown were forced to matriculate to the suburbs. It was not until then-Mayor Phil Bredeson created an incentivized urban redevelopment zone around the CBD that residential and retail development began in earnest. If it were not for the so called “Bredeson Box”, residential development in the urban core may still be non-existent. But Mayor Bredeson did kick start development and since 2000, public-private investments in new downtown development have exceeded $2.8 billion. There are 2 downtown grocery stores, 2 dry cleaners, 2 pharmacies, 5 museums, 4 dentists, 9 bakeries, 20 art galleries…and more retailers moving downtown every week. It’s hard to maintain an aversion to downtown Nashville when so much growth is taking place.

Downtown Nashville Residential and Retail Presentation

Note: The absolute numbers in this presentation are a moving target and subject to change. New residents and retailers are moving downtown every day. Big thank you to Tamara Dickson for the use of the Partnership’s presentation!

  • Davianedwards07

    I am, regrettably, one of those dissenters you mention in your post. Since founding a lifestyle firm in 2005 I have been a strong proponent of urban living since this is my target demographic. I was fortunate to have a strong presence in the ICON project during construction (kitchen furniture i.e. cabinets) and currently 50%-60% of my clientele are urban dwellers. I DO here the same complaints from these customers (lack of viable local/downtown shopping, entertainment, late night dining, etc.) continously and one other which I believe is the strongest deterrent to Gulch/Midtown/Downtown living. That is the lack of comprehensive public transit i.e. commuter rail.

    Choosing to live in the city is a lifestyle choice above all. Those who buy in do so with the idea that they are entering a world they see on many television shows and movies. Naive? Yes, but the reality nonetheless. Their dissapointment when the glitzy lifestyle they dreamed of doesn’t magically appear to justify the (relatively) large monthly payment does more to temper other prospective buyers than even the most ebullient realtor can imagine. I don’t know how often I’ve heard “Well my (insert relation here) was going to buy here but I told them don’t do it.” When Sally Jo from Birmingham, AL moves into the Cumberland and finds out she not only still needs her car to do pretty much everything but that she also can’t find much of anything beyond 10pm, well, that’s a real bummer.

    Yes, I realize downtown residential lifestyle development is still in its infancy but the problem is the powers-that-be in Nashville are putting the cart before the horse. So many mid/high rise projects went up and no one considered the needs of the people who would actually live in them. Ever try furnishing an 1100sq/ft condo in the Adelicia? I’ve spent 7+ hrs moving 10 pieces of furniture into a 17th floor unit. The sheer amount of time necessary to navigate the piece from the loading dock, up the elevator, down the hallway and through the poorly designed doorway is a nightmare the owners never dreamed of when they purchased the unit. Is this necessarily a “bad” thing? No- but the mindset/expectations of the typical Nashville consumer is still very much…uh, let’s say “Southern”, and the idea that it may take 2+hrs to deliver their living room furniture when Haverty’s dropped it off at their Brentwood home in less than half an hour is unacceptable to them, along with the requisite cost. An education as the realities of urban living is a shock to most and I believe we are a generation removed from a point when a homeowner doesn”t find it surprising that you can’t install a flat panel television on a poured concrete pillar for the same price as the one you installed in their brother’s drywalled home.

    In short, the biggest road blocks I see to city living in Nashville is the lack of infrastrucuture, including mass transit, and the consumer’s current non-urban mindset. I see both of these as possible future developments with their actual appearance far from certain.

  • Grant Hammond

    Davianedwards07: while I understand your frustrations with the mindset of some of the downtown dwellers, I also believe you have helped to make my point. You have a business that is supported in large part by the same downtown residents that would not have existed 10 years ago. Let’s also not forget that ‘retail follows rooftops’ and until a critical mass is reached (we are well on our way), major retail cannot formulate an entry into this market. However, since 2008, downtown Nashville has experienced a net gain of 51 small to medium sized retailers. Furthermore, Crosland has almost finished assembling almost 30 acres on Charlotte in-between 10th Avenue and the Interstate. This is the most likely site for a major urban shopping center, perhaps even a Target power center.

    As a direct result of downtown residential growth, MTA recently created a free downtown bus line called the Green Line that runs through midnight on the weekends to serve these new residents: If a bus line weren’t enough, now the Civic Design Center and MTA are looking at the viability of light rail just as Portland did a decade ago: If you read the case studies resulting from Portland’s streetcar investment, you’ll begin to understand why the planning phase of development takes some time (from 1990 until 2001 for Portland to implement):

    Now that we have established the general trend for downtown occupancy is an incline, I must now prove it to be sustainable. To do so, I submit to you the Southern Land Development on Elliston Place, the Julian LeCraw development on 11th Avenue North and the Bristol Group development in Historic Germantown on Jefferson Street. All together, these 3 project will deliver another 835+ residential units within the next 22 month. Additionally, I am aware of 3 other highly likely residential deals that may possibly announce by the end of this year. These additional deals will bring another 720 residential units to downtown. You can quickly see how we are beginning to reach a critical mass in this area of Nashville that will attract the type of retail development that you spoke about in your comment.

    I don’t disagree with the assertion that downtown Nashville does not currently offer all of the conveniences of a more established city, nor do I disagree that some buyers enter the high-rise condo market with starry eyes and inexperience with this type of living. But, I do take exception with statement that the powers that be are ‘putting the cart before the horse’. Residential development is the first type of construction that must occur, retail follows rooftops, not the other way around. I cannot speak for other brokers, but I always educate my buyers as to what is in and will be within the immediate surrounding areas. I can also emphatically say that all of my clients have taken the initiative to educate themselves and fact check what they hear. I am always very pleasantly surprised by the amount of research they have done and impressed by the information they source. I learn just as much, if not more, from them as I do the powers that be.

    Hang in there Davianedwards07!

  • Adam

    I bought a condo downtown and I can assure you, I wasn’t naive about the urban lifestyle I was looking to buy into. In my opinion, naïve is buying a condo on the 17th floor of a high-rise and expecting it to take you the same amount of time as moving furniture into a Brentwood home where a moving truck can drop it’s ramp at your front door. Personally the 40 minutes a day I save in commuting to and from The Gulch over sitting in traffic headed to Brentwood quickly negates time spent once in the freight elevator moving my furniture in.

    I live in The Gulch and enjoy a grocery, bank, coffee shop, SEVERAL restaurants, 3 clothing stores (more to come soon), and a microbrewery all within a couple blocks. We frequently walk downtown (10 minutes to Bridgestone Arena) and take advantage of the free shuttle that runs 6 days a week when we don’t feel like walking. Additionally, it is a 10 minute walk to Vanderbilt’s campus and the surrounding retail/restaurants/entertainment.

    Your point on needing a commuter rail is very very valid…..but I don’t think the argument is as strong for truly ‘downtown’ residents as it is for surrounding areas. If you live in midtown, Sylvan Park, East Nashville, 12th South, etc. the option of a commuter rails system would be an incredible asset. However, living truly in the downtown core, there are enough options, in my opinion to quickly get around without the need of a major rail system.

    Our experience of living downtown has been that there is so much to do (art crawls, music festivals, TONS of restaurants including several new offerings from M Street) that we simply can’t do it all.

    p.s. Please let Sally Jo from Birmingham know that across the street at Puckett’s Grocery, there will be great live music with no cover every night from now through Saturday. I can’t guarantee that it will go past 10pm, but come on….who needs to be out later than that on a work night.

  • Davianedwards07

    Adam, you and Grant make some valid points. However (and forgive me if I’m wrong) it seems as though you might be a younger home owner. (You also seem logical and equipped with critical thinking skills- two things many aren’t) I should have clarified in my earlier post that when I work with my contemporaries (I’m 34) or younger I find their expectations much more realistic. Its the older homeowners who’ve lived in the suburbs all their lives who experience culture shock when they venture downtown. They’re the belles who’ve been to NYC a few times and now expect that lifestyle with the convenience they’ve known that’s part of living in the South. Ever wonder why they’re so many bodegas in NYC? Because you need to shop EVERY DAY, ma’am! Yes, it IS hard to bring a car full of groceries up 12 floors..LOL. I still wonder why they have a 25cu ft fridge in an 800sq ft apt…

    Also, (and again I may be wrong) but you seem to live in a more conventional manner. You mentioned walking w/ another person and being in before 10pm on a work night. Personally, my wife would agree 100% with you. But again I should have clarified that I was referring then to the young hair dresser, musician, performer whose life schedule is a bit more chaotic than our own. True, I do meet many like yourself who are completely happy with their choice to live downtown. But I also often come across the newly transplanted (from either a city or a rural area) who can’t believe that Cantina Laredo or the coffee house ( sorry, can’t think of its name right now) is closed sometimes at 8pm (I have personally witnessed this)

    I don’t blame the area for this, per se. I think the problem is that Nashville has yet to develop a true urban mindset and culture. What I mean is that those who would support such a lifestyle (the waiters, cooks, clerks, service staff, etc) themselvs DON’T live that way. They live the more traditionally southern way and by 10pm they’re ready to go home and so the places they work MUST close. You see the catch-22 we’re caught in…

    Like you, I agree there is a LOT to do- provided you are open to doing it. Unfortunately, too many think the ONLY thing worth doing is bar trawling and after they’ve become fixtures in Virago or Whiskey Kitchen they (like a kid with too many toys) start complaing about how there’s nothing to do. Again, the problem is primarily mindset.

    I am happy for you and yours that downtown living suits you and I hope that more home buyers like you buy the existing and to-come properties. But I still believe that more traditional “true” urban lifestyle is a generation removed from Nashville. Maybe one day your kids and mine will laugh as we tell them how things used to be “back in the day”…LOL.

  • Adam

    Ok….changing this to a mindset/culture argument definitely makes more sense to me. Your assessment is correct in that I’m a generation Y with a 9-5ish job (technically 7:30-4:30). In comparison to NYC, Chicago, etc. you are also completely correct. However, I will respectfully disagree with your original cart before the horse argument that hits more on urban infrastructure and development rather than the southern way of life/Nashville mentality.

    Personally, I don’t think we’ll ever get to the same place as other cities. Nashville (and to a degree the south in general) just has a different way of doing things and seems to take pride in that. Our ladies dress up to go to college football games, we drink our tea pre-sweetened (and god is it sweet), we smile and nod at local celebs then leave them alone, we expect to be seated immediately at a restaurant without making a reservation, and we balk at the idea of paying a cover to enter a bar or enjoy live music. My prediction is that with the new apartment and multi-use buildings that are in the works for the next few years, you’ll see a pretty steady influx of retail, restaurants, and nightlife within the urban core. Then, around 10pm on weekdays, everyone will call it a night and go home. Those with non-traditional jobs will head off to the Whisky Kitchens and Patterson Houses and Nashville will continue to do things just a little bit different. The urban lifestyle is growing (if not booming), but it won’t be restricted to what other cities define that lifestyle by.

    p.s. As a coffee shop, Casablanca needs to open before 7am. As a coffee shop that serves beer, they need to stay open later than 8pm on weekdays. They’d get much more business from me because their coffee and food are delicious. But hey, I’m sure they understand when they’re in demand and when it’s better to pack up and send people over to Sambuca.

  • Davianedwards07

    Adam, I think we agree on most points. When I consider the points I made, and those of you and Grant, I realized my greatest issue with downtown living in Nashville (as well as with real estate in some other areas) is my (granted, personal) belief that current costs (prices for units) aren’t justified by the current benefits.

    From reading your posts you seem like a man who made a very good deal on your purchase (which is any deal that suits you and leaves you satisfied and happy-regardless of actual cost). But, from the beginning I have believed (and often had that belief sustained) that downtown pricing, particularly the original pricing, was based on developers and their realtors selling an idea- on their depiction of a lifestyle that doesn’t exist in Nashville. Not that they lied- they were careful not to. But when you are asking the amounts some are there needs to be some REAL justification.

    To escape my car with its $3.69/gal gasoline (and I drive an Excursion, my wife a Yukon XL), oil changes and insurance costs, rid myself of weekends spent on yardwork, not be worried with some of the more mundane chores of homeownership such as “Did the storm knock something down?”, and all while surrounding myself with hundreds of like minded people who I could share evenings & drinks & events with on a whim, take my kids to TPAC or the Frist or the library on a Sat. evening, or pick up some milk on my way in at the corner market WOULD be my lifestyle of choice-one I would gladly pay to have. City life is the life for me- my wife will tell you- I prefer NYC or Chicago to the beach for ANY vacation.

    Is this possible in Nashville? The answer is a complicated yes…and no. I’ll make three quick points.

    Weather. Nashville’s weather is, in a word, crazy. 90 degrees one Sat. 58 the next. I was downtown in Feb during one of the last snowstorms and the immediate paralysis of the city was infuriating. This, to myself and others like me, would be a major detraction to urban living. The city simply has no plan and leaves it up to citizens to find a way. I was at the time on Wedgewood trying to get to 21st and down to 440 and this ordeal took nearly 1hr. I can’t imagine trying to pick up children here in such conditions. Or meeting another couple for dinner. In Chicago that amount of snow wouldn’t even create a blip yet, without viable mass transit foul weather in Nashville would stop everything from visiting the Bridgestone arena to eating at Palm- unless I kept my car and all its costs.

    Small emergencies. I should mention my 28yrs old, single brother does live in Bristol on Broadway. He moved in in 2007 and for the most part loves it. But, when he needs Peptol-Bismol or paper towels at 12am on a Sunday morning there’s no Duane-Reed on the corner. Nope, he has to get in his car and go to Kroger in Green Hills. If he gets back in on a Wed night after being away for 4 days and the milk’s bad- same thing. A small emergency can become a major hassle because the current infrastructure in Nashville- a few stores with a small, incredibly expensive selection- isn’t conducive to urban living. And lets not mention if your’re someone with…um, unique or eclectic tastes.

    Bang for buck. I went to a pool party on the 9th floor couryard pool in Icon last summer. Believe me, at that time any realtor could have talked me into buying any pool view unit in that building. But, in my saner moments, I often wonder what many urban buyers are paying for when they send their mortgage payments in every month. In my opinion, pricing didn’t(and in many cases still doesn’t) reflect a style of living in its infancy, but what one would expect to pay for a fully developed one complete with requisite amenities. In my current comfortable suburban home I have not only the comforts of the house but ready access to large parks and recreational areas, a Kroger, Publix, Super Walmart, and several smaller markets all within 10mins walking distance. There’s a Firestone not two minutes drive away and a very fine steak house, car wash, and vets office four. Kohls, Target, Marshalls, and Old Navy are ten minutes away, Peebles and Ross are five. I can pick up Taco Bell (if I ate it) beside that Wal-Mart until one in the AM, and the Wal-Mart never closes. Sonic is open until eleven and it, McDonalds, KFC, Bellagios, a local custard shop, a dozen gas stations, and eight banks are all within 5 minutes. There’s four Redbox kiosks and and a Blockbuster one in that area. A small furniture store is in a plaza nearby, beside a local authentic pizza parlor and a Hallmark franchise. Just around the corner a Home Depot is across the street from Lowes and my doctor’s office is in the building beside that. Staples is there, along with Verizon, and my carrier, Sprint. Electronic Express is between them. On days like today, my family can go to the park, then the library, and stop for $1.99 Happy Meals on our way home. In short, life is convenient. This is what my wife and I paid for when we bought into this community. Some did, but much of this didn’t exist when we bought here eight years ago and today’s prices reflect this so that even with today’s economic reality our home is still worth much more than we paid for it.

    Of course I wouldn’t expect that same convenience to exist in downtown Nashville- as Grant correctly stated retail follows rooftops. But then why should a residence with less than half of the space and virtually none of the convenience cost me more than twice the money? I hate traffic as much as the next man, but then again, I don’t work downtown. So for me the price would need to be validated by something more. We’ve determined I still need my car. I can expect to pay much more for the currently few services and conveniences available. And the city hasn’t seen fit to do more (in social or financial terms) to make living downtown attracive. Even still, were the price to accurately reflect today’s urban living reality (with the very real prospect of future growth and development) I would consider buying, not only as investment but as primary residence. But even today, a quick glance through the Nashville Scene, indicates pricing that, again in my opinion, is ONLY based on the fact that the property is downtown and the, frankly offensive, belief on the part of some that we southern folks are so anxious to be upscale, classy, and hip that some of us will pay any price to be seen as such.

    I don’t begrudge the buyer or the seller for the recently trumpeted record sale in Icon (incidentally, my company installed those kitchen cabinets- I have the same in my laundry room) but I admittedly find it interesting and somewhat puzzling. That price rivals what one might pay for a 61st floor, 2000+sq ft unit in Chicago’s Trump Tower (currently listed at $1,295,000). And, I’m sorry, but as much as I love Nashville and the Icon, Chicago and the Trump Tower they ain’t. In my area (a bit east of Nashville) an 8000 sq ft, three level, elevatored mansion on the lake would not cost a million today. In Chicago, a similar property would be upwards of $4,000,000 and closer to $6,000,000. Yet a smaller downtown Nashville apartment costs as much as a unit in Chicago’s famed Trump Tower. This makes absolutely no logical sense.

    As I stated in my first post, I think choosing to live downtown, in fact, anywhere, is primarily a decision on how one wants to live their lives. In doing so a person must also seek to quantify or balance the multitude of other variables that also figure importantly in location decisions, among them life style, comfort, school quality, commuting time and class perceptions. I personally believe the current aggregate pricing of downtown residences is not validated when taking into account these factors. It is not even a “bubble”, as I think of the term, but either a grand self-delusion or a carefully crafted scheme.

    Until pricing reflects the genuine value of downtown living I think the buyers will primarily fall into three camps: those (much like yourself) who understand and accept the realities and are fulfilled and happy by the lifestyle as it exists; those who are looking for something new and different and perhaps the lifestyle portrayed in media and who will be dissappointed; and the investors.

    The first group will be the smallest, purchasing maybe 20%-35% of the units sold and the two other groups will buy the remaining in likely equal numbers.

  • Shaun

    I would liken people moving into downtown Nashville in it’s current state as the same type of people who are early adopters for technologies like the 1st iPhone or 1st iPad. While these early adopters were well aware that there would be issues with the software and that the 2nd generation would be miles ahead of the 1st in terms of features and probably cheaper, they HAD to be the first to own it.

    The same can be said for downtown Nashville. While there are some nice features, because of the codes up until the mid-90s a lot of the infrastructure isn’t there…but it’s coming. The ones who have moved in see the potential and wanted to be the first on the block….just like that co-worker of yours who had the 1st iPhone and wouldn’t stop telling you about it until you went out and ditched your boring Blackberry (i.e. suburbs) and got the 3G version of the iPhone.

  • Davianedwards07

    Great analogy, Shaun! Keep in mind though, by the time a person got the 3G/touch version of the iPod, the price had dropped relatively while the features/benefits had increased exponentially. Understandably, such a trend isn’t something you’d want to happen with/to early downtown home buyers.

    I completely understand the “cutting edge” mentality- I’m one who wants things first. But with major purchases (car, boat, particularly house) I have to temper my rush to be first. I recently viewed a gorgeous unit in Wertham that was listed for $290K. It was purchased new in ’08 for $430. OUCH!

    Let me restate my belief that downtown living is a very good thing for Nashville. I just believe initial pricing should reflect the current reality of downtown/urban living, particularly in mid-rise buildings. I believe that if these buildings had been priced accordingly they would all have been filled within two years of opening and a competive secondary market would have created demand and increased the home values for those “first”. The lull in the economy would not have had nearly the impact it did as entire buildings fell into distress.

    Instead, many developers (see Atlanta) are using complex and questionable machinations to hold on to properties in the hopes that they can still command inflated, pie-in-the-sky prices three or four years down the road.

  • Grant Hammond

    Out of pure curiosity, what are the HOA fees for the Trump Tower condo in Chicago that you are referencing?

  • Grant Hammond

    In an ideal world, pricing would be a reflection of what surroundings offer, but in the world we live in retail pricing is governed by the land cost (affected by the surroundings), construction cost, commodities pricing, construction financing cost, holding costs, advertising costs, selling costs, etc and then a developer profit on top of all of those ‘hard and soft’ costs. I think many people are under the misconception that these developers priced in a 25 or 30 percent profit margin, but that is just not accurate. The only high-rise developers who have made any profits are Giarratana/Novare on the Viridian and Hensler’s Group on the Adelicia. No one else made any profit at all. I’m not asking anyone to have sympathy for those who tried and failed to profit, just to remind everyone that there is a very high cost of doing business in an urban setting.

    In my opinion, urban condo pricing will not get less expensive that it is right now for decades. You can thank the relative scarcity of buildable land, the Chinese for rising world commodity prices, national banks for taking too much risk and large equity funds for bottom feeding which is resulting in giving Nashville a chance to recover before 90% of the rest of the country.

  • Davianedwards07

    Grant, I can’t find the hard numbers for that unit but HOA fees range from $740-$12K/month in that building. The $12k is for the $30million, 14K sq ft penthouse on the 89th floor. I don’t know if the fees are based on unit size, price, or what but an educated estimate would be that the unit I referenced has HOA fees of $800-$1000/month? Keep in mind those fees cover basically everything except electricity, including 24hr white glove doorman, trash, cable/internet access, water, Spa usage, valet parking (though deeded parking space IS a separate purchase), pool, and entrance to several world reknown dining establishments and exclusive retailers.

    Again, my main contention in Nashville is that I don’t really get what I’m paying for…

  • Davianedwards07

    Grant, your point is valid and I completely understand it. However, I’m convinced we’re caught in a vortex where A is expensive because B is expensive because C is expensive and so forth on through Z, which is expensive because A is expensive.

    Those “soft” costs, which in turn affect the hard, were and are due to the manipulations of a few whose pockets, connections, and reach make them “too big to fail” though their practices should have completely bankrupted them years ago. And I don’t mean the boots-on-the-ground developers, but their financial backers. BOA made a $47million construction loan which was defaulted on in the 5th & Main project. This completed building recently sold at auction for $11.3million (plus some back room $ which undoubtedly changed hands). Somewhere, $35million went up in smoke and it doesn’t seem to really be bothering any of those involved all that much. These are the manipulations I speak to which I believe are artifically propping up Nashville urban real estate prices.

    Hence, we have $300K condos in Nashville’s West End while there are nicer, larger properties in Atlanta’s Buckhead/Midtown for less than $100K.

  • Adam

    Wow, I missed a lot. To jump back to an earlier statement. If you live in Bristol on Broadway there are TONS of drug stores (several 24/7) on West End that are walkable in 10 minutes (although I will concede that you would more than likely drive…especially at night). Let’s keep in mind though that this blog post was written about downtown and all data is about downtown….Bristol on Broadway is outside the downtown footprint. A place where you can buy asprin/magazines/batteries/etc. is the one MAJOR thing missing from The Gulch (retailers take note). That being said, all the things you mentioned that are within a 10 minute walk or a short drive from you, I have as well. Within 10 minutes I can be at 100 oaks for Home Depot, Green Hills Mall, walk or drive to West End, and walk downtown for a Preds game (go preds). I won’t bother to list all the restaurants, but if you can’t find enough between downtown, germantown, the gulch, 12th south, green hills, west end, and east nashville, you’re doing something wrong. Can you get rid of your car? Nope, but you do have a lot more things that you can walk to than before.

    In regard to the weather, I got stuck in it too. But unlike my co-workers who were in traffic for 4 hrs on their way back to Brentwood, I parked my car back in the garage and walked home (15 minutes). Personally, I’d rather battle the crazy traffic on our ‘ice storm’ days once or twice a year and enjoy the other 363 days that I’m in my condo looking out the window at the gridlocked interstate at 4:45pm (sometimes with a drink in hand laughing like dr. evil).

    If I had the money and other factors were not involved, would I buy the Gwyneth condo in Icon or the larger place in Trump Tower?…….Trump Tower. However, let’s keep in mind that it was a record sale. $200-$300 is more the range that is the norm and to be honest, of all the people in our building, I only knows one that isn’t pleased with the lifestyle that The Gulch, living downtown, and purchasing in our building has afforded.

    Side note: I would LOVE to do a poll of Gulch residents to judge satisfaction or see if NDP can isolate responses from their survey to an area such as The Gulch.

  • Ashlyn

    Sorry to jump I late on this discussion, but, the cabinets at icon were brought over from Germany – who do you work for that put those cabinets in the building?

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