Mining City Design and Development, Inc.

Butte, MT

Provisional Building Conservation in Butte, MT

The Grand Hotel. Butte’s historic buildings are an indelible part of the city (Kestle, Korn).

Written by:
Mining City Design and Development, Inc.
Butte, MT
Luke deBarathy

Prepared for:
Larry Smith, Butte Citizens for Preservation and Revitalization
Professor Bill Macgregor, Project Leader
Presented June 23rd, 2003

 2003 Mining City Design and Development, Inc.

0
 Mining City Design and Development, Inc.
Butte, MT

Table of Contents:

1.) Executive Summary.......................................................................................................2

2.) Introduction....................................................................................................................3
3.) Discussion......................................................................................................................4
3.1) The Urban Revitalization Agency............................................................................4
3.2) Provisional Conservation and Preservation..............................................................6
3.2.1) Documentation:.................................................................................................6
3.2.2) Condition Assessment:......................................................................................7
3.2.3) Secure Entrances:..............................................................................................7
3.2.4) Protection from Water Damage:........................................................................7
3.2.5) Stabilization:......................................................................................................7
3.2.6) Maintenance and Utilities:.................................................................................8
3.3) An Ideal Case Study.................................................................................................8
4.) Conclusion....................................................................................................................10
5.) References....................................................................................................................11
6.0 Appendices..................................................................................................................12
6.1 Appendix A: Historic Designations of Uptown Butte.............................................12
6.2 Appendix B: Mothballing Checklist by National Park Service...............................13
6.3 Appendix C: Brochure designed for the CPR..........................................................15
6.4 Appendix D: Glossary of Terms..............................................................................16

1
 Mining City Design and Development, Inc.
Butte, MT

1.) Executive Summary

The objective of Mining City Design and Development’s task for Larry Smith, CPR representative
(Citizens for Preservation and Revitalization), is to provide a brochure to raise public awareness about
architectural and historical preservation in Butte. This brochure details the techniques to properly preserve
a building as well as resources available to assist investors interested in preservation. The URA (Urban
Revitalization Agency) is a government agency that works within the borders of Butte’s National Historic
Landmark District and was established to address the communities concerns about the blighted conditions
of uptown Butte. The URA provides incentives and aid to private citizens who wish to invest in Uptown
Butte. Promoting the URA’s role is crucial to proliferate our goal of preserving Butte’s heritage and
rehabilitating Butte’s economy.
This report includes a comprehensive discussion of the URA’s purpose and the incentives that it
endows. Also included within this report, is an introduction that summarizes Butte’s historical significance
with the intent to educate and persuade the reader about the necessity of preservation. Mothballing is
explained as an often-essential step in the goal of restoration, and this report outlines the assistance and
funding for mothballing that the URA makes available. Concluding this report is a brief case study of the
URA’s role in revitalizing the Acoma Building that now supports a thriving restaurant and pub.

2
 Mining City Design and Development, Inc.
Butte, MT

2.) Introduction
The city of Butte was founded on what became known as, “the Richest Hill on Earth.” During the
early 19th century, nearly one third of America’s copper resources were produced from Butte mines.
Prosperity and wealth replaced the nearly 20 billion pounds of copper that was extracted from over 10,000
miles of underground mines (Everett 2003). The hill did not just yield ore; it yielded millionaires and
hoisted them to the status of kings. Butte’s Copper Kings built a majestic city filled with opulent buildings
and mansions. In 1920, Butte’s economy was booming and its population peaked with estimations
reaching 100,000 (Everett 2003). The blue-collar environment attracted a diverse populace that constructed
unique ethnic communities within Butte such as: Fin Town, China Town, McQueen, Meaderville,
Centerville, and Walkerville. Each neighborhood was rich with distinctive traditions and history. Today,
Butte boasts the nation’s second largest National Historic Landmark District (Everett 2003).
Butte was the largest boomtown in the Rocky Mountains and the most important hub between
Denver and the Pacific. However, just as valuable as its gross product was the revolutionary labor
movement. Butte’s melting pot working class united to improve working conditions and increase wages.
Butte is also recognized for its labor heritage and may receive recognition as a National Labor History
Landmark (Everett 2003).
The copper veins that were the lifeblood of the city were eventually depleted and the city’s
economy has steadily diminished since. Without supplemental growth and development, Butte has
remained as a monument of America’s Gilded Age. The heart of the city remains an amalgamation of
crowded miner’s cottages, magnificent brick commercial buildings, and lavish mansions spiked with
Gallows Frames and gouged by abandoned mines. Unfortunately, the same sluggish economic factors that
have saved these turn-of-century structures from redevelopment now complicate the community’s struggle
to keep its precious architecture from deteriorating.
The following report will explore the revitalization efforts in the community has, as well as provide
information and public awareness on incentives and aid available for investing and preserving Butte’s
National Historic Landmark District.

3
 Mining City Design and Development, Inc.
Butte, MT

3.) Discussion

3.1) The Urban Revitalization Agency

In late June of 1979, the Butte Silver Bow government established the Urban Revitalization
Agency (URA) to address the communities concerns about the blighted conditions of uptown Butte. These
include: high building vacancy rate, declining economic activity, building deterioration and substandard
housing. According to the Butte-Silver Bow Urban Renewal Plan the objectives of the URA is as follows:
1.) Rehabilitation of deteriorated and vacant structures to enhance the environment of the Urban Renewal
Area
2.) Preservation of the architectural and cultural resources
3.) The promotion of commercial and residential development in the Urban Renewal Area through the
formation of public-private partnerships
4.) Continued development of public facilities in the Urban Renewal Area which provide public services,
educational and cultural activities
5.) Promotion of appropriate land use and urban design criteria for uptown Butte
6.) Improvement and upgrading of infrastructure (e.g. streets, lighting, utilities, etc.) in the Renewal Area
7.) Removal of substantially deteriorated structures when such removal would enhance redevelopment
efforts.
The URA is a public-private partnership in which public action is intended to encourage private
investment. The Urban Renewal Plan provides incentives for new development while prescribing
guidelines appropriate to a Historic Landmark District. A five-member board, appointed by the Chief
Executive and the Council of Commissioners, determines how funds can best meet the goals of the Urban
Renewal Plan. The budget of the URA will approach 1.6 million for 2003, and its funds are available to
anyone considering investing within the National Historic Landmark District.
Figure 1 is a map of the National Historic Landmark District (highlighted in light yellow) of uptown
Butte. Within this region and encompassing the majority of the commercial district, (highlighted in dark
yellow), is a tax increment financed zone. The URA redistributes the funds generated by Tax Increment
Financing (TIF) to aid investors improving, renovating, or restoring their businesses. TIF is an instrument
that can generate private investment and public interest as the tax base improves. As property is improved
(through both new construction and rehabilitation), additional revenues – the increment – subsequently
generated go directly to the Urban Renewal area. The unique feature of this funding method is that the
designated project area generates its own funding. As the increment increases, so too does the assessed
valuation of properties and profitability of the established businesses of the TIF zone because the aesthetics
of the neighboring structures improve and more businesses are started creating a larger traffic and customer
flow.

4
 Mining City Design and Development, Inc.
Butte, MT

National Historic Landmark District. The zone highlighted dark yellow is a Tax Increment Financed zone.

5
 Mining City Design and Development, Inc.
Butte, MT

In addition to the TIF district subsidies, several federal programs offer financial assistance and
incentives to encourage urban revitalization within Butte’s National Historic Landmark District. A list of
financial resource programs includes: Urban Development Action Grant (UDAG), Economic Development
Administration (EDA), Historic Preservation Grants, Community Development Block Grant (CDBG), and
funding via the Small Business Administration (SBA).
The URA also recognizes the necessity to foster residential development in addition to commercial
development because persons living in the historic area are more likely to purchase goods and services that
are conveniently located. Private sector development of housing units intended for middle and low-income
persons is eligible for various federal housing programs. These programs, which are administered by the
Community Development Office and the Human Development resources Council, include rent subsidies,
rehabilitation loans, and neighborhood self-help projects. The rehabilitation of certain individual and
multiple housing units are also eligible for matching grants from the heritage conservation and Recreation
Service, Department of Interior, and Historic Preservation Tax Incentives.

3.2) Provisional Conservation and Preservation

When circumstances do not allow for immediate use of vacant building space, mothballing or
provisional conservation is encouraged. Mothballing efficiently focuses resources toward protecting the
building from further decay, while improving exterior aesthetics. The main goal of mothballing is
preservation for future restoration and occupation. The URA considers demolition a last resort solution and
only necessary when serious structural or roofing damage is prevalent. Often, The URA subsidizes half of
any mothballing or preservation efforts within the National Historic Landmark District. The following are
brief descriptions of typical mothballing procedures.

3.2.1) Documentation:
Because a preservation project may extend over a long period of time, with many different
people involved, clear records should be kept and a building file established. Documenting the
historical significance and physical condition of the property will provide information necessary
for setting priorities and allocating funds. A site plan and as-built construction plans are useful to
note important information when the building is eventually restored. Copies of all important data,
plans, photographs, and lists of consultants or contractors who have worked on the property
should be added to the file as the job progresses.

6
 Mining City Design and Development, Inc.
Butte, MT

3.2.2) Condition Assessment:

A condition assessment, often prepared by an architect or preservation specialist, and in
some case a structural engineer, can provide the owner with an accurate overview of the current
condition of the property. The condition assessment will help set priorities for repairs necessary to
stabilize the property for both the short and long-term. It will evaluate the age and condition of the
following major elements: foundations; structural systems; exterior materials; roofs and gutters;
exterior porches and steps; interior finishes; staircases; plumbing, electrical, mechanical systems;
special features such as chimneys; and site drainage.

3.2.3) Secure Entrances:

Usually, the first step in mothballing is removing garbage, hazards, and pests. After
necessary cleaning is complete, the next step is to limit access to the building. All entrances in
which vandals or pests could enter should be sealed. By merely fitting, securing, and painting
plywood to the windows and doors at ground level and by leaving the windows on the upper
floors, if unbroken, alone, the appearance of abandonment of the structure is lessened, and the
aesthetics building are improved. To further deter intruders, a security system, either fake or real,
can be installed.

3.2.4) Protection from Water Damage:

Preventing water damage from occurring should be at the forefront of any mothballing
effort. Often stopping water from damaging the building is as simple as replacing cracked or
missing shingles and tiles, securing loose flashing, or re-anchoring gutters and downspouts.
Repairing leaks from deteriorated or damaged roofing and correcting ground moisture
accumulation from improper site run-off is usually not low-cost; however, the investment is
inexpensive compared to repairing water damage. Ventilation is also important to ensure that
there is not moisture buildup or extremes in temperature within the building.

3.2.5) Stabilization:
Stabilization as part of a mothballing project involves correcting deficiencies to slow down
the deterioration of the building while it is vacant. Weakened structural members that might fail
altogether in the forthcoming years must be braced or reinforced. Structural stabilization should
be done under the direction of a qualified contractor to ensure that the added weight of the

7
 Mining City Design and Development, Inc.
Butte, MT
reinforcement can be sustained by the building. Furthermore, bracing the roof at the ridge and
midpoints should be considered if sagging is apparent.

3.2.6) Maintenance and Utilities:

At the outset, it is important to determine which utilities and services, such as electrical or
telephone lines, are kept and which are cut off. As long as these services will not constitute a fire
hazard, it is advisable to retain those, which will help protect the property. A regular schedule for
surveillance, maintenance, and monitoring should be established. The fire and police departments
should be notified that the property will be vacant.

3.3) An Ideal Case Study

The Acoma Building, located on the corner of Broadway and Wyoming streets, is an excellent
example of a historic building that was in disrepair and then restored by a dedicated investor with
assistance from the URA. In the fall 1994, the city was entrusted with the Acoma and due to their inability
to resell the building and because of serious structural damage county officials solicited bids for demolition
(Burkhart 1999). According to the structural investigation by Mathews and Associates demolition
estimates were approximately $306,000.
There was a large outcry by the community to save the structure because of its sentimental,
historical, and inherent economical value. Furthermore, the Acoma sits on the only corner in the Historic
District in which all four original buildings remain. Citizens for Preservation and Revitalization (CPR), a
non-profit activist group dedicated to the preservation of Butte’s heritage, lobbied the URA to do
something. The URA responded, and invested $66,000 mothball funds to replace the roof, stabilize the
building, and do general cleanup and protection work (Montana Standard). The mothballing and
preservation efforts proved successful because, in 1996, the Acoma was sold back into private ownership
(Burkhart 1999). Lyle Nalivka bought the building. In a partnership with the URA, Mr. Nalivka began
restoring the building into a bar, restaurant, and office space. Public incentives contributed about $343,000
in URA grants, a $163,620 URA loan and a $135,000 loan from the Butte Local Development Corp to the
$1.2 million project cost (Montana Standard). The venture was completed in May 1997, and the Acoma
Restaurant and Lounge is now an established and profitable business (Nalivka).

8
 Mining City Design and Development, Inc.
Butte, MT

The Acoma Abandoned (Picture Taken by: Bill Dolan). This photo was taken in the late 70s. Note the broken windows, and sagging
east façade.

The Acoma Revitalized (Picture taken by: Danie Williams). This photo displays the restoration work done by the URA and Mr.
Nalivka

9
 Mining City Design and Development, Inc.
Butte, MT

4.) Conclusion
A popular misconception within our community is that demolishing historic buildings and replacing
them with modern structures is a more feasible option for revitalization than mothballing and restoration.
In fact, a properly mothballed building can preserve a structure for up to a decade with little cost when
compared with the alternative of demolition, which often is estimated at more than $100,000.
Unfortunately, demolition is often the chosen solution because it is the most convenient. The Acoma’s
th
preservation costs (even with severe roofing and structural damage) were less than 1/4 of its projected
demolition costs. Mothballing, unlike demolition, can be done progressively as funds become available.
Salvaging the structure also retains the building’s inherent economic value for future use, sale, or rent.
Butte has an abundance prime real-estate available for new construction; there is no reason to destroy our
historic buildings.
Although restoration of historic buildings is often much more expensive than modern construction,
this too should be held in context. Today, assistance, reimbursements, and grants are available to bridge
the feasibility gap providing an incentive for investment in restoration. The structures of Butte’s historic
district were built with irreplaceable architecture and opulence. Certainly, the atmosphere and prestige that
the restored Acoma structure brings to the environment of Mr. Nalivka’s Acoma Restaurant and Lounge
could not be replicated with a modern structure. There is demand from business owners and their patrons
to utilize the irreplaceable architecture of Butte’s Historic District.
Two major highways intersect within the community, producing a large amount of tourist traffic.
With tourism as a vital resource to the health of Butte’s economy, it is important to emphasize Butte’s
architectural, industrial, and cultural assets. Visitors and investors do not patronize Butte for vacant lots
that resulted from unnecessary and imprudent demolition. They patronize Butte for its rich heritage and
distinctive atmosphere. Furthermore, empty lots cannot broaden the tax base and do not stimulate growth.
Butte is no longer the richest hill on earth. However, Butte can capitalize on its rich history. With
each building that is demolished, it is like a page being ripped out of our community’s history book. With
each parking lot that replaces a historic building, economic promise is wasted. In Butte’s golden age, its
economy thrived by mining copper. Today, Butte can thrive by mining its architectural monuments.
Reasons for revitalizing Butte’s historic structures are both economic and academic. By investing in
preservation, revitalization, and production instead of destruction, we also invest in history as well as the
future.

10
 Mining City Design and Development, Inc.
Butte, MT

5.) References

1.) Burkhart, Dan. “Spirit of Tavern Lives On.” 9/14/99. The Billing Gazette

2.) Cote, Pam. 2003. Director, Urban Revitalization Agency. Interview, 8 June.

3.) Everett, George. “Only In Butte”. 2003. http://www.butteamerica.com/oib.htm

4.) Mathews & Associates. March, 1994. “Structural Investigation, Acoma Building.” Report prepared for
the Butte-Silver Bow Urban Revitalization Agency.

5.) Montana Standard Staff. “Acoma Faced Demolition, too.” Montana Standard.

6.) Nalivka, Lyle. 2003 Owner of Acoma Restaurant and Lounge. Interview, 16 June

7.) Park, Sharon. “Mothballing Historic Buildings” National Park Service. 1993.
http://www2.cr.nps.gov/tps/briefs/brief31.htm

8.) Reavis, Mark. 2003. Butte-Silver Bow Historic Preservation Officer. Interview, 4 June.

9.) “Remembering Butte, Montana’s Richest City,” Montana Magazine. 2001. Farcountry Press

10.) Skrukrud, Dori. 2003. Assistant Director, Urban Revitalization Agency. Interview, 4 June.

11.) Smith, Larry. 2003. Citizens for Preservation and Revitalization. Interview, 29 May.

12.) Smith, Larry. 2003. Citizens for Preservation and Revitalization. Email, 30 May.

13.) URA, July 1998. “Urban Revitalization Agency General Program Requirements.”

11
 Mining City Design and Development, Inc.
Butte, MT

6.0 Appendices

6.1 Appendix A: Historic Designations of Uptown Butte

The areas of uptown Butte, marked per district (URA- Map)

12
 Mining City Design and Development, Inc.
Butte, MT

6.2 Appendix B: Mothballing Checklist by National Park Service

In reviewing mothballing plans, the following checklist may help to ensure that work items are not
inadvertently omitted (Park).

Moisture
 Is the roof watertight?
 Do the gutters retain their proper pitch and are they clean?
 Are downspout joints intact?
 Are drains unobstructed?
 Are windows and doors and their frames in good condition?
 Are masonry walls in good condition to seal out moisture?
 Is wood siding in good condition?
 Is site properly graded for water run-off?
 Is vegetation cleared from around the building foundation to avoid trapping moisture?

Pests
 Have nests/pests been removed from the building's interior and eaves?
 Are adequate screens in place to guard against pests?
 Has the building been inspected and treated for termites, carpenter ants, rodents,
etc.?
 If toxic droppings from bats and pigeons are present, has a special company been
brought in for its disposal?

Housekeeping
 Have the following been removed from the interior: trash, hazardous materials such
as inflammable liquids, poisons, and paints and canned goods that could freeze and
burst?
 Is the interior broom-clean?
 Have furnishings been removed to a safe location?
 If furnishings are remaining in the building, are they properly protected from dust,
pests, ultraviolet light, and other potentially harmful problems?
 Have significant architectural elements that have become detached from the building
been labeled and stored in a safe place?
 Is there a building file?

Security
 Have fire and police departments been notified that the building will be mothballed?
 Are smoke and fire detectors in working order?
 Are the exterior doors and windows securely fastened?
 Are plans in place to monitor the building on a regular basis?
 Are the keys to the building in a secure but accessible location?
 Are the grounds being kept from becoming overgrown?

13
 Mining City Design and Development, Inc.
Butte, MT

Utilities
 Have utility companies disconnected/shut off or fully inspected water, gas, and electric
lines?
 If the building will not remain heated, have water pipes been drained and glycol
added?
 If the electricity is to be left on, is the wiring in safe condition?

Ventilation
 Have steps been taken to ensure proper ventilation of the building?
 Have interior doors been left open for ventilation purposes?
 Has the secured building been checked within the last 3 months for interior dampness
or excessive humidity?

14
 Mining City Design and Development, Inc.
Butte, MT

6.3 Appendix C: Brochure designed for the CPR

The front half of the brochure, when not folded.

Figure 1: the back half of the brochure, when not folded.

15
 Mining City Design and Development, Inc.
Butte, MT

6.4 Appendix D: Glossary of Terms

Mothballing- A necessary and effective means of protecting a building while planning for future
restoration and occupation. Also refers to raising funds and means for preservation, rehabilitation, or
restoration. (also known as building conservation).

Stabilization- Reinforcing or replacement of enough interior floor structure and supporting partitions to
allow work areas and support loads associated with new roof system work; stabilization would also allow
some increased access through the building interior.

Condition Assessment- An accurate overview of the current condition of the property

Restoration- Bringing back to a former position or condition

Moisture Damage- Deficiencies in or on a house due unwanted water build up

Building Demolition- Complete demolition of the building with debris removed from the site. This
solution includes protection of adjacent structures during the demolition operation, although costs for
treatment of the exposed facades are not included.

Space Remodeling- Complete remodeling of the interior to satisfy applicable\enforced code requirements
for historic buildings and the requirements of a hypothetical tenant including new mechanical and electrical
systems.

Exterior Restoration- Complete restoration of the facades and other exterior features including window
rehabilitation, brick repair and repointing, and stone sill repair.

Façade Cleaning and Repairs- General cleaning of the front façade with brick repointing and replacement
at the areas of severe brick deterioration. Sandstone sills would be covered with pre-finished metal to deter
further deterioration.

Interior reconstruction- Rebuilding of fire and water damaged portions of the interior including floor
systems, partitions, and stairs. Installation of a concrete foundation in the basement to support new or
reinforced hallway partitions above. Includes removal of debris and leaving spaces in a broom-clean
condition.

16