HomeMy WebLinkAbout2019_11_26 CC PKTCity Council
City of Brookings
Meeting Agenda
Brookings City Council
Brookings City & County
Government Center
520 3rd St., Suite 230
Brookings, SD 57006
Phone: (605) 692-6281
Fax: (605) 692-6907
"We are an inclusive, diverse, connected community that fuels the creative class, embraces sustainability
and pursues a complete lifestyle. We are committed to building a bright future through dedication,
generosity and authenticity. Bring your dreams!"
Council Chambers5:00 PMTuesday, November 26, 2019
The City of Brookings is committed to providing a high quality of life for its citizens and fostering a diverse
economic base through innovative thinking, strategic planning, and proactive, fiscally responsible municipal
management.
5:00 PM STUDY SESSION
Location: Community Room, Room 300
1.ID 2019-0500 Discussion on the Brookings Regional Airport Part 139 Certification.
Memo
9/19/2019 Airport Board Minutes
10/17/2019 Airport Board Minutes
Attachments:
2.ID 2019-0507 Discussion on the Adaptive Reuse/Redevelopment of the Historic Armory
Building.
Banner Building Evaluation Report
Request for Proposals
Proposal - CD Properties, Inc.
Proposal - Linchpin Corporation
Map
Attachments:
6:00 PM REGULAR MEETING
Location: Chambers, Room 310
1. Call to Order / Pledge of Allegiance.
2. Record of Council Attendance.
Page 1 City of Brookings
November 26, 2019City Council Meeting Agenda
3. Consent Agenda:
Action: Motion to Approve, Request Public Comment, Roll Call
Matters appearing on the Consent Agenda are expected to be non-controversial and will
be acted upon by the Council at one time, without discussion, unless a member of the
Council or City Manager requests an opportunity to address any given item. Items
removed from the Consent Agenda will be discussed at the beginning of the formal
items. Approval by the Council of the Consent Agenda items means that the
recommendation of the City Manager is approved along with the terms and conditions
described in the agenda supporting documentation.
3.A. Action to approve the agenda.
3.B.ID 2019-0491 Action to approve the November 7-8 and November 12, 2019 City Council
minutes.
11/7-8/2019 Minutes
11/12/2019 Minutes
Attachments:
3.C.ID 2019-0494 Action on appointments to City Boards, Committees and Commissions.
4. Items removed from Consent Agenda.
Action: Motion to Approve, Request Public Comment, Roll Call
5. Open Forum/Presentations/Reports:
5.A.ID 2019-0492 Presentation of a Proclamation for South Dakota Gives & Brookings Gives
Day to be held December 3, 2019.
ProclamationAttachments:
5.B.ID 2019-0493 Presentation of a Proclamation for the Brookings Police Department
Foundation.
ProclamationAttachments:
5.C. Open Forum.
At this time, any member of the public may request time on the agenda for an item not
listed. Items are typically scheduled for the end of the meeting; however, very brief
announcements or invitations will be allowed at this time.
5.D. SDSU Student Association Report.
5.E.ID 2019-0471 Quarterly update on Brookings Marketplace Development.
MapAttachments:
5.F.ID 2019-0495 Department Presentation: Fire Department.
Page 2 City of Brookings
November 26, 2019City Council Meeting Agenda
6. Contracts/Change Orders: None
7. Ordinance First Readings:
The title of the Ordinance is read. No vote is required on the first reading of an
Ordinance. Public Comment and Council discussion is permitted. The date for the
second reading is announced.
7.A.ORD 19-020 Introduction and First Reading on Ordinance 19-020, an Ordinance
amending the Zoning Ordinance of the City of Brookings and pertaining to
Planned Development Districts for the purposes of administration of the
Zoning Ordinance. Public Hearing: December 10, 2019.
Memo
Ordinance - Clean
Ordinance - Marked
Notice
Planning Commission Minutes
Attachments:
7.B.ORD 19-019 Introduction and First Reading on Ordinance 19-019, an Ordinance
authorizing a Supplemental Appropriation to the 2019 Budget. Second
Reading: December 10, 2019.
Memo
Ordinance
Attachments:
8. Public Hearings and Second Readings: None
9. Other Business:
9.A.ID 2019-0497 Action on Linchpin Corporation’s proposal for the Adaptive
Reuse/Redevelopment of the Historic Armory Building and move forward
with creating a development agreement.
Memo
Request for Proposals
Proposal - CD Properties Inc.
Proposal - Linchpin Corporation
Banner Building Evaluation Report
Map
Attachments:
Action: Motion to Approve, Request Public Comment, Roll Call
10. City Council member introduction of topics for future discussion.
Any Council Member may request discussion of any issue at a future meeting only.
Items cannot be added for action at this meeting. A motion and second is required
stating the issue, requested outcome, and time. A majority vote is required.
Page 3 City of Brookings
November 26, 2019City Council Meeting Agenda
11.ID 2019-0503 City of Brookings Progress Report.
12. Executive Session
ID 2019-0505 Executive Session for two topics, pursuant to SDCL 1-25-2, for purposes
of consulting with legal counsel or reviewing communications from legal
counsel about proposed or pending litigation or contractual matters and
discussing marketing or pricing strategies by a board or commission of a
business owned by the state or any of its political subdivisions, when public
discussion may be harmful to the competitive position of the business.
Action: Motion to enter into Executive Session, Voice Vote
Action: Motion to exit Executive Session, Voice Vote
13. Adjourn.
Brookings City Council: Keith Corbett, Mayor; Patty Bacon, Deputy Mayor
Council Members Leah Brink, Dan Hansen, Ope Niemeyer, Holly Tilton Byrne, and Nick Wendell
Council Staff:
Paul M. Briseno, City Manager Steven Britzman, City Attorney Bonnie Foster, City Clerk
View the City Council Meeting Live on the City Government Access Channel 9.
Rebroadcast Schedule: Wednesday 1:00pm/Thursday 7:00pm/Friday 9:00pm/Saturday 1:00pm
The complete City Council agenda packet is available on the city website: www.cityofbrookings.org
Assisted Listening Systems (ALS) are available upon request by contacting (605) 692-6281. If you require
additional assistance, alternative formats, and/or accessible locations consistent with the Americans with
Disabilities Act, please contact Susan Rotert, City Human Resources Director and ADA Coordinator at (605)
692-6281 at least three working days prior to the meeting.
Page 4 City of Brookings
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0500,Version:1
Discussion on the Brookings Regional Airport Part 139 Certification.
Summary:
City staff and the Brookings Airport Board have been discussing the Brookings Regional Airport Part
139 Certification. The certification meets the requirements to serve aircraft of 30 passengers and
higher. This discussion will involve whether or not to voluntarily relinquish the certificate.
Background:
The Brookings Airport holds a certificate that meets the requirements of 14 CFR Part 139. This
certificate allows the airport to serve scheduled and unscheduled large aircraft with more than 30
seats as well as small air carriers with more than 9 seats but less than 31 seats. The City has
retained the certificate since 2007 when the City lost scheduled commercial air service. The
certificate requires the City to maintain the meet numerous FAA regulations and documentation. The
FAA performs an inspection approximately every 12 months to make sure the airport is in
compliance.
The City has had favorable FAA inspections and the most recent inspection was on April 18, 2019.
From that inspection, the FAA recommended changes to the wildlife training, painting the runway
markings, replacing the fire protective suits since the previous ones had expired, signage for the fuel
tanks and fuel training for the fuel operators. The cost of the unbudgeted improvements required by
the FAA for 2019 was approximately $28,000.
Recommendation:
Staff recommends adopting a resolution at a future City Council meeting to release the Part 139
Certificate.
Attachments:
Memo
9/19/ 2019 Airport Board Minutes
10/17/2019 Airport Board Minutes
City of Brookings Printed on 11/21/2019Page 1 of 1
powered by Legistar™
City Council Work Session Memo
From:Jackie Lanning, City Engineer
Council Meeting:November 26, 2019
Subject:Discussion on Brookings Regional Airport Part 139
Certification
Person(s) Responsible: Jackie Lanning, City Engineer and Matt Sommerfeld, Airport
Manager
Summary:
City staff and the Brookings Airport Board have been discussing the Brookings Regional
Airport Part 139 Certification. The certification meets the requirements to serve aircraft
of 30 passengers and higher. This discussion will involve whether or not to voluntarily
relinquish the certificate.
Background:
The Brookings Airport holds a certificate that meets the requirements of 14 CFR Part
139. This certificate allows the airport to serve scheduled and unscheduled large
aircraft with more than 30 seats as well as small air carriers with more than 9 seats but
less than 31 seats. The City has retained the certificate since 2007 when the City lost
scheduled commercial air service. The certificate requires the City to maintain the meet
numerous FAA regulations and documentation. The FAA performs an inspection
approximately every 12 months to make sure the airport is in compliance.
The City has had favorable FAA inspections and the most recent inspection was on
April 18th, 2019. From that inspection, the FAA recommended changes to the wildlife
training, painting the runway markings, replacing the fire protective suits since the
previous ones had expired, signage for the fuel tanks and fuel training for the fuel
operators. The cost of the unbudgeted improvements required by the FAA for 2019 was
approximately $28,000.
Discussion:
The certification officer from the FAA talked with City and airport staff about voluntarily
releasing the City’s Part 139 Certificate. The FAA is encouraging airports with an
inactive certificate to voluntarily release it. The FAA requirements for the Part 139
Certificate are the same for all airports, where the Brookings airport meets the same
requirements as Chicago O’Hare. The Brookings Airport currently operates as a
general aviation airport, although it meets all the requirements of the Part 139
Certificate. The airport can currently provide fire service coverage for aircraft over 32
passengers depending on the fire index.
A few of the advantages to releasing the certificate is that the City can schedule projects
on their budgeted timeline, such as scheduling runway painting every 5 years when with
the seal coat instead of every 3 years, delaying updating the wildlife assessment and
management plan and flexibility in snow removal clearance times and mowing. The
disadvantages of releasing the certificate include ineligibility of grant funding to replace
the airport fire truck and recertification would be needed if commercial air service is
reinstated.
Staff discussed the issue with the Bismarck Airport District Office and the SDDOT
Aeronautics staff. They indicated that the Brookings airport would still be eligible for
entitlement funding of $150,000 annually and the Brookings projects on the SDDOT
Capital Improvement Plan are eligible for discretionary funding as they were in the past.
The Brookings Airport is extremely active with the SDSU flight school and the SDDOT
recognizes the importance of maintaining the airport and is willing to finally support the
projects. The airport would continue to have annual inspections, which would be
performed by the SDDOT Aeronautics staff instead of the FAA.
Staff also checked with SDSU to see if they would need the Part 139 certificate for their
athletic travel. Staff also talked to Matt Maher, SDSU Senior Associate Athletics
Director, about the use of aircraft over 31 passengers for the athletic events. He
indicated they did not see a need for larger aircraft at this time and not likely in the near
future. He said if they have more than 31 passengers for an event, they use
commercial airlines rather than get a larger aircraft for the few extra passengers.
The Airport Board discussed the topic at their September 19th and October 17th, 2019
meetings. After discussion, the board voted to recommended to release the Part 139
Certificate, which was unanimously approved.
Financial Consideration:
According to the SDDOT and the Airports District Office staff, the City will be eligible for
the same grant funding for the airport capital improvement projects as in the past. The
exception would be that the replacement fire truck will not be eligible for grant funding.
Recommendation:
Staff recommends adopting a resolution at a future City Council meeting to release the
Part 139 Certificate.
Supporting Documentation:
1. September 19, 2019 Airport Board Minutes
2. October 17, 2019 Airport Board Minutes
Brookings Regional Airport Board
Brookings, SD 57006
September 19, 2019
The Brookings Airport Board was called to order by Judy McLaughlin on
Wednesday September 19, 2019 at 3:30 PM in Conference Room #241 located
on the second floor of the City & County Government Center at 520 3
rd Street.
Members present were Orv Smidt, Lynn Riedesel, Jason Baker, and McLaughlin.
Brian VanLiere was absent. Also present were Airport Manager Matthew
Sommerfeld, Airport Maintenance Technician Lucas Dahl, City Engineer Jackie
Lanning, Paul Hanusa – FBO, and Mike Schmidt and Bob Babcock and Brandon
Smidt from Helms.
Item #2 – (Smidt/Baker) Motion to approve the agenda. All present voted aye.
MOTION CARRIED.
Item #3 – (Riedesel/Smidt) Motion to approve the August 21
st meeting minutes.
All present voted aye. MOTION CARRIED.
(Baker/Smidt) Motion to approve the August 28th meeting minutes. All present
voted aye. MOTION CARRIED.
Item #4 – The next meeting is scheduled for Thursday, October 17, 2019 at
3:30pm in the City & County Government Center at 520 3
rd Street.
Item #5 – Helm’s Update –Schmidt updated the attendees regarding the Apron
Grant. This has been delayed by a few days, but the City should receive it by
September 23rd. The old tie downs need to be removed and temporary ones
installed by November 2nd.
Helms continues to work on the parking lot project. The hope is that the taxiway
project will be bid early 2020.
Lanning reported that they are still working with FAA to get the old outer marker
land released. This land will then be sold.
Item #6 – Part 139 Certificate –Sommerfeld explained that he, City Staff and the
FAA have had discussion about releasing the Part 139 Certificate. By releasing
this, the airport could operate as a General Aviation airport and not have to
maintain our Airport Certification Manual which is a financial burden. He
explained that without the certificate, there is also flexibility in timing of projects.
We are currently classified as an inactive Part 139 airport. If we request to give
up our certificate, we can get the certificate back in the future if there is a
need. Smidt asked if releasing the certificate would have an impact on future
grant funding? Sommerfeld stated that is shouldn’t.
Sommerfeld and Lanning both agreed that they would like to meet with SDSU to
be sure this wouldn’t impact them. Lanning asked if general aviation would be
affected by this. Riedesel, Smidt, and Sommerfeld didn’t think so.
Schmidt noted that a Wildlife Hazard Management Plan would not be required
if the certificate is reliquished, saving the airport about $80,000.00.
Babcock feels that having SDSU in Brookings is a huge benefit to the airport
getting funding. And he reminded everyone that if the FAA takes the certificate
away, its nearly impossible to get it back. But, if we give it up, we can ask for it
back.
Sommerfeld stated that based on conversation with the FAA, they prefer that
we give up the certificate, but they will support us either way. He would like a
decision made by Winter.
Items #7 Airport Manager’s Report –Sommerfeld reported that the new hangar
is in the way for the AWOS to communicate properly. The FAA is working on
making it work around the hangar. Babcock stated the ALP should be looked
at, and future construction projects may require the AWOS to be relocated.
Staff is hoping the weather cooperated to allow for additional painting and
some tiling to help with drainage.
Sommerfeld has received a couple of reports of an aircraft flying too low over
the SDSU football field.
Items #8 FBO Report –None.
Items #9 SDSU Report –None.
Items #10 Other Items & Reports –None.
The meeting was adjourned.
_________________________________________________________
Lana Schwartz, Secretary Judy McLaughlin, Vice-Chairperson
Brookings Regional Airport Board
Brookings, SD 57006
October 17, 2019
The Brookings Airport Board was called to order by Brian VanLiere on
Thursday October 17, 2019 at 3:30 PM in Conference Room #241 located on the
second floor of the City & County Government Center at 520 3
rd Street.
Members present were Lynn Riedesel, Jason Baker, and VanLiere. Absent were
and Smidt. Also present were Airport Manager Matthew Sommerfeld, Airport
Maintenance Technician Lucas Dahl, City Engineer Jackie Lanning, Paul Hanusa
– FBO, Mike Schmidt from Helms, and Chris Funk from SDSU.
Item #2 – (Riedesel/Baker) Motion to approve the agenda with the addition of
the Next Meeting and Helm’s Update. All present voted aye. MOTION CARRIED.
Item #3 – (Baker/Riedesel) Motion to approve the September 19
th meeting
minutes. All present voted aye. MOTION CARRIED.
Item #4 – The next meeting is scheduled for Thursday, November 21, 2019 at
3:30pm in the City & County Government Center at 520 3
rd Street.
Item #5 – Helm’s Update –Mike Schmidt updated the board of the current and
future projects. The Apron/Taxilane Improvements Project: The Bowes contracts
have been received. There will be a preconstruction meeting scheduled within
the next couple of weeks. There was a deadline of November 2nd for the
temporary tie downs to be complete, however due to the grant being delayed
it may cause this deadline to be pushed out. The Taxilane Reconstruction
design is scheduled to be done by year-end. Schmidt stated that they may see
if the City can front some of the costs to allow the project to get started early.
The Sanitary Sewer Project is complete and ready for a final walk through.
Schmidt also noted that the Aeronautics Commission reported that funding will
run out by 2026. Because of this, Fiscal year 2021 will require City’s matching
6.5% up from the current 5%.
Item #6 – Winter Operations Pre-Season – Sommerfeld is currently working on a
draft Snow and Ice Plan to reflect the changes if we give up the 139 Certificate.
Not many things will change from the current plan.
They will again have to people on-call for the months of November through April
to helping with staffing during snow events.
It is in the 2020 budget for a new plow to be purchased. Staff will plan to get this
order and paid for just after the 1st of the year.
Item #6 – Part 139 Certificate –
(Riedesel/Baker) Motion to recommend to the City Council to drop the FAA Part
139 Certificate on the Airport. All present voted aye. MOTION CARRIED.
City staff had discussions with the FAA and City Manager regarding the
certificate, but there isn’t an update available. Sommerfeld explained that
getting arid of the certificate will allow staff to focus on the users of the airport
rather than just the rules and regulations of the certificate requirements. In
addition, the Wildlife Hazard Plan will not need to be complete which will save
the Airport/City thousands of dollars. Airport staff will continue to complete daily
inspections and not many of the operations will be affected.
Sommerfeld did speak with SDSU regarding their future use of the airport for
sporting teams. They don’t figure to use aircraft to bring football teams in to
Brookings. They figure that the incoming teams will still use Sioux Falls or
Minneapolis. However, other sports teams other than football will continue to fly
into Brookings.
Items #7 Airport Manager’s Report –The GCO has been reprogrammed.
Sommerfeld needs users to let him know if there is too much noise from the
AWOS.
Items #8 FBO Report –None.
Items #9 SDSU Report –Funk reported that they have obtained 2 additional
instructions, however because of an instructor shortage they have had to turn
down students.
Items #10 Other Items & Reports –None.
The meeting was adjourned.
_________________________________________________________
Lana Schwartz, Secretary Brian VanLiere, Chairperson
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0507,Version:1
Discussion on the Adaptive Reuse/Redevelopment of the Historic Armory Building.
Summary:
Two proposals were submitted in response to the City’s Request for Proposals; CD Properties, Inc.
and Linchpin Corporation.
CD Properties, Inc. submitted a concept whereby the exterior Armory structure would be restored as
closely as possible to the original structure. A terrace would be added to the exterior to provide
gathering space for tenants of the building. The interior would include modifications providing for 31
residential units (1 and 2 bedroom) along with office/commercial space available for lease.
Linchpin Corporation submitted a concept whereby the exterior Armory structure would be restored
and the interior modifications would consist of office/commercial space, meeting space, restaurant
and lounge, and back of house operations for an attached hotel to the west of the existing Armory.
The boutique hotel will consist of 63 rooms above a two level parking garage with between 100 and
135 parking stalls, depending on final configuration. The proposal is a two phase project with a total
cost of approximately $15.7 million.
Background:
The City Council provided staff direction to determine cost estimates on building demolition and
rehabilitation of the existing structure. Banner Associates conducted a building evaluation and
provided updated cost estimates.
Upon completion of the Banner Evaluation Report, another attempt ensued to see if there was
interest from the private sector for an adaptive reuse/redevelopment of the Armory. A letter of interest
was issued by the City on January 29, 2019. Four responses were received from the private sector. A
Request for Qualifications was issued on June 25, 2019 and four responses were received. All four
responders were invited to proceed to the Request for Proposal (RFP) phase and two development
teams submitted responses to the RFP.
The Armory Review Team, consisting of city staff and members of the Brookings Historic
Preservation Commission, interviewed the teams on October 31 and November 1, 2019.
Fiscal Impact:
City initiated demolition: $333,933
City initiated rehabilitation: $3,140,122
Attachments:
Banner Building Evaluation Report
Request for Proposals
City of Brookings Printed on 11/21/2019Page 1 of 2
powered by Legistar™
File #:ID 2019-0507,Version:1
Proposal - CD Properties, Inc.
Proposal - Linchpin Corporation
Map
City of Brookings Printed on 11/21/2019Page 2 of 2
powered by Legistar™
November 2018
Brookings Armory / Recreation Center
Building Evaluation Report
Brookings, SD
Prepared for
City of Brookings, SD
Prepared by
Banner Associates, Inc.
www.bannerassociates.com
GeoTek Engineering & Testing
www.geotekeng.com
West Plains Engineering, Inc.
www.westplainsengineering.com
BAI 22884.00.00
engineering a better community
Page 1 of 1
TABLE OF CONTENTS
Summary/Structural Evaluation 5 pages
Appendix A - Opinion of Probable Costs 3 pages
Appendix B – Structural Evaluation Photos 13 pages
Appendix C – Limited Asbestos Survey 16 pages
Appendix D – Hazardous Materials Survey 17 pages
Appendix E – Indoor Air Quality and Airborne Mold Testing 16 pages
Appendix F – Lead Survey 33 pages
Appendix G – Asbestos/Hazardous Materials/Mold/Lead Cost Estimate 1 page
Appendix H – Mechanical System Evaluation 7 pages
Appendix J – Electrical System Evaluation 6 pages
Page 1 of 5
GENERAL CONDITION ASSESSMENT
OWNER City of Brookings
PROPERTY
ADDRESS
221 Main Avenue
Brookings, SD 57006
OBSERVATION
DATE October 11, 2018
CLIENT City of Brookings
PROJECT Brookings Armory Evaluation BAI No. 22884.00
Purpose of Assessment:
Banner was contacted by Paul Briseno to perform a building evaluation and prepare an opinion of probable cost for the City of
Brookings Armory building in Brookings, South Dakota. The City has previously stopped using the building and has had numerous roof
and foundation leaks.
The purpose of this report is to assess the general condition of the existing building (structural, mechanical, electrical and hazardous
materials) and provide a probable cost for rehabilitation to a habitable condition and a probable cost to demolish the building. Banner’s
portion of this report is limited in scope and focuses on the structural components based upon visual evidence as no calculations were
performed to determine the adequacy of the structural components. This report is not to be considered a guarantee of condition and
no warranty is implied.
The hazardous materials, mechanical, and electrical assessments are provided as attachments to this report. Banner contracted with
Geotek Engineering & Testing Services, Inc. to provide testing and costs for the remediation of asbestos, lead, mold and other
hazardous materials; no environmental testing was performed outside of or below the building. Their report and opinion of probable
cost are included as Appendices C through G. Banner contracted with West Plains Engineering to evaluate the existing mechanical and
electrical systems. Their report is included as Appendices H and J.
Background Information:
The building was constructed in 1937 by the City of Brookings and Works Progress Administration (WPA). The building consists of cast-
in-place concrete foundation and exterior walls. The main and second floor framing were constructed of dimensioned lumber floor
joists supported on interior cast-in-place concrete load bearing walls. The roof was constructed of timber bow-string trusses and
dimension lumber joists. Bow-string truss bottom chords were repaired in 1999.
Structural Observations:
On October 11, 2018; we made the following observations:
1. Exterior (Photos 2-14 & 49-51):
a. East Wall (Front) – Photos 2 through 4)
i. There were observed cracks in the wall. Cracks were noticed near each window towards the corner of the
building and from the two stair towers extending towards the top of the wall.
Page 2 of 5
ii. There was noticeable concrete deterioration of the architectural feature above the opening.
b. North Wall – Photos 4 & 5
i. No significant cracking or concrete deterioration was observed on this wall.
c. West Wall (Back) – Photos 5 through 9
i. There were four significant cracks in the west wall (one at each corner and at approximately the 1/3
points of the wall). Cracks appeared to have been previously repaired and have cracked through the
repair. Last repair date was not known. No measurements were able to be obtained of the cracks but the
gaps were noticeable from the ground.
ii. Extensive concrete deterioration was observed in the northwest corner of the building (along both the
north and west walls of the stage extension of the building).
d. South Wall – Photos 10 through 14
i. Diagonal cracking off the corner of concrete openings was observed. Cracks appeared to be minimal in
thickness.
ii. Stair-step cracking was noticed at the west end of the block walls of the south basement egress stairway.
iii. Extensive concrete deterioration was observed at the top of one of the concrete piers along this wall.
Dimensions of area were approximately 1’-0” wide by 5’-0” high.
e. Other Exterior Features – Photos 49 through 51
i. Exterior stairs have spalled concrete sections around handrails.
ii. Some exposed and rusted reinforcement is visible in some of the stairs.
2. Roof/Attic (Photos 15-20):
a. Exterior of the roof was not observed directly.
b. Roof Joists – Photos 15 & 16
i. Significant water staining/damage was observed on majority of the roof joists.
c. Bow String Trusses – Photos 17 through 19
i. Repairs to bottom chord of the truss appeared to be in good condition.
ii. No water damage was observed on trusses near the east end of the building. West end of the building
was reported to have more leaks and was not observed from the attic due to safety concerns.
d. Ceiling Joists – Photo 20
i. Water staining was observed on numerous ceiling joists, mainly near the perimeter of the building.
e. The observations were made the day after snow/rain event. There were at least six leaks visibly infiltrating the
ceiling. See interior photos 22 and 24 through 32.
3. Interior (Photos 21-40):
a. Walls
i. Majority of interior walls were permanently finished with plaster and were unable to be observed
directly.
b. Floor Framing – Photos 37 through 40
i. Areas of the ceiling that were exposed showed significant water staining and deterioration to the floor
joists.
ii. Majority of floor framing was above a permanent ceiling in the basement and was unable to be observed.
Page 3 of 5
4. Foundation/Basement (Photos 41-48):
a. Exterior Basement Walls – Photos 41 through 44
i. Most basement windows had horizontal cracks in the concrete wall below the bottom of the window;
cracks extended diagonal downward from the corners of the window. Photo 41 shows typically cracking
around basement windows. All windows were either in individual or common window wells. Drainage of
these wells is unknown. Photos 42 and 44 show the water infiltration from these cracks.
b. Interior Load-Bearing Basement Walls – Photos 45 through 48
i. The two primary load bearing basement walls (running the length of the building – down the center) had
several large vertical cracks. It was not known at the time if the cracks were actively getting larger.
Structural Conclusions:
The following items are conclusions to the above noted observations. The outline follows the same outline used to note observations
above:
1. Exterior:
a. East Wall (Front)
i. Position and size of the cracks are consistent with shrinkage cracking of concrete. These cracks should be
monitored, but no immediate action needs to be taken. They may require occasional patching.
ii. Deteriorating concrete should be removed back to sound concrete and patched back to original size. Top
of horizontal surface should be sloped to shed water. Since this is an architectural feature there are no
immediate structural concerns, but concrete may continue to erode and deteriorate into adjacent
structural concrete. Falling concrete may also cause damage to entrance below.
b. North Wall
i. No structural concerns were observed with regard to the north wall of the building.
c. West Wall (Back)
i. While the root cause of the cracking wasn’t known at the time, the cracks appeared to be enlarged by the
freezing of moisture infiltration. Especially the crack to the north corner, which is located behind a down
spout. Repair of these cracks may reveal additional work that was not visible during this inspection.
ii. Deteriorating concrete should be removed back to sound concrete and patched back to original size. Top
of horizontal surface should be sloped to shed water. Concrete may continue to erode and deteriorate
causing further structural concerns, as well as safety concerns from falling concrete if not repaired.
d. South Wall
i. Cracks are consistent with shrinkage cracking as noted above.
ii. Stair-step cracking in masonry walls typically indicates differential settlement of the foundation. Due to
the minimal thickness of these cracks the masonry may be able to be tuckpointed and re-painted, but if
the settlement were to continue the cracks would reappear and foundation work may need to be
performed to remedy the issue.
iii. Deteriorating concrete should be removed back to sound concrete and patched back to original size. Top
of horizontal surface should be sloped to shed water. Concrete may continue to erode and deteriorate
causing further structural concerns, as well as safety concerns from falling concrete if not repaired.
e. Other Exterior Features
i. Due to the noted structural conditions and the need for code compliance with a city building. Stairs
should be removed and replaced.
Page 4 of 5
2. Roof/Attic
a. No direct observations to conclude on.
b. Roof Joists
i. Due to the continued exposure to wet-dry conditions, as evidenced by the water staining and mold, the
original wood framing has likely experience decay significant enough to warrant a reduction in its load
carrying capacity.
c. Bow String Trusses
i. Repairs appeared to be performing as intended.
ii. No structural concerns were observed on the eastern most trusses. Western trusses were not observed.
d. Ceiling Joists
i. Due to the continued exposure to wet-dry conditions, as evidenced by the water staining and mold, the
original wood framing has likely experience decay significant enough to warrant a reduction in its load
carrying capacity.
e. The numerous roof leaks do indicate the roofing system needs complete replacement.
3. Interior
a. Walls
i. No direct observations to conclude on.
b. Floor Framing
i. Due to the continued exposure to wet-dry conditions, as evidenced by the water staining and mold, the
original wood framing has likely experience decay significant enough to warrant a reduction in its load
carrying capacity.
ii. While majority of floor framing was not visible, there was enough water staining and deterioration in the
visible areas to warrant concern for the remaining framing that was not able to be observed.
4. Foundation/Basement
a. Exterior Basement Walls
i. The cracks don’t appear to be affecting the structural integrity of the basement walls at this time.
However, they did appear to be allowing water into the basement, which could cause deterioration of the
nearby concrete and causing future concerns.
b. Interior Load-Bearing Basement Walls
i. To reduce the chances of future settlement damaging the building structure, the existing foundation
should be jacked to correct the settlement or the existing wall and foundation should be removed and
replaced.
Page 5 of 5
Summary:
In our professional opinion, the only parts of the structure that are salvageable at this point in time are the exterior concrete walls and
the bow string trusses of the roof. The west wall of the stage area may also reveal additional concern while performing repairs to the
cracks in the wall. All other portions of the structure are either beyond repair or spot repair costs would likely exceed the cost of
removal and replacement. Even the exterior concrete walls (which are still 80 years old) will require significant repair at this time and
will need continued maintenance in the future.
Replacement of framing members of the roof, ceiling and floor would require the new members be designed to current building code
standards and loads. This in turn would require a structural check of the portions of the building that are still salvageable. While these
portions of the building are salvageable, it is likely they would require some additional modifications to allow them to take additional
load required to meet today’s building codes.
Per the City’s direction we have prepared two opinions of probable cost; one for demolishing the structure and one to bring the
building back to habitable condition. The cost for rehabilitating the building is based on our observations and conclusions noted above
and also includes costs for upgrades to make the building ADA accessible.
Here is a summary of the two opinions of probable cost prepared. (the cost breakdown is included in Appendix A).
Demolish entire building Rehabilitate and make ADA
accessible
Probable Construction Cost $303,575 $2,803,680
Estimated Engineering Fees (10%)$30,358 $336,442
Total Project $333,933 $3,140,122
The cost for rehabilitation is based off recreating the existing floor plan and the intention of using the building
in the same capacity (recreation in the upper levels and storage in the basement). It does not include replacing
any finishes in the basement. Unit costs were obtained from RS Means – 2018 Cost Data.
For reference the cost of a new building with the roughly 12,000 square feet and this purpose would be approximately 2.3 million
dollars.
PREPARED BY Adam R. Hanson, PE
1 of 1
1 Div. 1 Mobilization, Bonds & Insurance 1 LS, etc.$22,487.04 $22,487.04
2 Div. 1 Contingencies (25% of Construction Costs)1 LS $46,848.00 $46,848.00
3 Div. 2 Structure Demolition 255,000 CF $0.38 $96,900.00
4 Div. 2 Disposal 1,500 CY $15.00 $22,500.00
5 Div. 2 Slab Demolition 12700 SF $0.70 $8,890.00
6 Div. 2 Footing Demolition 1,500 LF $13.00 $19,500.00
7 Div. 2 Concrete Wall Demolition 25,000 SF $1.50 $37,500.00
8 Div. 2 Disposal 1,275 CY $18.00 $22,950.00
9 Cleanup Cost 1 LS $26,000.00 $26,000.00
Opinion of Probable Construction Costs =$303,575
Design, Bidding and Construction Services =$30,358
Operation and Maintenance Manual =
Reimbursable Expenses =
Geotechnical Services =
Administration and Legal =
Opinion of Probable Project Cost =$333,933
OPINION OF PROBABLE PROJECT COST
PROJECT Brookings Armory Evaluation - Demolish BAI NO 22884.00
LOCATION Brookings, South Dakota
DATE 10/31/2018
ITEM NO.
SPEC
SECTION DESCRIPTION OF WORK AND MATERIALS
QTY UNIT UNIT PRICE TOTAL
1 of 2
1 Div. 1 Mobilization, Bonds & Insurance 1 LS, etc.$207,680.02 $207,680.02
2 Div. 1 Contingencies (20% of Construction Costs)1 LS $432,666.70 $432,666.70
3 Div. 2 Cleanup Cost 1 LS $157,100.00 $157,100.00
4 Div. 2 Selective Demolition 255,000 CF $0.38 $96,900.00
5 Div. 3 Concrete Footing 75 CY $350.00 $26,250.00
6 Div. 3 Concrete Repair - Exterior Wall 1 LS $50,000.00 $50,000.00
7 Div. 4 Masonry Load-Bearing Walls 4,500 SF $15.00 $67,500.00
8 Div. 5 First Floor Framing 11,550 SF $8.10 $93,555.00
9 Div. 5 Stage Framing 1,250 SF $6.10 $7,625.00
10 Div. 5 Second Floor Framing 1,700 SF $8.10 $13,770.00
11 Div. 5 Ceiling Framing 11,550 SF $7.00 $80,850.00
12 Div. 5 Roof Framing 12,000 SF $4.00 $48,000.00
13 Div. 7 Roofing Membrane 120 SQ $228.00 $27,360.00
14 Div. 7 Joint Sealants 1 LS $10,000.00 $10,000.00
15 Div. 8 Doors 1 LS $80,000.00 $80,000.00
16 Div. 8 Windows 1 LS $190,000.00 $190,000.00
17 Div. 9 Gym Floor 8,850 SF $18.31 $162,043.50
18 Div. 9 Carpeting 372 SY $40.00 $14,880.00
19 Div. 9 Ceiling 10,050 SF $4.00 $40,200.00
20 Div. 9 Painting 1 LS $60,000.00 $60,000.00
21 Div. 14 Elevator - Hydraulic (traction increases cost)1 LS $175,000.00 $175,000.00
22 Div. 21 Fire Sprinkler 11,550 SF $7.00 $80,850.00
23 Div. 22 Plumbing 11,550 SF $17.00 $196,350.00
OPINION OF PROBABLE PROJECT COST
PROJECT Brookings Armory Evaluation - Rehabilitation BAI NO 22884.00
LOCATION Brookings, South Dakota
DATE 10/31/2018
ITEM NO.
SPEC
SECTION DESCRIPTION OF WORK AND MATERIALS
QTY UNIT UNIT PRICE TOTAL
2 of 2
24 Div. 23 Heating, Ventilating, and Air Conditioning 11,550 SF $28.00 $323,400.00
25 Div. 26 Electrical 11,550 SF $14.00 $161,700.00
Opinion of Probable Construction Costs =$2,803,680
Design, Bidding and Construction Services =$336,442
Operation and Maintenance Manual =
Reimbursable Expenses =
Geotechnical Services =
Administration and Legal =
Opinion of Probable Project Cost =$3,140,122
OPINION OF PROBABLE PROJECT COST
PROJECT Brookings Armory Evaluation - Rehabilitation BAI NO 22884.00
LOCATION Brookings, South Dakota
DATE 10/31/2018
ITEM NO.
SPEC
SECTION DESCRIPTION OF WORK AND MATERIALS
QTY UNIT UNIT PRICE TOTAL
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Photo No. 51
GEOTEK ENGINEERING
& TESTING SERVICES, INC.
909 East 50th Street North
Sioux Falls, South Dakota 57104
605-335-5512 Fax 605-335-0773
October 8, 2018
Banner Associates, Inc.
409 22nd Avenue South
PO Box 298
Brookings, SD 57006
Attn: Mr. Brad Wermers
Subj: Hazardous Materials Survey
Former Armory (Parks & Rec Building)
221 Main Ave
Brookings, SD
GeoTek #18-E62
Dear Mr. Wermers,
INTRODUCTION
This report presents the Hazardous Materials Survey recently conducted at the subject property.
The purpose of this work was to identify hazardous materials in the building that may need to be
removed in the event of demolition.
The site consists of mostly one story plus basement, former armory building. There is a partial
second floor. The approximate building area is basement - 10,380 sq ft; first floor - 10,820 sq ft,
and second floor – 1765 sq ft. The building has concrete walls, and a curved wood roof deck
supported by wood and steel trusses. The building is about 75’ by 120’ and was constructed in
1937 by the WPA. An entry addition was constructed in 1986. Attached are floor plan maps of
the three floors of the building and a site plan map.
SCOPE OF WORK
Based on our understanding of the project, the scope of work was limited to:
1. Mobilizing a Senior Project Manager to the site.
2. Observing building related materials to identify those suspected to contain hazardous or
potentially materials. Examples of hazardous materials are: polychlorinated biphenyls
(ballasts, capacitors, transformers), mercury (thermometers, fluorescent and other lamps,
Former Armory, 221 Main Ave Page 2 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
switches), oil (hydraulic, compressor, mineral, fuel), batteries, circuit boards, compressed
gases, fire extinguishers, ash (chimneys, incinerators), boiler chemicals, glycol based
heating and cooling systems, refrigerants, appliances, furnaces, boilers, chillers, HVAC
equipment, water heaters, sensors, electronic components, lead sheeting, X-ray &
photograph dark room components, exit signs, emergency electrical generators, cooling
towers, water wells, etc. (excludes clinic or medical products/contents/inventory,
containers of paints, stains, cleaning products and boiler chemicals, etc.).
3. Estimating quantities of hazardous materials.
4. Preparing a written report presenting field data.
We observed the building walls, ceilings or enclosed places through existing openings. Therefore,
there remains the possibility of encountering concealed items at a later date.
By way of example and not by way of limitation, the scope of Consultant's work did not include a
Phase I Environmental Site Assessment, removal or abatement of materials, abatement project
design, abatement project management, an operations and management plan, or collecting or
analyzing physical evidence.
HAZARDOUS OR POTENTIALLY HAZARDOUS MATERIALS
In accordance with federal and SD hazardous waste rules, hazardous material will need to be
identified, removed, and properly disposed off-site (or recycled) prior to building demolition.
Certain materials are not permitted for disposal as typical construction or demolition debris, and
may require off-site disposal in permitted municipal solid waste landfill or hazardous waste
facilities.
General
Below are the hazardous materials/components observed and identified on-site by GeoTek staff
during a site visit on October 2, 2018. The survey was conducted by viewing each room, the
immediate building exterior, roof, etc. (one room, SE Room on 1st Floor, was locked and only
viewed from the window in the door). It is noted that substance/product labels may or may not be
accurate, and material appearance may not fully characterize a particular item. Listed quantities
are approximate, not guaranteed. Material/items in some areas obscured parts of the building from
full view. There is potential that additional hazardous or potentially hazardous material could be
present within concealed locations such as behind material, within walls, below floors, above
ceilings, within pipe chases or plenums, etc.
Items listed in attached Table 1 are suspected to have hazardous components (unit may need to be
disassembled to ascertain).
Former Armory, 221 Main Ave Page 3 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Lighting
Lighting fixtures are often suspected to contain hazardous components, such as fluorescent light
bulbs (mercury), fluorescent lamp ballasts (PCBs or other dielectric fluids), emergency lamp
batteries (Ni-Cd batteries, lead batteries (universal waste)), LED bulbs (lead, arsenic), etc.
Disassembly of the lighting fixture may reveal markings or labels to assist in determining the
content and waste disposition of the item. For example, a ballast may have a manufacturer’s date
or be marked “No PCBs”. Fluorescent light bulbs may have green end caps, indicating low
mercury content.
Attached Table 2 lists those lighting-type fixtures suspected to or have potential to contain
hazardous components. It is likely that not all items listed are hazardous. Prior to building
demolition, each fixture will need to be partially disassembled to collect those components actually
deemed hazardous.
Radioactive Materials
Exit Signs
Exit signs may contain tritium. The tritium gas (3H, a form of hydrogen) is in sealed gas tubes
lined with a light-emitting diode. The tritium gives off low-beta radiation. When the lights are off,
the tritium sign will glow green or red. The signs should have a permanent warning label or
perhaps a serial type number. Facilities that use these signs are considered a Nuclear Regulatory
Commission (NRC) General Licensee. There are several NRC regulations for tritium exit signs;
unwanted tritium signs must be properly disposed and a NRC report filed. We understand thin
(<1/4th”) plastic signs, hardwired with fluorescent or incandescent bulbs, or with batteries, do not
contain tritium.
Exit signs were observed as shown on attached Table 2. Exit signs did not appear to contain
tritium. Note that non-tritium exit signs may contain other hazardous components (fluorescent or
other lamps, batteries, circuit boards) that may require special disposal.
Smoke Detectors
Some smoke detectors use a small amount of radioactive material (americium-241) to detect
smoke. Some early models used radium-226, and commercial smoke detectors and some
residential units used nickel-63.
Smoke detectors were not observed on-site.
Refrigerants
We understand federal law requires the recovery of refrigerants such as freon when taking a
refrigerant system out of service.
Containers or units suspected to contain refrigerants are:
Refrigerators, dehumidifier, pop cooler and similar vending machines.
Water cooler (foyer/ticket sales area)
Former Armory, 221 Main Ave Page 4 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
3 window-type air conditioners
Lead
Lead-Based Paint (LBP)
Based on the age of the building (1937, and later renovations), it is our opinion that there is
potential for lead-based paint. Most definitions of lead-based paint define it as paint containing
0.5% or more lead. Beginning in 1955, voluntary industry standards were 1% or less lead in
residential interior paint. In 1971, a federal law prohibited the use of paint with over 1% lead in
federal government residences. In 1973, federal law lowered the allowable amount to 0.5%. In
1977, federal law lowered the allowable amount of lead in residential interior paint to 0.06%.
These laws applied to residential interior paint; commercial paints may have different lead content.
A lead-based paint inspection has been conducted and is being reported separately.
The disposal of lead-based paint waste from commercial or government structures is regulated by
hazardous waste rules of the SD Department of Environment and Natural Resources (DENR).
Commercial business owners and removal contractors are required to determine if lead-based
paint waste, generated from nonresidential structures (such as public and commercial buildings) is
considered a hazardous waste, as defined by South Dakota’s hazardous waste rules. However,
according to DENR, whole building demolition debris is considered non-hazardous waste with
regard to lead, and no sampling/analysis/removal of painted components is required for disposal
as non-hazardous waste.
Other Lead
Due to the age of the building (1937, and later renovations), water supply piping and fixtures have
some potential to contain lead solder joints and/or consist of brass or lead components. Brass or
lead components should be segregated before or during demolition and recycled.
Mercury
Items in a building that may contain mercury include fluorescent bulbs, compact fluorescent light
bulbs (CFLs), high intensity discharge (HID) lamps, ultraviolet lamps, flood lamps, and neon
lights. Thermometers, thermostats, and, “silent” light switches (manufactured prior to 1991) may
be present and contain mercury.
According to EPA regulations, the Toxicity Characteristic Leaching Procedure (TCLP) determines
if a lamp is a hazardous waste. Lamps that pass the TCLP test for mercury are not hazardous and
therefore, are not subject to federal regulation. Some manufacturers of fluorescent tubes produce
“low-mercury lamps” that they claim pass the TCLP test for mercury. The amount of mercury in
a low-mercury bulb can range from 3.5 to 4 milligrams compared to a standard fluorescent bulb
which ranges from 8 to 14 milligrams of mercury. These lamps may be identified by green end
caps (often referred to as green-tipped lamps), or green etchings on the lamps. EPA encourages
the recycling of all mercury-containing lamps, regardless of the mercury content. EPA notes that
if you do not test your low-mercury lamps and prove them non-hazardous, they should be assumed
to be hazardous waste and handle them accordingly. Some states require that all mercury-
containing lamps be recycled or managed as a hazardous waste, regardless of the mercury content.
Former Armory, 221 Main Ave Page 5 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
According to EPA, a mercury thermometer can be easily identified by the presence of a silver bulb.
If the bulb is red, blue, purple, green or any other color, it is not a mercury thermometer. Other
thermometers are considered municipal solid waste.
Observed were these suspect mercury items:
Lighting-type items are listed on attached Table 2.
5 Thermostats (Archery, Gun Range, Gym, S Rm, 2nd Fl)
Components on 4 Natural Gas Forced Air Heaters (Archery Rm, Gym, Gun Range)
Perhaps natural gas meter (N Side, Exterior)
PCBs
Older (<1979), fluorescent light lamp ballasts, capacitors, or transformers located in the building may
contain PCBs. Polychlorinated biphenyls (PCBs) may be present within both dielectric oils and
potting materials. The potting compound is a black, tar-like substance that encapsulates the internal
electrical components. Congress banned the manufacture of PCBs in the United States in 1977. In
1979, EPA banned the processing or use of PCBs, except in totally enclosed equipment. Ballasts
manufactured through 1979 may contain PCBs. Ballasts manufactured between 1979 and 1998 that
do not contain PCBs should be labeled "No PCBs". If a ballast is not labeled "No PCBs," it is best to
assume it contains PCBs.
Renovation or Demolition - According to 40 CFR 761.50 (b) (2) (i-ii) and 40 CFR 761.60 (b) (2)
(ii), except for manufacturers of PCB equipment, fluorescent light ballasts containing PCBs only
in an intact and non-leaking PCB small capacitor (<3 lbs of dielectric fluid or <100 cubic inches)
can be disposed of as municipal solid waste (not a restricted use or rubble site). However, the
MSW landfill would need to be informed of the PCB waste, and that would subject the landfill to
future monitoring for potential PCB releases. Therefore, PCB small capacitors should be removed
from buildings pending demolition, and properly disposed. Fluorescent light ballasts containing
PCBs in the potting material, or PCB small capacitors no longer intact and non-leaking, are
regulated as PCB bulk product waste under 40 CFR 761.62. PCB bulk product waste would need
to go to an appropriate facility.
Observed were these suspect PCB items:
As listed in attached Table 2, there are a number of light fixtures within or outside the
building that contain lamp ballasts; some of these ballasts may contain PCBs.
1 ballast (uninstalled, Janitors Closet, Bsmt)
Perhaps capacitors on electric motors
Transformers - Approximately two pad-mounted (liquid containing) electrical transformers
were observed on the exterior west side of the building. The transformers are suspected to
be owned by Brookings Municipal Utilities. The transformers appear newer, and the larger
transformer had a placard indicating an age of 3/2015. Older transformers may contain
PCBs.
Apparent dry type electrical transformers were not observed. Dry type transformers (without oil
or tar type content) would not be suspected to contain PCBs and could be recycled for metal
content.
Former Armory, 221 Main Ave Page 6 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Underground/Aboveground Storage Tank
Evidence of an underground storage tank (UST) such as fill/vent pipes or dispenser islands was
not observed on-site.
Excluding one hot water type tank for heating or water supply use, aboveground storage tanks
(ASTs) were not observed on-site.
The building was constructed in 1937. Presumably, the former heating system was a boiler that
initially burned coal, and later perhaps fuel oil. At some point, this heating system was removed,
and the current electric baseboard heat and (natural gas) forced air heaters were installed on-site.
If a heating oil tank was formerly present, it could have been an aboveground storage tank (AST)
or underground storage tank (UST). If it was buried, there is potential for it to remain on-site.
As there is some potential for a current or former heating oil tank to be present, these additional
inquiries were conducted:
The SD Department of Environment and Natural Resources (DENR) spills database was
reviewed; the site was not listed.
The SD DENR regulated tanks database (USTs or ASTs) was reviewed: the site was not
listed. Note that heating oil tanks are usually considered exempt from notification
requirements.
Sanborn Map Company fire insurance maps were available for the years 1884, 1892, 1898,
1904, 1911, 1916, 1928, 1948, and 1956. As the current building was constructed in 1937,
only the 1948 and 1956 maps were reviewed. On the 1948 and 1956 maps, the Brookings
Armory & Auditorium building is shown, but tanks or notes of a heating system are not
listed/shown (1956 map is barely legible).
City of Brookings Fire Department, Deputy Fire Chief Mr. Peter Bolzer was interviewed
by email on October 5, 2018. The fire department did not have records of
aboveground/underground storage tanks at the subject property.
Should substance releases be suspected or identified, the SD Department of Environment and
Natural Resources (DENR) may require assessment and/or clean-up of the site. The SD Petroleum
Release Compensation Fund (PRCF) may reimburse eligible parties for expenses related to
assessment and remediation of motor fuels or fuel oil. The PRCF has a $10,000 deductible, with
coverage up to $1,000,000 for eligible expenses related to releases of motor fuels and fuel oil.
Expenses related to hydraulic oil, waste or used oil, and other substances are not eligible for
reimbursement. Releases from vehicles may be covered if certain criteria are met. If a release
originates off-site, there is also some coverage of expenses for an impacted third party. However,
coverage is secured through the responsible party. Pipeline releases are reportedly excluded from
PRCF coverage.
Former Armory, 221 Main Ave Page 7 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
If an abandoned petroleum UST(s) is discovered, they could be removed at no expense to the
property owner under a current DENR program. Abandoned petroleum USTs are eligible for the
DENR Tank Yank Program unless they are at a commercially operated motor fuel station operated
on or after April 1, 1988. USTs storing motor fuel, heating oil, motor oil, waste oil, etc., are
eligible. DENR hires private contractors and consultants to conduct the work. UST contents are
removed. Soil samples are collected at the time of UST removal. Contaminated backfill soils, if
present, are removed. Replacement soil is minimally compacted. If there is pavement over the
UST, it would not be replaced. The state also pays for "any additional cleanup that is needed".
Currently, there is no known ending date for this program.
Other Substances
For demolition, depending upon the disposal facility(s) selected, other substances may not be
permitted for disposal. For example, SD DENR solid waste rules for Construction and Demolition
Debris Disposal Facilities do not allow liquids to be disposed of in such facilities.
In attached Table 1 is a list of other items observed in the building that may or may not have liquids
and/or hazardous components.
DISCUSSION
Upon demolition, building contents and demolition debris waste would be disposed of at off-site
permitted facilities. There are three main types of off-site permitted facilities: 1) a hazardous waste
landfill, 2) a municipal solid waste landfill, and 3) a Construction and Demolition Debris Disposal
Facility. Hazardous wastes such as mercury, lead, PCBs, and batteries, if not recycled, would go
to hazardous waste treatment, storage, or disposal facilities. Some materials, such as scrap metal,
would likely be recycled or reused. Several items in the building likely have value and can be re-
used. Non-hazardous wastes would go to a municipal solid waste landfill or a Construction and
Demolition Debris Disposal Facility.
Obviously, if a waste is recommended to be disposed of at a permitted facility, the waste must be
allowed by the facility permit. Regardless of what a facility’s permit will allow them to accept for
disposal, facility staff have the final say on what wastes they actually will accept for disposal.
Personnel handling or loading wastes should be protected with appropriate personnel protective
equipment. And given the various materials, some materials would be incompatible with others;
separate transport or special packaging may be appropriate for various wastes.
RECOMMENDATIONS
For building renovation, we recommend individual suspect hazardous building items that have
potential to be disturbed or are pending removal be evaluated, and hazardous components (i.e.
mercury, lead, PCBs, radioactive material, etc.) be removed for reuse, recycling and/or disposal as
hazardous waste in accordance with federal law.
Former Armory, 221 Main Ave
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Table 1
Suspect Hazardous Items
Below is a list of items observed in the building that may or may not have hazardous contents or
components (unit may need to be disassembled to ascertain).
Refrigerants
Refrigerators, dehumidifier, pop cooler and similar vending machines.
Water cooler (foyer/ticket sales area)
3 window-type air conditioners
Mercury Suspect Items
Lighting-type items listed on Table 2
5 Thermostats (Archery, Gun Range, Gym, S Rm, 2nd Fl)
Components on 4 Natural Gas Forced Air Heaters (Archery Rm, Gym, Gun Range)
Perhaps natural gas meter (N Side, Exterior)
PCB Suspect Items
Light fixture lamp ballasts listed on Table 2
1 ballast (uninstalled, Janitors Closet, Bsmt)
Capacitors on electric motors
Two pad-mounted (liquid containing) electrical transformers on the exterior west side of the
building.
Possible batteries, circuit boards, etc.
1 Garaventa Stair –Lift controls/components (SE Stairwell)
1 Hot Water Heater (Rm E of Archery)
1 Doorbell Relay (Archery Rm)
4 Natural Gas Heaters electric motors and other components (Archery Rm, Gym, Gun Range)
1 Exhaust Fan (Gun Range)
2 Small Electric Heaters (Gun Range)
2 Radios (Kitchen, Bsmt; SE Rm, 1st Fl)
3 Cash Registers (SE Rm, NE Rm, 1st Fl)
2 Vacuums (SE Rm, 1st Fl; 2 Rms S of Stage)
2 Electric Heaters (West Restroom, Bsmt; East Entry)
1 Hand Dryer (West Restroom, Bsmt)
1 Speaker (SW Storage Rm – East; Bsmt)
1 Public Announcement System (SW Storage Rm – Center, Bsmt)
Electric Coils/Relays (Rm E of Archery, Bsmt; SW Storage Rm – Center; Bsmt)
1 Drinking Water Cooler (Foyer/Ticket Sales Area)
3 Window-Type Air Conditioners (NE Rm, 1st Fl; Main Rm, 2nd Fl; S Rm, 2nd Fl
3 Wi-Fi router boxes (Main Rm, 2nd Fl)
3 Timeclocks (S Rm, 2nd Fl)
1 Stereo (S Rm, 2nd Fl)
1 Paper Shredder (S Rm, 2nd Fl)
1 Projector (S Rm, 2nd Fl)
Former Armory, 221 Main Ave
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Table 1 continued
Suspect Hazardous Items
1 antenna (roof)
Appliances (2 refrigerators, 1 dehumidifier, 1 pop cooler, 1 candy machine)
Telephone panels/equipment
16 boxes or 5 gallon buckets of powder colorant/dye
Gas Meter (N Side Exterior)
6 Dry Chemical Fire Extinguishers (Rm E of Archery, Kitchen, Ticket Booth, Under Stage,
SE Rm, 1st Fl; Main Rm, 2nd Fl)
1 Portable Safe (NE Rm, 1st Fl)
Sharps Container (infectious waste, Womens Restroom, Bsmt; Mens Restroom, Bsmt)
2 first aid cabinets
Oil in Hydraulic Door Closers (NW Stairwell 1-2, West Restroom, Bsmt; E Entry, 2 Rms S of
Stage, Rm N of Stage)
Mineral oil or similar in Non-PCB lamp ballasts (if present)
Heat transfer liquid (if present) in electric baseboard heaters
Soap Dispensers (Womens Restroom, Bsmt; Rm E of Archery, Mens Restroom, Bsmt; Janitors
Closet, Bsmt; West Restroom, Bsmt)
Products (listed by location/room)
Rm E of Archery:
1 can charcoal lighter fluid
2 gallons Mr. Clean
1 gallon Pine-Sol
1 gallon Bleach
1 gallon Windex
1 gallon Hillyard Super Shine All
Janitors Closet
3 quart Wipeout Graffiti Remover
1 container skin cleaner
1 container plaster wall patch
2 gallons 3m442 High Gel Encapsulant (parts A & B)
3 gallons Hillyard Power Strip
1 bag Surf-All crack filler
4 cans spray paint
1 container Diazinon Granules insecticide
1 quart ceramic adhesive
1 gallon Gym Floor Finish
1 gallon unknown
1 pint Floor Finish
3 gallons various cleaning liquids
66 quart or smaller various cleaning liquids
Former Armory, 221 Main Ave
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Table 1 continued
Suspect Hazardous Items
Baseball Equipment Room
1 (½ gallon) Flat Proof Ball Saver
Sports Equipment Room
1 gallon paint
West Janitors Closet
1 quart cleaning product
1 quart paint
Southwest Storage Room – East
2 gallons paint thinner
11 quarts paint
8 cans spray paint
21 gallons paint
6 gallons gym finish
2 gallons cleaner
3 (5 gallon) Gym Floor Finish
2 (5 gallon) solvent
1 (5 gallon) drywall joint compound
Southwest Storage Room – Center
1 bag Gypsum perlited plaster
1 (5 gallon) paint
SE Room (locked; viewed through window in door)
1 gallon unknown
1 quart cleaner
South Rm, 2nd Floor
1 quart charcoal lighter fluid
2 boxes matches
Room # Floor2 bulb x 4' fixture4 bulb x 4' fixtureCFL bulbs OtherEmergency Lights, 2 bulbWomens RestroomBsmt 1 3‐2 bulb x 2' fixturesMens RestroomBsmt 2Janitors ClosetBsmtEast HallBmst 3 1NE StairwellBsmt‐1st 1SE StairwellBsmt‐1st 1Rm E of ArcheryBsmt 1ArcheryBsmt 19 1 exit signNW StairwellBsmt‐1st 1 flood lampRm W of ArcheryBsmtSouth HallBsmt 6 1 exit signVaultBsmtBaseball Equipment RmBsmt 1 12 Sports Equipment RmsBsmt 2 1‐2 bulb x 8' fixtureRm to W of Sports EquipBsmt 9Gun RangeBsmt 4 2‐4' bulbsKitchenBsmt 10Rm W of KitchenBsmt 2‐2 bulb x 8' fixtureW Sm Janitors ClosetBsmtW RestoomBsmt 2 1‐4' bulbSW HallBsmt 3SW ClosetBsmtSW StairwellBsmt‐1stSW Storage Rm ‐ EBsmtGeoTek #18-E62Table 2Lighting-Type ItemsFormer Armory221 Main AvenueBrookings, SD
Room # Floor2 bulb x 4' fixture4 bulb x 4' fixtureCFL bulbs OtherEmergency Lights, 2 bulbsSW Storage Rm ‐ CtrBsmt 1SW Storage Rm ‐ WBsmt1‐2 bulb x 8' fixture, 3 exit signsEast Entry1st 4Foyer/Ticket Sales Area1st 7 2 exit signsSE Rm (locked‐no entry)1st 6NE Rm1st 6Ticket Booth1st 2Gym1st24‐6 bulb x 4' fixtures, 4 exit signs12 Rms S of Stage1st 1 exit signStage1st 12 Flood LampsRm N of Stage1st SE Stairwell1st‐2nd 1NE Stairwell1st‐2nd 1Main Rm + 5 closets2nd 12S Rm2nd 4AtticAtticMany used metal halide & other bulbsExteriorExterior3 lamps, 1 street lightTotals66 42 2 2Note: Exit signs and emergency lamps may have batteries, circuit boards, and mercury containing bulbs.GeoTek #18-E62Table 2 ContinuedLighting-Type ItemsFormer Armory221 Main AvenueBrookings, SD
ITEM DESCRIPTION RENOVATION DEMOLITION
I. Asbestos
Remove Tank & Pipe Insulation $5,000 * $5,000
Remove Damaged Floor Tile $5,000 * $5,000
Remove Remainder Floor Tile $20,000 * # $0 @
Clearance Testing $2,000 $4,000
II. Lead
Dust Cleanup (gun range) $10,000 * $0
Dust Cleanup (remainder of basement) $24,000 * $0
Clearance Testing $2,000 $0
III. Mold
Cleaning (basement) $83,000 * $0
Clearance Testing $3,000 $0
IV. Hazardous Materials
Universal Waste & Freon $3,000 $6,500
Chemicals $0 $5,000 &
Medical Waste (Sharps Containers) $100 $500 &
Transformers $0 $0
Subtotal Parts I-IV $157,100 $26,000
V. Contingency (20%)$31,420 $5,200
Estimated Probable Cost $188,520 $31,200
& - Owner removal may be at reduced cost
221 Main Ave
Brookings, SD
Notes:
GEOTEK ENGINEERING & TESTING SERVICES, INC.
Estimated Probable Cost
Former Armory (Parks & Rec Building)
Mold cleanup assumes roof repair and correction of other moisture sources prior to cleanup.
* - cost savings anticipated if work items combined, depending upon contractor's capabilities and
other factors.
# - undamaged floor tile could be removed as part of lead cleanup.
@ - for demolition, undamaged floor tile need only be removed if concrete is to be recycled.'
Brookings Armory Study Created: 10-22-2018
1
Mechanical
I. SITE MECHANICAL SERVICE
A. The building is served by natural gas that is located on the northwest corner of the building.
The domestic water is served by a water service that is in the basement utility room on the
north side of the building. There is an existing sanitary service serving the building but the
condition is unknown.
II. BUILDING DOMESTIC WATER SYSTEMS
A. Sanitary Waste
1. The building currently has a sanitary waste line serving the building. While the condition of the
service is unknown, there does not appear to be a problem with the service when any plumbing
fixtures in the building are used. With the age of the building the sanitary waste may be material
that is no longer allowed by code like clay tile, or may be cast iron that may be partially blocked
or corroded.
2. The size of this sanitary service is also unknown and if any additional plumbing fixtures were
added to the existing system the condition of this service may need to be check and a larger
sanitary service may be needed.
B. Domestic Water and Fixtures.
1. The whole building is served by a domestic water service in the basement in the north utility
room. At this time the water service capacity appears to be adequate to supply water to all the
fixtures in the building. Currently there is not a backflow preventer on the water service that will
need to be added.
2. While all but one of the fixtures in the Men’s, Women’s, and Unisex bathrooms appear to work,
the fixtures are not low flow fixtures, and most are showing their age due to discoloration and
staining. The only fixture that does not appear to work is one of the urinal in the Men’s
bathroom.
a. While most of the fixtures appear to work, due to the age of the fixtures and since the
fixtures are not low consumption, it may be a good time to upgrade the fixtures to low
consumption fixtures to reduce the water usage to the building.
b. The Men’s and Women’s bathrooms were also installed long enough ago that there
may not be the code required number of fixtures and the code required clearance for
ADA. This would need to be reviewed by an Architect.
3. There are a limited number of additional plumbing fixtures throughout the building including but
not limited to a utility sink in the north utility room, a mop sink in the janitor’s closet and the
kitchen sink in the breakroom. All of these fixtures are in similar condition to the bathroom
fixtures. All are showing their age from use including staining and discoloration and none of
these fixtures are low water consumption.
4. In the north utility room there is an electric water heater that serves the domestic hot water for
the building. The water heater appears to be in good condition and the tank does not appear
to be corroded and should be able to remain.
5. The domestic water piping in the building appears to be in good condition and does not appear
to have any corrosion.
III. BUILDING FIRE PROTECTION SYSTEMS
A. Fire Protection
Brookings Armory Study Created: 10-22-2018
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1. The building currently does not include a fire protection system.
IV. HEATING, AIR CONDITIONING, AND VENTILATION SYSTEMS
A. Gymnasium and Stage
1. Currently the gymnasium and stage does not include any air conditioning and is heated by two
gas fired unit heaters that appear to work. While the unit heaters do work, there are starting to
show age due to use. The south unit heater does work but the fan motor bearings appear to
be failing as the unit heater makes a squealing sound while running. The typical lifespan of a
gas fired unit heater is 15 to 20 years and while the age of these unit heaters are unknown,
these appear to be close to the end of their usable life.
2. The gymnasium and the stage currently do not have any code required fresh air introduced
into the space. At a minimum the code required fresh air needs to be added to the spaces.
B. Main Level Offices
1. Currently the heat for the main level offices are served by electric baseboard heaters that
appear to work adequately and the air conditioning is served by through wall air conditioners.
While the through wall air conditioners appear to work they are noisy and are not energy
efficient. While the expected lifetime of a through wall air conditioner is 20 years, and the exact
age of this equipment is unknown, they appear to be newer than that.
2. The main level offices currently do not have any code required fresh air introduced into the
spaces. Also at a minimum the code required fresh air needs to be added to the spaces.
C. Main Level Corridor and Entry
1. Currently the heat for the main level offices are served by electric baseboard heaters that
appear to work adequately and there is not conditioning in these spaces.
D. Upper Level Offices and Meeting Room.
1. Currently the heat for the upper level offices and meeting room are served by electric
baseboard heaters that appear to work adequately and the air conditioning is served by through
wall air conditioners. While the through wall air conditioners appear to work they are noisy and
are not energy efficient. While the expected lifetime of a through wall air conditioner is 20 years,
and the exact age of this equipment is unknown, they appear to be newer than that.
2. Like the main level offices, the upper level offices and meeting room currently do not have any
code required fresh air introduced into the spaces. Also at a minimum the code required fresh
air needs to be added to the spaces.
E. Lower Level Men’s, Women’s and Unisex Bathrooms.
1. Currently the heat for the lower level Men’s, Women’s and Unisex bathrooms are served by
electric baseboard heaters that appear to work adequately and there currently is no air
conditioning.
2. Currently there is no code required exhaust in any of these spaces. At a minimum the code
required exhaust needs to be added to these spaces.
F. Lower Level Breakroom.
1. Currently the heat for the lower level breakroom are served by electric baseboard heaters that
appear to work adequately and the air conditioning is served by through wall air conditioners.
While the through wall air conditioners appear to work they are noisy and are not energy
efficient. While the expected lifetime of a through wall air conditioner is 20 years, and the exact
age of this equipment is unknown, they appear to be newer than that.
Brookings Armory Study Created: 10-22-2018
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2. Just like the office spaces, the lower level break room currently do not have any code required
fresh air introduced into the spaces. Also at a minimum the code required fresh air needs to be
added to the spaces.
G. Lower Level Storage, Utility, Mechanical and Model Train Room.
1. Currently there is no heat or air conditioning in any of these rooms.
2. There is what appears to be an old fuel oil boiler that has been abandoned in the lower level
mechanical room. It does not appear to have been used for a long time and should be removed.
3. Just like the other spaces on this floor, these rooms currently do not have any code required
fresh air introduced into the spaces. At a minimum the code required fresh air needs to be
added to the spaces.
H. Lower Level Shooting Range.
1. Currently the shooting range does not include any air conditioning and is heated by one gas
fired unit heaters that appears to work. While the unit heater does work it is are starting to
show age due to use. The typical lifespan of a gas fired unit heater is 15 to 20 years and while
the age of these unit heaters are unknown, these appear to be close to the end of their usable
life.
2. There are also two small electric radiant heater over what was the shooting line. These heaters
do not appear to work and will not meet current manufacturer’s clearance to combustibles.
3. There is also an exhaust fan that serves to exhaust and fumes from shooting guns indoors that
appears to work. This fan appears to be substantially corroded due to the air conditions inside
the space. There also does not appear to be makeup air for the fan in this space which may
cause the entire area to be negatively pressurized and may bring in unconditioned outside air
into the building.
4. In addition to there not being any makeup air, this room currently does not have any code
required fresh air in the spaces. At a minimum the code required fresh air needs to be added
to this space.
I. Lower Level Shooting Archery Range.
1. Currently the archery range does not include any air conditioning and is heated by one gas
fired unit heaters that appears to work. While the unit heater does work it is are starting to
show age due to use. The typical lifespan of a gas fired unit heater is 15 to 20 years and while
the age of these unit heaters are unknown, these appear to be close to the end of their usable
life.
2. Like the other spaces on this floor, this room currently does not have any code required fresh
air introduced into the space. At a minimum the code required fresh air needs to be added to
this room.
J. Opinion of Probable Cost
Plumbing: $15/SF to $19/SF
HVAC: $25/SF to $31/SF
Fire Sprinkler $6/SF to $8/SF
Brookings Armory Study Created: 10-22-2018
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Gymnasium Unit Heaters South Office Electric Baseboard Heaters
Entry Electric Baseboard Heaters Entry Electric Unit Heater
North Office Baseboard Heaters and Window A/C Upper Level Meeting Baseboard Heaters and
Window A/C
Brookings Armory Study Created: 10-22-2018
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Upper Level Meeting Baseboard Heaters Upper Level Office Baseboard Heaters and
Window A/C
Lower Level Men’s Bathroom Fixtures Lower Level Men’s Bathroom Fixtures
Lower Level Men’s Bathroom Fixtures Lower Level Men’s Bathroom Baseboard
Heaters
Brookings Armory Study Created: 10-22-2018
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Lower Level Women’s Bathroom Baseboard Heater Lower Level Breakroom Sink
Lower Level Model Train Room Sanitary Lower Level Firing Range Unit Heater and
Radiant Heaters
Lower Level Fire Range Exhaust Fan Lower Level North Utility Room Water Service
Brookings Armory Study Created: 10-22-2018
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Lower Level Archery Unit Heater Lower Level Mechanical Room Fuel Oil Boiler
Brookings Armory Study Created: 10-22-2018
1
Electrical
I. SITE ELECTRICAL SERVICE
A. The building is served by a pad-mounted electrical transformer, located west of the building
near the northwest corner. The service to the building is 120/240V, 1-phase.
II. BUILDING ELECTRICAL SYSTEMS
A. Electrical Distribution
1. The primary electrical service to the building is located in a storage room in the northwest
corner of the building. The electrical service is 120/240V, 1-phase, 600A. There is a 600A
service-entrance rated fused disconnect and a 600A distribution panel adjacent to each other.
Both the fused disconnect and distribution panelboard are manufactured by Square D, and
both appear to be operational.
a. It was noted during the site walk-thru on 10/19/2018 that water leaks into the building
directly above this electrical equipment, and in an effort to direct the water away from
the equipment there is a sheet of plastic installed above and in front of the gear.
2. Electrical panels are installed in various locations throughout the facility, such as corridors,
storage rooms, and janitor’s rooms. All electrical panels are manufactured by Square D, and
all appear to be operational.
a. The average lifespan of electrical equipment is approximately 30-years. Many of the
electrical panels appear to be 30+ years old. While the equipment may still be
operational, it is unclear if the manufacturer’s scheduled maintenance has been
performed. Circuit breakers are still available from the manufacturer, although other
warranted parts may not be readily available.
B. Lighting
1. Lighting fixtures in much of the building utilize T8 fluorescent sources, such as the gym, lobbies,
offices, and corridors. Most fluorescent light fixtures appear to be in operable condition. In
some locations there are fluorescent lamps that are burned out, or the ballast needs to be
replaced.
a. Replacement parts are still readily available for fluorescent light fixtures, including but
not limited to lamps, ballasts, and sockets. The existing fluorescent lighting could
potentially be salvaged and/or reused should the building be remodeled. However,
new light fixtures that utilize more energy efficient sources such as LED are readily
available and price competitive to fluorescent light fixtures.
2. Lighting fixtures in some locations, such as the stage and small storage rooms, utilize
incandescent lamps. Some incandescent fixtures are operational, and some are damaged.
3. Illuminated exit light fixtures are installed in most areas of the building. Most are operational.
4. Battery-powered emergency egress light fixtures are installed in the gymnasium, the main
lobby, and the lower-level lobby/corridor area.
5. Lighting throughout the building is controlled by on/off toggle switches.
C. Equipment Connections
1. Electrified unit heaters are located in the gymnasium. These units are operational.
2. Electrical baseboard heaters are located throughout the building in office spaces, corridors,
etc. These devices appear operational.
Brookings Armory Study Created: 10-22-2018
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3. An electrical-powered chair lift is located in the front lobby.
4. An electric water heater is located in a janitor’s closet in the basement.
5. Electrical window-style air conditioners are located in office areas of the building.
D. Voice/Data/Telecommunications
1. Data cabling installed in the building is routed to a 12-space patch panel located in a storage
closet on second floor. Telephone and internet services are routed from the utility provide to
this closet.
2. The telephone utility post is located directly west of the building.
a. The voice/data cabling currently installed in the building is limited to the office area on
the east end. The voice/data head-end location is also limited on space for future
expansion and proper thermal management.
E. Opinion of Probable Construction Cost
1. To remodel the building, it is anticipated that electrical costs would be in the range of $10 to
$14 per square foot.
Brookings Armory Study Created: 10-22-2018
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-Electrical Transformer -Service entrance equipment -Service entrance disconnect
-Main Distribution Panel -Lighting and appliance panel
Brookings Armory Study Created: 10-22-2018
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-Gymnasium lighting -Exit + emergency egress lighting
-Data cabling -Typical office lighting
-Exit lighting (not illuminated) -Stage lighting
Brookings Armory Study Created: 10-22-2018
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-Gas-fired unit heater (gymnasium) -Exit light in lobby
-Electric baseboard heat -Surface mounted fluorescent lights
-Electrified chair lift -Telephone service -Unit heater in toilet room
Brookings Armory Study Created: 10-22-2018
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-Basement Corridor lighting -Time and attendance clock -Electric water heater
REQUEST FOR PROPOSALS
FOR ADAPTIVE REUSE / REDEVELOPMENT OPPORTUNITY
OF HISTORIC ARMORY BUILDING
The City of Brookings, SD invites qualified development teams to submit proposals for the adaptive
reuse / redevelopment of the former historic Armory building located at 221 Main Avenue. The Armory
building and adjacent land is owned by the City of Brookings and will be made available for the project.
The Request for Proposals (RFP) process and structure is designed to encourage the assembly of design,
construction, and investment teams for the adaptive reuse / redevelopment of an historic Armory
building into a commercial or mixed-use project.
Through the adaptive reuse / redevelopment of the Armory, the City seeks to:
Activate a currently underutilized site for private and/or public use.
Complement and enhance the surrounding downtown district.
Preserve and enhance the historic structure that is appropriate for an adaptive reuse /
redevelopment.
The Armory has historical importance as a shared community space for a variety of activities. The
inclusion of a public/community space within the Project Parameters section of this document is meant
to maintain some of this history. This space can be envisioned in multiple ways with multiple functions
bringing people together in a shared space. Inevitably, this space would have private benefits bringing
the public in proximity with the private components of the building.
2
It is the intent of the City of Brookings to transfer ownership of the building to the development team
through mutually agreeable terms and conditions.
I) HISTORY and VISION of ARMORY and DOWNTOWN
The Brookings Armory opened its doors to the public in February of 1938. This project was funded
through public and private dollars. Armories built throughout the United States originally served as
a space where local militia could train, gather, and store equipment. Completed during the spring of
1937, the Brookings Armory housed Company B, 109th Engineers and the Motor Transport. The
Armory was in use as a military training center from 1938 to 1976 until a new Armory was built.
Since 1937, the building also provided space for community activities such as dances, basketball,
theater and musical performances. Shortly after the relocation of the military training center, the
City of Brookings adapted the building for Park and Recreation Department offices and associated
recreation activities. The building continued to function in this manner until 2012 when the Park
and Recreation office moved to the new Brookings City and County Government Center. The City
still maintains ownership of the building; however, due to accessibility constraints and lack of
spectator seating, the building no longer functions as a viable recreation space. The present
challenges of the building have made it necessary for the City to consider an alternative use for the
building.
The Armory is located within the Brookings Commercial Historical District and is listed on the
National Historic Register of Historic Places. It is desired that the proposed design solution (if
economically and technically feasible) would enable the building to maintain its current historical
status in accordance with the Secretary of the Interior’s Standards for Rehabilitation. The project
will be subject to applicable historic preservation review through the State Historic Preservation
Office and a local “11.1 review” by the Brookings Historic Preservation Commission, pursuant to
SDCL 1-19A-11.1.
3
The Armory has tremendous potential to be rehabilitated as a multi-use commercial, retail,
residential and community space. The Armory is an important amenity that can support a vision for
how civic and public spaces can connect a community through events, daily activities and shared
spaces. This relationship is what gives rise to the potential that this building offers for connecting
people as well as its role within an overall vision for economic development within the Brookings’
downtown area and the transit arteries connecting it.
II) PROJECT LOCATION/CONTEXT
The adaptive reuse / redevelopment opportunity site consists of approximately 0.975 acres of
Business B-1 Central District zoned property located in the northwest quadrant of the intersection of
Main Avenue and Front Street. The land, owned by the City of Brookings, includes an historic
armory building and adjacent 35-space parking lot. The site is located at the southern edge of the
Downtown Historic District.
The Armory offers potential in shaping the vision of the future of Downtown Brookings. Its unique
position compared to other downtown buildings provides relationships to the North to South and
West to East transportation arteries. It is the southern anchor of the Downtown Historic District and
one of the first buildings encountered upon crossing the railroad tracks from the South. Its unique
position engenders creative possibilities for the building’s reuse, but also for Downtown Brookings’
relationship to the broader context of the city. The site of the Armory is defined by the building’s
relationship to its context across four different zones: 1. Building, 2. Block, 3. Area, 4. Zone. The
Armory is located at the intersection of these four scales, and is uniquely positioned at the hinge
point between the Downtown Historic District to the north and the future redevelopment areas to
the south.
A. Building:
At the building scale, the Armory consists of a lower level, main level and partial upper level. The
main level consists of an entry atrium, two small office spaces and gym space with a stage. The gym
is a double-volume space with twenty foot ceilings. The gym area is approximately 7,450 square
feet with wood flooring. The lower level consists of rooms and office space ranging from 90 square
feet to 2,275 square feet. There are also non-compliant restroom facilities within the lower level.
The upper level is located directly above the entry/atrium space. It consists of meeting rooms
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ranging from 275 to 625 square feet. There are currently no restroom facilities located on the main
or upper level.
Building area summary:
Existing lower level area: +/- 10,380 sf
Existing main level area: +/- 10,820 sf
Existing upper level area: +/- 1,765 sf
The building envelope of the Armory consists of masonry construction with an exterior stucco finish.
The existing mechanical, electrical and plumbing services will require updating.
B. Block:
At the block scale, the site that surrounds the Armory is bordered by Main Avenue to the east, 3rd
Street to the north, and Front Street to the south and west. The block also consists of a public
parking lot on the west side of the property that holds approximately 20+ parking spaces. ADA
accessibility to and from the building will need to be addressed, as the main floor is approximately
four feet above the adjacent exterior sidewalk. Meeting accessibility requirements may result in the
construction of code compliant ramps and/or elevators depending upon the plan proposed.
C. Area:
At the area scale, an industrial area borders the south edge and Downtown Brookings borders the
east and north edges of the Armory block. Adjacent buildings and amenities include: retail,
restaurants, office buildings, drinking establishments, automotive services, grain silos, and the
railroad.
D. Zone:
The Armory is currently within the B-1 Central Business District. The foundation of this district is to
provide a strong supportive retail center. This district places high priority on retail trade, office,
personal service, institutional and entertainment center uses.
To the south, the Armory block lies adjacent to the I-2 Heavy Industrial District.
III) PROJECT PARAMETERS AND PREFERRED USES
The scope of work will be to repurpose the existing Armory building located in downtown
Brookings into a commercial and/or mixed -use facility. Currently, the City of Brookings has not
committed to any single reuse concept and welcomes creative development teams to provide a
vision on how the Armory can enhance the downtown district. The Armory has been identified
as having the potential of providing needed stimulus to support growth. Items to be considered,
but not limited to, as part of the redevelopmen t of the building: retail, consumer services,
community market place, non-profit space, community artisan space, entrepreneurial space,
start-up space, collaboration space and residential dwellings. Teams are encouraged to think
‘inside the box’ and consi der how to capture and enhance the vertical volume of space within
the building.
The City has determined the priorities moving forward as:
1. Full renovation of the existing building.
2. Renovation of the existing building with potential addition to the west.
3. Full redevelopment of the site.
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To ensure a mixed-use development solution that is complimentary to the economics of
downtown, a minimum of 51% of the overall existing floor area shall be developed for
commercial, retail, and/or office space.
IV) SUBMITTAL REQUIREMENTS
Developers submitting a response to this Request for Proposals will be expected to address the
following issues or topics in their written proposals:
A. Development Team. The Development Team should describe the role of each team member
(engineer, architect, legal, builder/contractor, other) with a description of current workloads
illustrating the commitment and availability of team members throughout the duration of the
project. Identify the individual with the authority to represent and make legally binding
commitments on behalf of the Development Team. Identify the contractual relationship among
multiple developers in the proposal, if applicable.
B. Development Concept. Proposers shall thoroughly describe the conceptual design for the
project. Please note that up to two (2) concepts can be submitted for consideration. If
submitting more than one concept, each concept shall be submitted as a separate response to
the RFP and must address all the criteria as if only one response was submitted. The
Development Concept should include the following:
Project narrative describing the developer’s vision of the project along with details on the
proposed uses and the project’s integration with downtown Brookings.
Approximate square footage of each project element (may include number of rooms,
number of units, number of floors, types of uses, etc.)
Proposed alterations and improvement plan for the building.
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Description of potential off-street parking needs and innovative parking solutions to
maintain existing parking with the potential for additional parking spaces serving the project
and downtown Brookings parking needs.
Conceptual site plan.
Conceptual renderings of the exterior of the structure.
Massing diagram, if new or an addition is proposed for the site.
Projected timeline. Include all predevelopment activities, and any plans for phased
development. The Project Schedule shall address all phases of the project including
acquisition, zoning, historic review, design, construction and marketing.
Approach to building restoration, if applicable.
Provide estimated project budget, including any requested City financial assistance.
C. References. The Development Team shall provide a list of three (3) past projects and clients
(with contact information) including a brief description of work provided to the client. By
submitting a response to this RFP, each Development Team agrees the City of Brookings or its
designee may contact any company, person, or client to whom references are made within the
response.
D. Financial Capacity (Pro Forma). Under a separate cover stamped “Confidential”, proposers shall
submit a pro forma analysis, identifying anticipated construction costs and other relevant
information. The pro forma must be submitted in a sealed envelope, separate from the RFP
response and will be treated and reviewed confidentially. Submit a complete pro forma, which
includes the following components:
Estimated total development costs, including any project management or developer fees.
For purposes of calculating total development costs, assume the cost of land as $0.
Identify anticipated project lenders and proposed financing mechanisms. Please note
previous experience with these lenders and financing strategies. Financing assumptions,
including sources, estimated amount to be financed, interest rate, if applicable, and loan
costs.
Any estimated City subsidy requested indicating where the subsidy would be used.
V. PRE-SUBMITTAL INFORMATION
Proposers can submit written questions or requests for additional information to City staff by
Monday, September 16, 2019. A formal written response to all questions will be issued by Monday,
September 30, 2019. Written questions or requests can be directed to Mike Struck, Community
Development Director, at mstruck@cityofbrookings.org.
VI. SUBMITTAL INSTRUCTION
A. Please submit one paper copy of the Proposal in a sealed envelope along with an electronic PDF
copy of your submittal, which should contain the information listed in the Submittal
Requirements. Submittals are limited to 30 pages. The pro forma shall be sealed in a separate
envelope marked with the following “Name of Development Team Pro Forma” and included
within the contents of the Proposal primary envelope. The pro forma shall also be included as a
document separate from the Proposal on the electronic submittal and shall be stamped
“Confidential”.
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B. Submittals shall be directed to:
Mike Struck, Community Development Director
Armory RFP Response
520 3rd Street, Suite 140
Brookings, SD 57006
C. In order to receive consideration, Proposals must be received no later than 3:00 P.M. Central
Standard Time on Thursday, October 17, 2019.
VII. EVALUATION CRITERIA
In the selection process, emphasis will be placed on understanding of City goals for the project, the
directly relevant qualifications and financial capacity of the Development Team, and the creativity
expressed in the renovation, rehabilitation, redevelopment concepts for the Armory. Submittals will
be evaluated based upon the following criteria:
A. The development concept for the site exhibiting creativity and uniqueness in activating a
currently underutilized site for private and/or public use (public use shall mean accessible to or
shared by members of the community with or without a fee structure for the use of the space)
while meeting the City’s priorities of (1) renovation of existing building, (2) renovation of
existing building with potential addition, or (3) full redevelopment of the site. (10 points)
B. Complement and enhance the surrounding downtown district with particular attention devoted
to design features enhancing place while transitioning along the gateway to downtown
Brookings and the Brookings Commercial Historic District. (15 points)
C. Preserve and enhance the historic Armory structure that is appropriate for an adaptive reuse /
redevelopment. (5 points)
D. Economic feasibility of the project, demonstrated ability to finance similar development projects
and financial capability of the Development Team. (5 points)
E. Relation between subsidy requested (if any) to projected property tax and sales tax generated
by project upon completion. (5 points)
F. Project schedule in terms of number of months to complete from start to finish including any
pre-construction approval processes. (5 points)
VIII. SELECTION COMMITTEE
The City will use a selection committee consisting of City staff and representatives from the
Brookings Historic Preservation Commission to conduct the selection process. The City is the sole
and final decision-maker regarding the selection, and it reserves the right to reject any or all
submittals or proposals.
During the selection phase of the process, members of the selection committee may contact
references and industry sources, investigate previous projects and current commitments, interview
some or all of the development team members, and take any other information into account in their
evaluation of the responses. The City reserves the right to request clarification or additional
information from respondents and to request respondents make presentations to the selection
committee.
The City, pending approval by the City Council, will execute a Development Agreement with the
selected Developer. Prior to finalizing the Development Agreement, the City and Developer will
discuss all issues relevant to the project. This would include the development schedule, project
financing – including construction and permanent, design elements, and marketing of the project.
8
Selected Development Team will be responsible for obtaining all required approvals for their
projects. This RFP and the selection process shall in no way be deemed to create a binding contract
or agreement of any kind between the City and any respondent. If a Development Team is selected,
it is expected that a Development Agreement will be negotiated between the parties.
Each respondent to this RFP agrees that the preparation of all materials for submittal to the City and
all presentations are at the respondent’s sole cost and expense, and the City shall not, under any
circumstances, be responsible for any costs or expenses incurred by a respondent. In addition, each
respondent agrees that all documentation and materials submitted with a proposal shall remain the
property of the City. Submittals are deemed public records except such items or information
exempted from public disclosure per applicable laws.
IX. RESOURCES
Building Evaluation Report: http://cityofbrookings.org/DocumentCenter/View/5499?bidId=346
BROOKINGS MUNICIPAL
ARMORY
221 MAIN AVENUE • BROOKINGS, SOUTH DAKOTA
2
INDEX
03
04
08
10
26
27
28
29
LETTER OF INTEREST
TEAM SUMMARY
PROJECT APPROACH
DESIGN
• ARMORY PRESERVATION
• HOTEL INDIGO LETTER OF INTEREST
• HOTEL INDIGO BRAND OVERVIEW
• SCHEDULE
• PLANS
FINANCIALS
FUNDING
ECONOMIC IMPACT
REFERENCES
3
LETTER OF INTEREST
Mike Struck, Community Development Director
City of Brookings
520 3rd Street Suite 140
Brookings, SD 57006
October 17, 2019
Mr. Struck and members of the Armory Adaptive Reuse Committee,
We are pleased to provide the following proposal for the adaptive reuse of the Armory and its
adjacent site for you review and consideration, and we are excited to share our vision for the
potential this project brings to downtown Brookings.
The Linchpin team has a deep commitment to the Brookings community and its ongoing
vitality, and beyond that, a specific love for the historic downtown and this building. Our team
of consultants is filled with area professionals that grew up in or have lived in the Brookings
area, work on projects here regularly, invest in this community extensively, and are thrilled to be
part of a project that furthers the goals of the City of Brookings and their recently completed
comprehensive master plan.
Additionally, our specific knowledge of the Armory site, SHPO and BHPC processes, rehabilitation
best practices, and history of working collaboratively with city staff helps to ensure the process
will run smoothly on the city’s end. Our relationships with area construction professionals will
provide an extensive list of local contractors to bid on and execute the project, and the local
presence and availability to the site by the architectural team will keep communication and
accountability at its best. Ultimately, out team wants this project to be successful because we
genuinely love this place and want to see it bring more tourism activity downtown, and want to
collaborate with and help area businesses succeed, as well.
We encourage you to contact any of our references listed in the packet. Please ask them not only
about the technical services we provide, but also the extra effort to go above and beyond to make
the project a success and serve the needs of the clients and the larger community.
Sincerely,
Angela Boersma, AIA
President
Linchpin Corporation
Clinton Powell, PE
Vice President
Linchpin Corporation
4
TEAM SUMMARY
LINCHPIN CORPORATION
LINCHPIN Corp. is a development company founded with
the sole intent of providing high quality, adaptive reuse and
new construction in communities throughout South Dakota.
As such, each of our team members and consultants brings
unique experience and backgrounds to each of the projects
we are involved in. These experiences stretch from significant
historical rehabilitation projects to the design of major housing
and mixed use developments. Our team members are excited to
collaboratively bring our individual experiences to the Armory
adaptive reuse project and see this development succeed.
USDA RURAL DEVELOPMENT
Rural Development is committed to helping improve the economy
and quality of life in rural America. They offer loans, grants,
and loan guarentees to help create jobs and support economic
development and essential services. They promote economic
development by supporting loans to businesses through banks,
credit unions and community-managed lending pools
CONSTRUCTION MANAGEMENT
Linchpin collaborates with a variety of architectural and
construction professionals. Based on the unknown permitting
process, Linchpin has intentionally not selected a construction
manager to allow us to go through a deliberate value-based
selection process. The Linchpin team has extensive experience
with contractor procurement.
IHG | INTERCONTINENTAL HOTELS GROUP
IHG® is one of the world’s leading hotel companies, with
400,000 colleagues working across more than 100 countries
to deliver True Hospitality for everyone. Hotel Indigo is about
embracing each unique neighborhood the hotel is in and tells
that specific store to its shareholders, guests, and locals.
CORPORATE COLLABORATORS
?
5
ID8 ARCHITECTURE, LLC
414 Main Avenue, Suite 3
Brookings, SD 57006
605.695.9635
angelab@id8arc.com
BROSZ ENGINEERING, INC.
2309 West 50th Street
Sioux Falls, SD 57105
605.336.1676
clintp@broszengineering.com
THOMPSON, DREESSEN & DORNER, INC.
5000 South Minnesota Avenue
Suite 300
Sioux Falls, SD 57108
605.951.088
td2mail@td2co.com
ASSOCIATED CONSULTING ENGINEERING
340 South Phillips Avenue
Sioux Falls, SD 57104
605.335.3720
acei@aceinet.com
ENVISION KITCHEN
PO Box 90833
Sioux Falls, SD 57109
BOYCE LAW
300 South Main Avenue
Sioux Falls, SD 57104
605.336.2424
MARSH MCLENNAN AGENCY
300 North Cherapa Place
Suite 601
Sioux Falls, SD 57103
605.339.3874
FIRST BANK & TRUST
520 6th Street
Brookings, SD 57006
800.843.1552
TEAM SUMMARY
CONSULTING TEAM
The members of this project team have worked together on numerous new construction and
historic rehabilitation projects over the course of the last 6+ years, led by Architect, Angela
Boersma, AIA. Some of those projects created with various members of the proposed
design team include other historic properties in Brookings, such as: Ben Franklin Market, the
1921 Building, Teen Challenge Re-Entry building, and 414-416 Main Avenue. Plus other local
and/or regional projects such as: Millborn Seeds, Dakotaland Federal Credit Union (in both
Watertown and Huron), Edgewood Prairie Crossings (Sioux Falls), and Village Square.
Current workloads among the design team members afford time to prioritize this project as
it is proposed to move through design and construction over the course of the next couple
years without any problems. Further, because the Owners/Design team members have good
relationships with numerous qualified local contractors, the intent is to competitively solicit
proposals and pricing from that extensive network for a construction manager/GC. Only
contractors with staffing and schedule availability will be considered to work on the project.
6
TEAM SUMMARY
ANGELA BOERSMA, AIA; ARCHITECT/DESIGN LEAD
ANGELA BOERSMA, AIA, NCIDQ, LEED AP
PRINCIPAL ARCHITECT & INTERIOR DESIGNER
ROLE: ARCHITECTURE, INTERIORS, HISTORICAL CONSULTING,
PROJECT MANAGEMENT
Angela’s background includes degrees in Interior Design and
Architecture, and minors and/or emphasis in business/economics,
Hospitality design, and historic preservation. Her project expertise
is widely varied, and includes everything from development
masterplanning to small additions and renovations. Angela’s focus
on client needs and goals, and committment to understanding
organizational operations and workflows helps her envision and design
interior spaces that are most supportive of an organization’s mission and
operational efficiency, but also integrate the architecture, interiors, and
landscape teams so that spaces function well across the entire project -
from the site plan all the way down to the scale of furnishings.
Angela’s focus on the long-term implications of design solutions brings
issues of stewardship and sustainability to the forefront of her practice,
and she’s always thinking about how the decisions she helps clients with
now will impact future generations and broader audiences.
PROJECT ROLE:
As both and Architect & Interior Designer, Angie typically works closely
with owners in helping to define the project’s needs and overall goals, as
well as helping to coordiante the other members of the project design
team. She heads up all of the digital 3D modeling for projects, helps with
project concept development, construction drawings and specifications,
and addresses all the other miscellaneous details from project staffing to
client/constituent meetings.
PROJECT EXPERIENCE
• Crosspoint Church, Watford City, ND (in progress)
• Boys & Girls Club of the Capital Area, Pierre, SD (collab. with Brosz
Engineering)
• Village Square Redevelopment Masterplan, Brookings, SD
• Ben Franklin Lofts & Market, Brookings, SD
• Silver Sneakers Development Masterplan, Brookings, SD
• Dakotaland Federal Credit Union Administration Building, Huron, SD*
• Dakotaland Federal Credit Union, Watertown, SD*
• Great Plains Lutheran High School Masterplan, Watertown, SD*
• Millborn Seeds Corporate HQ, Brookings, SD*
• The Farmstead, White, SD*
• Prairie Hills Condos/Multi-family, Brookings, SD*
• Trail’s Head Masterplan*
• Teen Challenge of the Dakotas Re-Entry, Brookings, SD*
• Hitch Paperie & Gifts, Brookings, SD*
• Global Polymer, Madison, SD *
• Edgewood Prairie Crossings Assisted Living, Sioux Falls, SD*
• Edgewood Memory Care, Watertown, SD*
*Indicates projects completed with a previous firm
Master of Architecture
University of Minnesota (2009)
B.S. Interior Design
South Dakota State University
(2006)
REGISTRATIONS
NCARB: 82400
NCIDQ: 30687
SD License # 12631
MN License # 56151
NE License # A-5010
IA License # 07694
ND License # 2876
YEARS OF EXPERIENCE
15 years of experience in Interior
Design
12 years of experience in
Architecture
PREVIOUS POSITIONS
‘12-’18 Mills Construction, Inc.
‘09-’15 South Dakota State
University (faculty)
‘06-’09 Charles Levin Architects
‘06-’09 University of Minnesota
(Grad. Asst.)
‘05-’06 Buskerud Construction
‘04-’06 South Dakota State
University
‘04 Pottery Barn (internship)
‘04 J.Crew corp. design team
(internship)
CONTACT INFO
(e) angela@linchpincorp.com
(p) 605-215-1384
(a) 414 Main Ave. Ste #3
Brookings, SD 57006
7
TEAM SUMMARY
CLINTON POWELL, PE; PROJECT DEVELOPMENT LEAD
CLINT POWELL, PE
PROJECT DEVELOPMENT ENGINEER
ROLE: PROJECT MANAGER & FUNDING ASSISTANT
Clint Powell has extensive experience in planning, design, construction,
and maintenance of transportation, irrigation, municipal, and
hydroelectric infrastructure throughout the western and midwest
United States. Additionally, he specialized in complex construction
modification negotiations while managing both design-build and design-
bid contracts. Working as Project Civil Engineer, Planning Engineer,
and Construction Resident Engineer for the Federal Government,
Clint gained valuable field experience on iconic projects across the
US including Hoover Dam and Glacier National Park. In addition, he
managed a staff of construction personnel and an annual construction
budget of approximately $40 million.
Since joining Brosz Engineering he has been involved with a number of
municipal, tribal, and county projects. With primary focus on customer
satisfaction, Clint is committed to ensuring that the customer’s needs
are incorporatedin every facet of the initial project scope, design,
funding development, and construction oversight.
PROJECT ROLE:
As a Project Manager, Clint will offer overall management and guidance
for the project. He will organize and lead the team in preparation for the
public meetings; field data collection; plan preparation, review, and final
submittal; and all other steps of the project.
PROJECT EXPERIENCE
• Santee Sioux Tribe / West Knox Rural Water Appraisal Study -
Santee, NE*
• Santee Sioux Tribe / West Knox Rural Water Feasibility Study -
Santee, NE*
• Niobrara Basin Study - Valentine, NE*
• Missouri River Authorized Purposes Study - Missouri River*
• East Spillway Recreation Road Construction - Pickstown, SD*
• West Tailrace Recreation Road Construction - Gregory County, SD*
• Fort Randall Dam Spillway Rehabilitation - Pickstown, SD*
• Ainsworth Ramp Flume Design and Construction - Ainsworth, NE*
• Big Bend Tailrace Road Rehabilitation - Ft. Thompson, SD*
• Lewis and Clark Crest Road Rehabilitation - Yankton, SD *
• Red Willow State Recreation Area Facility Upgrades - McCook, NE*
• Glen Elder State Recreation Area Facility Upgrades - Glen Elder, KS *
*Indicates projects completed with a previous firm
EDUCATION
B.S. Agricultural Engineering
South Dakota State University
(2006)
Certificate in Federal Executive
Leadership USDA Graduate School
(2011)
REGISTRATION
Professional Engineer in
South Dakota #13476
Nebraska #E13332
YEARS OF EXPERIENCE
14 years of experience
2 years at Brosz Engineering
PREVIOUS POSITIONS
2018: Brosz Engineering
2016 - 2017: Interstate Electrical
Contractors, Pickstown, SD
2011 - 2016: USACE, Construction
Division, Pickstown, SD
2004 - 2011 US Bureau of
Reclamation
Water Resources Resources
Research Labe, Denver, CO
Nebraska-Kansas Area Office,
Grand Island, NE
Hoover Dam, Boulder City, NV
Headquarters, Washington, D.C.
Missouri River Authorized Purposes
Liaison, Kansas City, MO
CONTACT INFO
(e) clinton@linchpincorp.com
(p) 605-572-8012
8
PROJECT APPROACH
The Linchpin Corporation development team is a unique collection of industry professionals that
bring decades of experience in adaptive reuse, design, and construction administration to the
Armory adaptive reuse project. By approaching development projects with an emphasis on high
quality design, we believe that we bring a unique set of skills and abilities to a project that no
other developer in the region is able to match. Additionally, Linchpin’s Principals, Angie Boersma
and Clinton Powell, have long-standing relationships throughout the Brookings region that will
prove invaluable in the redevelopment of a site with a price tag likely to exceed $15 million.
Linchpin Corporation is committed to the renovation of the existing Armory and development
of the parking area west of the Armory. At final build-out the site is envisioned to house a two-
level parking garage, a boutique downtown hotel, and a repurposed Armory. By developing both
retail and hotel space within the site, Linchpin is confident that we can continue to capitalize on
the existing vitality of downtown Brookings while driving over $860,000 in additional municipal
sales tax receipts over a 10-year period.
We envision repurposing the Armory structure into 100% commercial/retail space. The main
level of the Armory would serve as commercial space for major tenants desiring prime office
locations in a historical downtown setting, such as the Brookings Area Chamber of Commerce
and Convention Bureau, or a professional services firm. The main level also would include a
4,000+ square-foot restaurant, lounge and bar (with associated commercial kitchen and storage
areas). Additionally, approximately 2,500 square feet of business space would also be available.
Finally, the main floor would also be home to the lobby and office requirements of the newly
constructed hotel.
The lower level would house approximately 3,000 square feet of convention and meeting space
to support both the hotel and businesses that reside within the Armory. The lower level will
serve as additional programming space for the hotel including the fitness center, sauna, laundry,
storage and back of house functions.
The upper level of the Armory would consist of approximately 3,500 square feet of office space
for commercial tenants. Likely tenants would be smaller professional organizations that would
benefit from Main Street frontage in a highly visible location.
The newly constructed two-level parking garage would serve as both public parking as well
hotel and venue parking. With an estimated capacity of between 100 and 135 vehicles depending
on final configuration, the structure would significantly increase the amount of publicly available
parking during an average day and would at no time reduce the amount of publicly available
parking downtown.
The final piece of the development puzzle for the site will be the construction of a sixty-three
room, boutique hotel above the parking structure. This facility is being envisioned as a flagship
hotel property. Linchpin has had a number of conversations with hotel partners and a number of
concepts have shown significant interest. Attached is a letter of interest from the Vice President
for Luxury, Upscale, and Lifestyle Development concerning InterContinental Hotels Group’s Hotel
Indigo concept.
9
Current design configuration for parking allows for parking for 95 vehicles, including required
accessible spaces. Significant additional parking is available for motorcycles. With additional
configuration optimization to be completed by a transportation engineer additional spaces
are likely to be gained. During times of high hotel occupancy the ability exists to provide
valet parking and significantly increase total parking. The main level of the lower level of the
structure would remain as self-parking in this situation. The Level 1 parking would then include
valet parking to allow for increase parking density as shown below.
Linchpin Corporation is committed to further exploring during final design development
the concept of utilizing the same area preliminarily designed as a parking structure for an
automated parking structure. The incorporation of this feature would allow for additional
trade-off analysis to be completed with the City to significantly increase the amount of parking
available within the same area, potentially to a total vehicle parking count over 150.
EXISTING PROPOSED WITHOUT VALET PROPOSED WITH VALET
48-Hour Lot 35 0 0
On-Street 13 0 0
Garage Structure 0 95 59
Level 1 Valet 0 0 60
TOTAL 48 95 119
PROJECT APPROACH
PARKING INFORMATION
10
PROJECT BUILD-OUT
DESIGN
PHASES:
Overall, this proposal focuses on a two-phase approach to the rehabilitation of the Armory and
the utilization of the overall site in order to maximize the positive tax revenue impact and the
return on investment for both the City of Brookings and the team of private investors.
DESIGN GOALS:
• Add density and vibrancy to the South end of Main Avenue
• Illustrate the potential to enhance the walkability and streetscape design further south along
Main Avenue
• Maximize the tax revenues for the city of Brookings
• Promote and enhance existing small businesses and downtown businesses
• Celebrate the history of the Central Business Historic District, the city of Brookings, and the
building itself
• Historic rehabilitation of the Armory
For the design of the proposed building, the Linchpin team intends to play off the depression-era
construction techniques and materials of the Armory. The Phase 2 Hotel addition would reflect a
more contemporary Art Deco aesthetic, playing off of and celebrating the Armory itself, but in a
distinctly different and slightly more contemporary and timeless way.
ARMORY REHAB:
The existing Armory building would feature a restoration of the exterior, removal of the 80’s-era
glass enclosure and replacement with a new glass façade to enclose the stair entry from Main,
as well as incorporating an elevator to access both the upper and lower levels of the Armory
for business use. There would be commercial office suites provided, as well as public meeting
rooms, and the newly constructed East-facing glass “front porch” would be designed to minimize
it visually competing with the Armory façade, but also potentially serve as an area that could
be utilized by the CVB or Chamber to offer public information related to visitor and recreational
opportunities in the Brookings community.
The remainder of the lower level of the Armory would be used for back-of-house functions to
serve the hotel such as storage, laundry, fitness center, meeting rooms, and access to lower-level
parking.
On the main floor, the goal of keeping as much double-volume space as possible was a major
consideration, as was the concept of exposing the roof trusses and replacing the gym floor with
something more appropriate to the new use. The full scale of the windows would be restored, and
the large volume of space would be used for the restaurant, bar, and lounge spaces to serve the
hotel property, as well as the back-of-house spaces to support it, such as the commercial kitchen
and storage areas.
The stage area of the existing Armory would be demolished and environmental hazards
remediated (since the bulk of the lead, asbestos, and mold are in or directly adjacent to that
portion of the building, and the structure for that portion of the roof appears to be in the worst
shape). Phase 2 of the building would connect on the West side of the building with a shared
elevator lobby and stair tower.
11
P
P
P
P P
P
P
DOWNTOWN
ATTRACTIONS
& PUBLIC
BUIDLINGS
5 MINUTE
WALK
10 MINUTE
WALK
PARKS /
GREEN SPACE
LOCAL
FOOD/DRINK
DOWNTOWN
PARKING
ARMORY &
HOTEL
SITE + CONTEXT
DESIGN
P
The goal for the design of the Armory site is to help add density and vibrancy to the South end
of Main Avenue nearest the railroad depot and tracks. With the more recent additions of housing
and entertainment venues like the Lofts on Main and Eponymous Brewing, the importance of
emphasizing the pedestrian experience and access to Brookings’ many amenities within a quick
5-minute walk of the proposed site is also a major goal.
12
ARMORY PRESERVATION
DESIGN
ARMORY PRESERVATION STRATEGY:
As a contributing property for the Downtown
Business Historic District on the National
Register of Historic Places, our approach to
the rehabilitation of the Armory will focus on
the Secretary of the Interior’s Standards for
Rehabilitation in the way that is typical for all
projects subject to an 11.1 review in the state of
South Dakota. Furthermore because of the team’s
desire to utilize federal historic preservation
tax credits, we will be working closely with the
SHPO to treat the Armory property with as
much sensitivity as possible in the efforts to
rehabilitate/adapt the building for reuse.
IT IS OUR BELIEF THAT THE CHARACTER-
DEFINING FEATURES OF THE BUILDING
INCLUDE:
• Its scale and mass set back from the zero lot
line of the rest of Main Avenue
• The overall primary façade, decorative details
in the banding and stars, as well as the eagle
emblem near the top
• The minimalist art deco style
• The prominent front entry stairs and the
centered, ceremonial approach to the building
on its East-facing façade.
• Its symmetry about the primary entry stairs.
• The double-volume interior space with
large windows to admit as much daylight as
possible in that large open volume.
In the process of working alongside both SHPO
and BHPC, these character-defining features
will be the first things we want to discuss, as
agreeing on those items that it is imperative
to preserve is the first step of a healthy
collaboration and a successful project. Further,
we’ll work to diligently balance the preservation
needs of the building with the priorities of the
City and Owners to help maximize the return
on investment for the property, ensuring that
it is a vibrant and valued part of downtown for
generations to come.
OVERALL, THE TEAM WOULD PLAN TO RETAIN
THE VAST MAJORITY OF THE BUILDING AS IT
CURRENTLY EXISTS, WITH THE EXCEPTION OF
THE PROPOSED FOLLOWING:
• Replace the Main Avenue glass enclosure,
while still keeping it subservient to the
principal façade, and keeping it set back from
the Main Avenue right-of-way.
• Replace the windows and restore them to the
full opening size.
• Expose the roof structure on the interior, and
address insulation for the roof on the exterior
(while maintaining the barrel form)
• Extend the second floor balcony space a
bit farther to the west, and extend a second
floor mezzanine over the kitchen and back-
of-house spaces on the north side of the
building. The primary gym floor area and
south-facing windows would be maintained as
double-volume space with the full height of
the openings visible.
13
ARMORY PRESERVATION
DESIGN
• Remove the stage area on the west end of the building, the
associated basement shooting range, and address environmental
concerns and abatement issues prior to excavation for the
underground parking structure. The stage area that was removed will
be replaced with the stair & elevator lobby for the proposed hotel.
• Add elevators to the original Armory building for accessibility.
• Western addition of a hotel would be attached to the rear of the
building, and the intent is to minimize its height from Main Avenue in
order to keep the Armory façade as the most prominent.
THE SECRETARY OF THE INTERIOR’S STANDARDS FOR
REHABILITATION
1. A property shall be used for its historic purpose or be placed in a new use
that requires minimal change to the defining characteristics of the building
and its site and environment.
2. The historic character of a property shall be retained and preserved. The
removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and
use. Changes that create a false sense of historical development, such as
adding conjectural features or architectural elements from other buildings,
shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic
significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where
the severity of deterioration requires replacement of a distinctive feature,
the new feature shall match the old in design, color, texture, and other visual
qualities and, where possible, materials. Replacement of missing features
shall be substantiated by documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage
to historic materials shall not be used. The surface cleaning of structures, if
appropriate, shall be undertaken using the gentlest means possible.
8. Significant archaeological resources affected by a project shall be protected
and preserved. If such resources must be disturbed, mitigation measures
shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not
destroy historic materials that characterize the property. The new work shall
be differentiated from the old and shall be compatible with the massing,
size, scale, and architectural features to protect the historic integrity of the
property and its environment.
10. New additions and adjacent or related new construction shall be undertaken
in such a manner that if removed in the future, the essential form and
integrity of the historic property and its environment would be unimpaired.
14
HOTEL INDIGO
LETTER OF INTEREST
15
HOTEL INDIGO
BRAND OVERVIEW
TARGET CONSUMER
Hotel Indigo guests share common
attributes that express who they are and
how they interact with the world. They seek
assurance of a brand and the experience of
an independent boutique. They are creative.
They enjoy life, fashion and style, work and
new experiences.
THEY ARE THE SAVVY INDIVIDUALIST.
• 50% female and 50% male
• 34 to 54 years of age
• Married and may have children under five
• Educated with Bachelor’s & Graduate
degree levels
• Earn up to $200k per year
• Well-traveled and stay for business,
leisure and/or romantic occasions
• Share and appreciation for art and design
• They are confident and enjoy planning
their own travel
• Digitally in-tune, they use social media
and other storytelling platforms to share
their experiences
GRAB-AND-GO
The design of this space is specific to each
hotel project, and is adjacent to the front
desk so guests can easily pay for purchases.
THE GRAB-AND-GO AREA WILL INCLUDE:
• 20% Local items (minimum)
• Refrigerated and ambient product
display areas (frozen is optional)
• Space for disposable items like flatware,
napkins, straws, bags, etc.
• Storage for replenishment
“The vision of this property is that it supports and
celebrates local businesses, artists, histories, and
talents in ways that make the entire downtown
neighborhood stronger”
– ANGELA BOERSMA
• Bakery
• Meat
• Cheese
• Beer
• Wine
• Spirits
• Specialty
• Produce
LOCAL VENDORS
Partnerships with companies that produce
local products is the core of our offer.
LOCAL COFFEE ROASTER
Every Hotel Indigo has a partnership with a
local coffee roaster from their neighborhood.
This coffee is used throughout the hotel in
outlets and meeting spaces.
LOCAL ADDITIONS (3 minimum)
Hotel Indigo franchised properties prefer to exist in historic neighborhoods and communities with a
story of their own. Each hotel features local art, history, and products with in the guest rooms and
amenities to help strengthen those neighborhoods and give each property its personality.
16
LOBBY
Whenever patrons walk into an
experience-driven property like a hotel,
bar, restaurant, or retail space, the design
of their experience begins the moment
they drive up to the property. The Lobby
sets their expectations about the quality
of the products and services they will
receive. The interior spaces and details
for the proposed Hotel Indigo lobby will
feature contemporary art deco details,
large-scale murals and imagery featuring
the history of Brookings and SDSU,
setting the stage for the experiences the
Linchpin & Hotel Indigo team want visitors
to enjoy.
DESIGN
17
DESIGN
BAR & RESTAURANT
The restaurant, bar, and lounge will feature upscale local fare for dinner service,
options for a sit-down business lunch, or a grab-and-go deli cooler for downtown
business owners and shoppers looking for a quick option. It will provide a place for
business and university travelers to enjoy the local flavors while offering walkability
to other downtown attractions. Largely, the intent is not to be a college bar at all,
making it simple to close the kitchen and bar earlier than the numerous downtown
establishments intended to serve that demographic.
18
DESIGN
ROOFTOP
Pending zoning and height restrictions
that can be negotiated, the proposed
rooftop lounge would provide an
upscale location to enjoy appetizers
and drinks, and have a bird’s-eye
view of the city. It would provide an
additional amenity space that could be
rented out for private events should
the need and demand arise.
19
DESIGN
FITNESS + SPA + AMENITIES
Standard amenities in Hotel Indigo
properties include a small business center;
flexible space for small conferences,
receptions, and meetings; and an on-
site fitness center. Our proposed design
features a fitness center with yoga
studio, as well as spa services. Both of
these amenities have been discussed
with existing local business owners as
opportunities to grow and strengthen
their businesses, while having the
additional potential revenue generated by
hotel guests.
20
GUEST ROOM
DESIGN
Hotel Indigo properties frequently feature prominent large-scale murals throughout
the common areas, but also on the head-walls of the guest rooms. The artwork and/
or imagery is typically at the discretion of the property owners, but strongly tied
to the location, its history, local art, and the story of the place itself. The Linchpin
team envisions these murals as opportunities to tell the story of prominent names
and places in Brookings’ history, including such examples as: Sexaur Seeds, Wilmot
“Wooden Legs” Brookings, C.A. Skinner, the Medary settlement, the establishment of
South Dakota State College, the importance of the railroad, etc. A combination of
historic photos and local art will help tell the story of Brookings throughout the hotel
property, and each time guests stay in a different room, they’ll have the opportunity to
see a new part of the story.
21
PROPOSED OPTIMAL TIMELINE
SCHEDULE
SPRING
2020
JULY
2021
OCTOBER
2021
MARCH
2022
APRIL /MAY
2022
NOV 2021
- FEB 2022
SUMMER
2020
FALL / WINTER
2020
WINTER
2021
SPRING
2021
JUNE
2021
Design Development
Phase 1 - Armory
Construction documents
& permitting
Phase 1 - Armory
Construction documents
& permitting
Phase 2 - Hotel
Begin construction
on Phase 1
Complete construction
on Phase 1 - Armory
Design development
Phase 2 - Hotel
Bid Phase 2 and order
pre-cast double t’s
Demolition of stage area
& excavation of parking
structure level (8 weeks)
Set pre-cast
parking structure
Begin wood framed
portion of building
(guest rooms, etc)
Fully dried in and
exterior finished
Interior work
Punch list items and
substantial completion
Staff training
and soft open
DESIGN CONSTRUCTION
1576 SF
005
CONFERENCE
155 SF
002
RESTROOMS
155 SF
003
RESTROOMS
1646 SF
004
CONFERENCE
562 SF
001
PRE-FUNCTION
71 SF
004A
STORAGE
72 SF
005A
STORAGE
1929 SF
006
YOGA/FITNESS CENTER
280 SF
007A
OFFICE/STORAGE
255 SF
007B
OFFICE/STORAGE
255 SF
007C
Room
66 SF
007D
STORAGE
272 SF
007E
BREAK ROOM
577 SF
007F
LAUNDRY
296 SF
007
STAFF SUITE
481 SF
008
ELEVATOR LOBBY
22
DESIGN
LEVEL 0
1. PARKING (59 SPACES +
MOTORCYCLE & SCOOTER PARKING)
2. YOGA/FITNESS CENTER
3. LAUNDRY
4. CONFERENCE ROOMS
5. SHARED FACILITY RESTROOMS
6. OFFICE/STORAGE
LEVEL 0 FEATURES
1
5
5
2 4
4
3
6 6 6
3168 SF
106
RESTAURANT
592 SF
106C
LOUNGE
823 SF
106B
BAR
453 SF
107
KITCHEN
131 SF
105
RR
131 SF
104
RR
238 SF
103
SUITE B
90 SF
103B
OFFICE 1
94 SF
103A
OFFICE 2
902 SF
100
VESTIBULE
705 SF
101
PRE-FUNCTION
287 SF
102
SUITE A
92 SF
102 B
OFFICE
69 SF
102 A
BREAK
188 SF
102 C
SMALL CONFERENCE
67 SF
102 D
OFFICE
94 SF
102 E
OFFICE
80 SF
102 F
OFFICE
537 SF
106 A
OVERFLOW/RENTABLE
220 SF
108
C-STORE
677 SF
109
ELEVATOR LOBBY
1206 SF
110
LOBBY
449 SF
111
BACK OF HOUSE
46 SF
112
RESTROOM
47 SF
111A
RESTROOM
107 SF
111B
OFFICE
36 PARKING SPACES
CO2 SYSTEM
EXISTING TRENDZ BUILDING
23
DESIGN
LEVEL ONE
1. PARKING (36 SPACES +
MOTORCYCLE & SCOOTER PARKING)
2. LOBBY
3. BUSINESS CENTER
4. GRAB-AND-GO
5. BACK OF HOUSE / STAFF
6. OFFICE
7. RESTAURANT, BAR & LOUNGE
8. 2 COMMERCIAL OFFICE SUITES
(TENANT SPACES)
9. SHARED FACILITY RESTROOMS
LEVEL 1 FEATURES
1
5
2
4
7
8
8
9
36
OPEN TO BELOW
EXISTING TRENDZ BUILDING
750 SF
201
OFFICE SUITE
417 SF
202
OFFICE SUITE
919 SF
200
CIRCULATION
1038 SF
203
OFFICE SUITE
149 SF
204
RESTROOM
139 SF
205
RESTROOM
292 SF
206
OFFICE SUITE
282 SF
207
OFFICE SUITE
289 SF
208
OFFICE SUITE
285 SF
209
OFFICE SUTE
24
DESIGN
LEVEL 2 & LEVEL 3
1. 17 DOUBLE QUEEN ROOMS
2. 14 KING ROOMS / FLOOR
3. COMMERCIAL OFFICE SUITES
(TENANT SPACES)
4. SHARED FACILITY RESTROOMS
LEVEL 2 & 3 FEATURES
1
2
43
25
DESIGN
PERSPECTIVES
29
REFERENCES
SD AFFORDABLE/WORKFORCE HOUSING PROJECT:
LINCHPIN Corp. is the lead development corporation for housing development in over twenty
small municipalities in South Dakota. Linchpin was chosen to lead these developments due to
our familiarity with dealing with local governments as well as our unique approach to solving
the housing crisis in class two municipalities.
PROJECT REFERENCE:
LINDA SALMONSON • LSALMONSON@EASTRIVER.COOP
CHAMBER LOFTS PROJECT:
Angela was the architect of record for the rehabilitation of 416 & 416 Main avenue in
Brookings, which included six unique studio lofts, Hitch Studio, and (later on) the offices of
ID8 Architecture. The efficiency apartment units and building exterior rehabilitation was the
recipient of a Mayor’s Award for Adaptive Reuse in 2016.
PROJECT REFERENCE(S):
DEANN MOULTON • DEANN.MOULTON@BANKEASY.COM
VAN FISHBACK • VAN.FISHBACK@BANKEASY.COM
TEEN CHALLENGE RE-ENTRY:
Angela was the architect of record for the rehabilitation of 317 3rd Ave. in Brookings, which is
the former Dudley Hotel and current home of Teen Challenge of the Dakotas and Home Again.
This project was also a recipient of a Mayor’s Award for Adaptive Reuse in 2016, and involved
a two-year-long total structural reconstruction effort, as well as a full overhaul of the building
exterior and interiors.
PROJECT REFERENCE(S):
MIKE GILMARTIN • MIKE@TCDAKOTAS.ORG
1921 BUILDING - STUDIO APARTMENTS & VARIOUS FEASIBILITY STUDIES:
Angela was the architect of record for a recent 11.1-eligible building update to the historic
1921 Building, which required consultation with the SHPO for window replacement approvals,
and design for project feasibility studies and ultimately the design of four additional studio
apartments to help maximize the leasable areas of the building.
PROJECT REFERENCE(S):
MILLS DEVELOPMENT CORPORATION
JOHN MILLS • JHMILLS@BROOKINGS.NET
ANDY JOHNSON • ANDY@MILLS-DEVELOPMENT.COM
JACOB MILLS • JACOB@MILLS-DEVELOPMENT.COM
3rd StreetFront StreetMain Avenue221 Main AvenuePublic ParkingPublic ParkingArmory
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0491,Version:1
Action to approve the November 7-8 and November 12, 2019 City Council minutes.
Attachments:
11/7-8/2019 Minutes
11/12/2019 Minutes
City of Brookings Printed on 11/21/2019Page 1 of 1
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Brookings City Council
November 7-8, 2019 (unapproved)
The Brookings City Council held a City Council Retreat on Thursday and Friday,
November 7-8, 2019 at 8:30 AM, at the SDSU Performing Arts Center with the following
City Council members present: Mayor Keith Corbett, Council Members Patty Bacon,
Leah Brink, Holly Tilton Byrne, Nick Wendell, Dan Hanson, and Ope Niemeyer. City
Manager Paul Briseno, City Attorney Steve Britzman, City Clerk Bonnie Foster, and
Assistant to the City Manager Jacob Meshke were also present.
No action was taken.
There being no objection, the Mayor adjourned the meeting.
CITY OF BROOKINGS
__________________________
Keith W. Corbett, Mayor
ATTEST:
__________________________
Bonnie Foster, Acting City Clerk
Brookings City Council
November 12, 2019 (unapproved)
The Brookings City Council held a meeting on Tuesday, November 12, 2019 at 5:00
PM, at City Hall with the following City Council members present: Mayor Keith Corbett,
Council Members Patty Bacon, Leah Brink, Dan Hansen, Holly Tilton Byrne, Nick
Wendell, and Ope Niemeyer. City Manager Paul Briseno and Assistant to the City
Manager Jacob Meshke were also present. Absent: City Attorney Steve Britzman and
City Clerk Bonnie Foster.
5:00 PM STUDY SESSION
Snow & Ice Removal Operations Plan. Matt Bartley, Street Superintendent / Project
Manager, presented the City of Brookings Snow and Ice Removal Operations Plan to
the City Council and public.
6:00 PM REGULAR MEETING
Consent Agenda:A motion was made by Council Member Wendell, seconded by
Council Member Tilton Byrne, to approve the Consent Agenda. The motion carried by
the following vote: Yes: 7 - Corbett, Niemeyer, Hansen, Brink, Bacon, Wendell, and
Tilton Byrne.
3.A. Action to approve the agenda.
3.B. Action to approve the October 22, 2019 City Council Minutes.
3.C. Action on annual Liquor and Wine Alcohol License Renewals for 2020.
Liquor (Off-Sale): Brookings Municipal Liquor Store, 780 22
nd Ave. So. Liquor (On-Sale):
Applebee’s / Porter Apple Co. B Inc., 3001 LeFevre Dr.; Buffalo Wild Wings Bar & Grill /
W&P of Brookings, LLC, 1801 6th St.; Craft Fusion / Jesse Davis, LLC, 610 Medary
Ave.; Cubby’s Sports Bar & Grill / GDT Inc., 307 Main Ave.; Danny’s / David Olson Inc.,
703 Main Ave. So.; Elks Club Lodge #1490, 516 4th St.; Jim’s Tap / Urquhart Ent., Inc.,
309 Main Ave.; The Lodge / Den Wil Hospitality Group, Inc., 2515 6th St.; 9 Bar
Nightclub / Nine Inc., 303 Main Ave.; Old Market Eatery, LLC, 424 5th St.; Pheasant
Restaurant & Lounge / RGO, Inc., 726 Main Ave. So.; Pints & Quarts / KR Hospitality,
Inc., 313 Main Ave.; Prairie Lanes Inc., 722 Western Ave.; The Ram / Ram & O’Hare’s
Ent., LLC, 327 Main Ave.; Ray’s Corner / Fergen Enterprises Inc., 401 Main Ave.;
Skinner’s Pub, Inc., 300 Main Ave.; Sully’s Irish Pub / B&L Sullivan Inc., 421 Main Ave.;
VFW GEO Dokken Post 2118, 520 Main Ave.; Wilbert’s/Comfort Suites University / Den
Wil Hospitality Group, 25th Ave.; The Wild Hare / Wonder, Inc., 303 3rd St. Restaurant
(On-Sale): Whiskey Creek Wood Fire Grill / Brookings Steak Co., LLC, 621 32
nd Ave.
Wine (On-Off Sale): Brookings Municipal Liquor Store, 780 22
nd Ave. So.; Cenex Zip
Trip #63 / CHS, Inc., 1005 6th St.; Cenex Zip Trip #64 / CHS, Inc., 3045 LeFevre Dr. ;
Children’s Museum of South Dakota, 521 4th St.; The Depot / ERL, LLC, 919 20
th St.
So.; Deuces Casino, Commonwealth Gaming & Holdings Co., 223 6th St., Suite 105A;
Deuces Casino, Commonwealth Gaming & Holdings Co., 223 6th St., Suite 105B;
Deuces Casino, Commonwealth Gaming & Holdings Co., 223 6th St., Suite 105C;
Guadalajara Mexican Restaurant, 1715 6th St., Suite F; Hy-Vee Food Store / Hy-Vee,
Inc., 700 22nd Ave. So.; McCrory Gardens Educational & Visitors Center, 6th St. & 22nd
Ave.; New Sake / Sake, Inc., 724 22nd Ave. So.; Old Sanctuary / Old Sanctuary Assoc.,
LLC, 928 4th St.; Pheasant Restaurant & Lounge / RGO, Inc., 726 Main Ave. So.;
Schoon’s Pump N’ Pak So. / Schoon Properties, Inc., 1205 Main Ave. So.; Swiftel
Center, 824 32nd Ave.; Wal-Mart Supercenter #1538 / Wal-Mart Stores, Inc., 2233 6th
St.; Wilbert’s/Comfort Suites University / Den Wil Hospitality Group, 25th Ave.; Wooden
Legs Brewing Co., 309 5th St., Suite 100; Yessica’s Restaurant, 1300 Main Ave. So.
3.D. Action to approve Resolution 19-086, a Resolution authorizing Change
Order No. 1, Final, for 2019-11STI Airport Sanitary Sewer Project; Meyer
Services Inc.
Resolution 19-086 - Resolution Authorizing Change Order No. 1 (Final) for
2019-11STI Airport Sanitary Sewer Project, Meyer Services, Inc.
Be It Resolved by the City Council that the following change order be allowed for
2019-11STI, Airport Taxilane Project: Construction Change Order Number 1: Adjust
plan quantities to as-constructed quantities for a total decrease of $5,479.00 to the
contract and adjust the final completion date to September 20, 2019 to close out the
project.
CFO Report. Chief Financial Officer, Erick Rangel, presented the 3rd Quarter
Financial Report to the City Council and members of the public.
(Council Member Brink left the meeting at 6:40 p.m.)
Sustainability Council Report. The Sustainability Council created and presented a
report on the pros and cons of plastic bag bans, the current use of plastic bag
ordinances, a list of communities who have banned plastic bags, and alternative tactics
to reducing the use of plastic bags which do not require a plastic bag ban. (June 25,
2019 City Council Minutes excerpt: “A motion was made by Council Member Tilton Byrne, seconded by
Council Member Wendell, that the Sustainability Council study what peer communities are doing to
reduce or eliminate the use of plastic bags and single-use plastics for City Council review at a future
study session. The motion carried by a unanimous vote.”)
Resolution 19-087. A motion was made by Council Member Tilton Byrne, seconded
by Council Member Wendell, that Resolution 19-087, a Resolution Awarding Bids on
Edgebrook Golf Cart Lease, be approved. The motion carried by the following vote:
Yes: 6 - Corbett, Niemeyer, Hansen, Bacon, Wendell, and Tilton Byrne; Absent: 1 –
Brink.
Resolution 19-087 - Resolution Awarding EdgeBrook Golf Course
Golf Cart 5-Year Lease
Whereas, the City of Brookings opened bids for EdgeBrook Golf Course Golf Cart
5-Year Lease on Tuesday, November 5, 2019 at 1:30 pm at Brookings City & County
Government Center; and
Whereas, the City of Brookings has received the following bids:
NB Golf Cars
2020 Club Car-Tempo Electric - $31,690.26/year x 5 years = $158,451.30
2020 Club Car-Precedent Electric - $30,781.80/year x 5 years = $153,909.00
Tournament Fleet Rate - $37.00/day
Miller & Sons Golf Cars
2020 EZ GO TXT 48V - $33,643.00/year x 5 years = $168,215.00
2020 EZ GO RXV Elite - $41,167.00/year x 5 years = $205,835.00
Tournament Fleet Rate - $30.00/day
Now Therefore, Be It Resolved the bid from NB Golf Cars for the Club Car Tempo
Electric model be accepted.
Legal Services Agreement. A motion was made by Council Member Niemeyer,
seconded by Council Member Tilton Byrne, that a Legal Services Agreement between
the City of Brookings and Steven J. Britzman, Attorney at Law for a one year contract
(01/01/2020 - 12/31/2020), be approved. The motion carried by the following vote:
Yes: 6 - Corbett, Niemeyer, Hansen, Bacon, Wendell, and Tilton Byrne; Absent: 1 –
Brink.
Executive Session.A motion was made by Council Member Tilton Byrne, seconded
by Council Member Hansen, to enter into Executive Session at 6:50 p.m., pursuant to
SDCL 1-25-2, for purposes of consulting with legal counsel or reviewing
communications from legal counsel about proposed or pending litigation or contractual
matters. The motion carried by a unanimous vote. A motion was made by Council
Member Bacon, seconded by Council Member Niemeyer, to exit Executive Session at
7:15 p.m. The motion carried by a unanimous vote.
Adjourn.A motion was made by Council Member Hansen, seconded by Council
Member Niemeyer, that this meeting be adjourned at 7:16 p.m. The motion carried by a
unanimous vote.
CITY OF BROOKINGS
__________________________
ATTEST: Keith W. Corbett, Mayor
__________________________
Bonnie Foster, City Clerk
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0494,Version:1
Action on appointments to City Boards, Committees and Commissions.
Summary:
Mayor Keith Corbett has submitted the following appointment recommendations for City Council
advice and consent:
Brookings Bicycle Advisory Committee
Term Length:3 years
Residency Requirement:Not required
Purpose: The role of the Brookings Bicycle Advisory Committee (BBAC) is to advise the City Council,
City Manager, and City Boards on bicycling related issues; help advance the state of bicycle
infrastructure; encourage bicycling for transportation and recreation; public education and
awareness; improve safety and compliance with traffic laws; assist the City with bicycle plans; review
and suggest legislative and policy changes; recommend priorities for use of the public funds on
bicycle projects; and help ensure Brookings retains and enhances its status as a bike friendly
community.
Mayor’s Recommendation:
1.Reappoint Keith Schram
2.Reappoint Jennifer McLaughlin
3.Reappoint Steve Paula
Board of Adjustment
Term Length:3 years
Residency Requirement:Required or reside within Joint Jurisdictional Area
Purpose: The Board of Adjustment has the authority to act on variances or special exceptions to the
zoning ordinance. Four of the five members must vote in the affirmative for a motion to pass.
Mayor’s Recommendation:
1.Reappoint Jeremy Scott
2.Reappoint George Houtman
3.Reappoint Dustin Edmison
Board of Health
Term Length:3-3 year, 1 1-year
Residency Requirement:County required (2 may live outside Brookings city limits, but must reside
in Brookings county)
Purpose: The purpose of the Board of Health is to provide a general supervision of the health of the
city with full powers to take all steps and measures necessary to promote the cleanliness and
healthfulness and to prevent and arrest the spread of any contagious or infectious diseases and
harmful environmental conditions, and to quarantine any person or evacuate any area contaminated
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by such condition or disease. In addition, the Board is to provide public education for the need of all
phases of an integrated solid waste management system;
·Establish a comprehensive realistic solid waste plan for the city.
·Develop a financial policy that would be used for raising funds required to build and operate an
integrated solid waste program.
·Develop and promote pilot programs for recycling and collection of household hazardous
waste and reducing solid waste.
Mayor’s Recommendation:
1.Reappoint Dr. Shelly Brandenburger
2.Reappoint Roberta Wagner
3.Appoint Bob McGrath (1-year position)
4.Appoint Mary Anne Krogh
Brookings Committee for People who have Disabilities
Term Length:3 years
Residency Requirement:Required for 7 members
Purpose: The Brookings Committee for People who have Disabilities strives to advocate for the
rights of people who have disabilities in our community. Throughout the year, specific events are
held to bring awareness and information to our citizens. Technical assistance is provided to the
business community, private individuals, governmental entities and nonprofit organizations. This is a
service not provided by any other entity in Brookings. The goals of this service are to improve the
quality of life for people who have disabilities through enhancing the knowledge base of entities in the
community; and to further serve as a community-based advocacy group enhancing the ability of local
entities to comply with Federal Civil Rights legislation.
Mayor’s Recommendation:
1.Reappoint Connie Lemke
2.Reappoint Destini Crevier
3.Appoint Andrew Royer
Brookings Health System Board of Trustees
Term Length:3 years
Residency Requirement:Must be a resident of Brookings County
Purpose: The Brookings Health System Board of Trustees is an administrative board responsible for
the planning, operation and evaluation of all hospital and nursing home programs, services and
related organizational activities consistent with the City Charter, Ordinance and facility by laws.
(Formerly called the “Brookings Hospital Board”).
Mayor’s Recommendation:
1.Reappoint Lynn Darnall
2.Reappoint Daryl England
Business Improvement District #1 Board
Term Length:3 years
Residency Requirement:Not required
Purpose: The Business Improvement District #1 Board is responsible to prepare a plan of
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improvements for a district and provide improvement recommendations to the City Council. The
boundaries of Business Improvement District #1 are defined as non-contiguous properties to include
all hotels/motels with 25 or more rooms situated within the corporate limits of the city of Brookings.
Mayor’s Recommendation:
1.Reappoint Kate Treiber
2.Appoint Lynda Pierce
Historic Preservation Commission
Term Length:3 years
Residency Requirement:Required
Purpose: The purpose of the Historic Preservation Commission is to allow the city to engage in a
comprehensive program of historic preservation to promote the inspiration, pleasure and enrichment
of the citizens of Brookings through identification, documentation, preservation, promotion, and
development of the city’s historic resources.
Mayor’s Recommendation:
1.Reappoint Matthew Weiss
2.Appoint Andrew Royer
Human Rights Commission
Term Length:3 years
Residency Requirement:Not required
Purpose: The Human Rights Commission has the power to investigate alleging discrimination.
Other programs include:
·The study of the existence, character, causes and extent of discrimination in employment,
housing and public accommodations, property rights, education and public services.
·Advise and provide a forum for those subjected to unfair and discriminatory practices in
the City and County.
·Advise City officials concerning issues of discrimination.
·Conducting educational programs and disseminates information to further the
commission’s policy to eliminate discrimination in the city.
Mayor’s Recommendation:
1.Reappoint Jason Meusburger
2.Reappoint Marilyn Hildreth
3.Reappoint Hanna Holmquist
Library Board
Term Length:3 years
Residency Requirement:Required
Purpose: The Library Board is responsible for the appointment of the Librarian, the conduct of
business and development of policies for the Brookings Public Library materials, the governance of
the library and the use of the public library services and materials.
Mayor’s Recommendation:
1.Reappoint Kathryn Miller
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2.Reappoint Dr. Douglas O’Neill
Planning Commission
Term Length:5 years
Residency Requirement:Required
Purpose: The City Planning Commission is responsible for the city comprehensive plan for the
physical development of the city, including areas outside the boundaries of the city and within the
planning jurisdiction.
Mayor’s Recommendation:
1.Appoint Jacob Mills
Public Arts Commission
Term Length:3 years
Residency Requirement:Required for Majority
Purpose: Public art enhances the built environment of a city and enriches the lives of its citizens. A
dedicated funding source for an established program of public art enhances the reputation of a city
and serves as a vehicle for attracting new businesses and citizens. A public art program encourages
a community’s artists and citizens to engage in creative activities and artistic development. A public
arts commission can develop and implement a unified public art strategy for a community.
Mayor’s Recommendation:
1.Reappoint Jean Jostad
2.Reappoint Lynn Verschoor
3.Reappoint Scott Wallace
4.Reappoint Jamison Lamp
Sustainability Council
Term Length:3 years
Residency Requirement:Required for Majority
Purpose: The purpose of the Sustainability Council is to investigate, propose, educate, communicate,
and advocate investment strategies and policies that will improve our future qualities of life while still
meeting the needs of the present.
Mayor’s Recommendation:
1.Reappoint Betty Beer
2.Reappoint Nels Granholm
3.Reappoint Shelly Brandenburger
Swiftel Center Advisory Committee
Number of positions:1
Term Length:3 years
Residency Requirement:Not Required
Purpose: The Swiftel Center Advisory Committee shall act only in an advisory capacity to the city
council, however it shall, in particular, advise the city concerning marketing, operational issues and
management of the Swiftel Center, and in particular, shall advise and assist the city in the
performance of contracts between the City of Brookings and County of Brookings, and between the
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City of Brookings and the firm managing the Swiftel Center and which concern the Swiftel Center.
Mayor’s Recommendation:
1.Reappoint Teri Ronning
2.Reappoint Jeff Holm
Traffic Safety Committee
Number of positions:2
Term Length:3 years
Residency Requirement:The majority of the members shall be residents of the city.
Purpose: The Traffic Safety Committee will develop and implement coordinated traffic safety
programs that meet local needs; acting in an advisory capacity to the City Manager, City Engineer
and the City Council as a whole in the coordination of traffic safety activities of the official agencies
and departments of the City of Brookings; establishing safety priorities for the City; reviewing and
approving project applications for funding; serving in a liaison capacity between the City of Brookings
and the South Dakota Highway Safety Program in developing the State Highway Safety Program and
in meeting the National Highway Safety Program Standards; promoting public acceptance of official
programs proposed or instigated by the City; fostering public knowledge and support of traffic law
enforcement and traffic engineering problems; cooperating with city schools in promoting educational
traffic safety aids; educating the public in traffic safety; and generally aiding the overall reduction of
traffic accidents, injuries and deaths on the city streets.
Mayor’s Recommendation:
1.Reappoint Tony Sonnenburg
2.Reappoint Brian Lueders
3.Reappoint Don Norton
4.Reappoint Kacie Richard
Recommendation:
Staff recommends approval.
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City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0492,Version:1
Presentation of a Proclamation for South Dakota Gives & Brookings Gives Day to be held December
3, 2019.
Summary:
Darla Biel, Brookings County Youth Mentoring Program, and Dan McColley, Brookings Area Habitat
for Humanity, will be accepting the Proclamation on behalf of the 53 Brookings County non-profits
participating in the South Dakota Day of Giving.
Attachments:
Proclamation
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MAYORAL PROCLAMATION
CITY OF BROOKINGS, SOUTH DAKOTA
WHEREAS, the 2nd South Dakota Day of Giving will be celebrated on Giving
Tuesday, which is the Tuesday following Thanksgiving Day; and
WHEREAS, the goal of South Dakota Gives is to raise awareness in support of the
good work and service that nonprofit organizations do; and
WHEREAS, South Dakota has 6,437 nonprofits employing 45,200 people—over 14%
of the state’s workforce—and generates over $6.2 billion in annual revenues; and
WHEREAS, South Dakotans give almost $373 million to charity each year,
representing 3.45% of household income; and South Dakota foundations
annually give over $46.1 million; and
WHEREAS, fifty-three Brookings County nonprofits are registered participants in the
South Dakota Day of Giving; and
WHEREAS, non-profits deliver vital services, contribute to a vibrant City, give voice
to the underserved, and advance solutions for challenges facing society;
NOW, THEREFORE, BE IT RESOLVED, that I, Keith Corbett, Mayor of the City of
Brookings, do hereby proclaim Tuesday, December 3, 2019 as
SOUTH DAKOTA GIVES & BROOKINGS GIVES DAY
And call upon the residents of Brookings to:
1. Recognize and celebrate local nonprofit staff and volunteers, who provide
services and programs that fill unmet needs, benefiting all citizens; and
2. Support nonprofits with donations of time and treasure so they might
spark positive change and lasting solutions in our community.
IN WITNESS WHEREOF, I have placed the Seal of the City of
Brookings, State of South Dakota, this 26
th day of November, 2019.
_________
Keith W. Corbett, Mayor
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0493,Version:1
Presentation of a Proclamation for the Brookings Police Department Foundation.
Summary:
Police Chief Dave Erickson will be accepting the Proclamation.
Attachments:
Proclamation
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MAYORAL PROCLAMATION
CITY OF BROOKINGS, SOUTH DAKOTA
WHEREAS, the Brookings Police Department’s mission is to prevent crime,
enforce the law, and support quality public safety by delivering respectful,
professional, and dependable police service; and
WHEREAS, the Brookings Police Department Foundation is an independent
nonprofit formed in 2007 to raise awareness and community support for
the Brookings Police Department; and
WHEREAS, the mission of the Brookings Police Department Foundation is
making Brookings the safest and most inviting city for all its residents,
workers, and visitors by supporting efforts which enhance
police/community relations, crime prevention, and public safety through
funding for specialized equipment, officer support, training, education
and community programs; and
WHEREAS, every penny donated to the Brookings Police Department
Foundation is used to support the men and women serving in the
Brookings Police Department.
NOW, THEREFORE, BE IT RESOLVED, that I, Keith Corbett, Mayor of the City
of Brookings, do hereby proclaim the Brookings Police Department Foundation
as the designated fund raising organization for the Brookings Police Department.
IN WITNESS WHEREOF, I have placed the Seal of the City of Brookings,
State of South Dakota, this 26th day of November, 2019.
_________
Keith W. Corbett, Mayor
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0471,Version:1
Quarterly update on Brookings Marketplace Development.
Summary:
Developers James Drew and Michael Bender will give an update to the City Council and public on
current and upcoming developments at the Marketplace.
Background:
The City of Brookings obtained the former Department of Transportation land containing 26 acres
located east of I-29 and north of Highway 14 for $1.6 million. An agreement was entered into with
Brookings Marketplace, LLC in December 2016 to develop the property with commercial intentions.
At the June 25, 2019 Council meeting a two-year extension was approved with conditions. The
terms included a monthly staff report and public update every four months with annual review. The
terms of the agreement dictate milestones, infrastructure requirements, and additional development
agreement requirements.
Attachments:
Map
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Market Place
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0495,Version:1
Department Presentation: Fire Department.
Summary:
Once a month, a department will be presenting an update to the City Council and the public.
Attachments:
Presentation to be loaded at a later date.
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Brookings Fire Department
The Brookings fire department will continue to be a proactive emergency organization providing safe and efficient service to the citizens and visitors of Brookings through prevention, education and cooperation
Our department continues to provide plan review and code compliance, public education, structural and wildland fire suppression, all forms of rescue coverage and provides mutual aid to the other six fire departments in Brookings County and other communities in surrounding counties.Most of our members have obtained numerous certifications, including certified firefighter I & II, driver/operator, technical rescue, fire/arson investigation, hazardous materials operations & technician levels, and several National Wildland Coordination Group (NWCG) wildland qualifications. We no doubt have some of the most dedicated and talented firefighters in the area.BROOKINGS FIRE DEPARTMENT
Organized in 1879Established in 1880First motorized apparatus was purchased in 1917Became a combination department 35+ years ago with a career Fire Chief and one staff person25 years ago one additional staff position was addedCurrently, we still have only three paid staff with forty-five volunteer firefighters (50 allowed)HISTORY
BUDGET20052019Personal Services $238,933 $476,743Operating expenses $199,975 $204,050Capital $953,908 $ 85,200
National Fire Protection Association (NFPA) standards are the driving factor for our replacement cycles on apparatus, equipment, gear and training.Our Insurance Service Office (ISO) rating has been lowered from an ISO 5 rating to an ISO 3 rating. We continue to work towards an ISO 2 rating through the addition of the new South Main Fire Station location, records management and coordination with other agencies.Dropping the ISO from a rating of 5 to a rating of 3 save the community on insurance premiumsThe Brookings Fire Department covers the City of Brookings and approximately 260 square miles outside of the City limits and 27 square miles in Moody County.OPERATIONS
The volunteer firefighters save the City between three to four million dollars in payroll and benefits each yearKeeping the volunteers happy is a BIG factor for the City (Truck replacements is a very important piece)We have three paid position; Fire Chief, Deputy Fire Chief and Office/Shop ManagerWe have forty-five volunteer firefighters We have an additional FTE for 2020 to assist with inspection, pre-planning and maintenancePERSONNEL
Our current vision is still on courseWe continue to grow though training to provide the highest service possible 10,000 hrs.Operations organizational structure changeSuccession planningGreatest Concern Continued fundingGROWTH TO 2019
Future vision for the Fire Department is the hope to maintain dedicated, active and motivated volunteersWe will have an additional FTE for the 2020 budget to assist with inspection, pre-planning and maintenanceIf stationFUTURE GROWTH
2019 $85,200 Replacement Gear, South Training Center Remodel2020 - $700,700 Replacement Gear, South Training Center Remodel, Engine 1, 6F1 Command, SCBA Compressor, Pagers2021 - $205,000 Replacement Gear, South Training Center Remodel, Additional Live Fire Training Facility2022 - $556,000 Replacement Gear, Engine 2, Two-way Radios (2 year project)2023 - $691,000 Replacement Gear, Rescue 1, Two-way Radios (2 year project)2024 - $542,000 Replacement Gear, SCBA Replacement2025 - $580,000 Replacement Gear, Engine 32026 - $1,730,000 Replacement Gear, Tower 12027 - $70,000 Replacement Gear, Command Vehicle2028 - $600,000 Replacement Gear, Engine 4CIP THROUGH 2028
BROOKINGS FIRE DEPARTMENTEast Fire Station607 20thAvenueBrookings, SD 57006(605) 692-6323
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ORD 19-020,Version:1
Introduction and First Reading on Ordinance 19-020, an Ordinance amending the Zoning Ordinance
of the City of Brookings and pertaining to Planned Development Districts for the purposes of
administration of the Zoning Ordinance. Public Hearing: December 10, 2019.
Summary:
Staff is proposing a zoning ordinance amendment to clarify and create consistency with the
amendment process for initial and final development plans within a Planned Development District.
Background:
Upon review of existing language in the Zoning Ordinance, the procedure for major amendments to
an initial and/or final development plan are not consistent with the procedures for review and
approval of the original initial and/or final development plans.
The proposed changes provide clarity on what constitutes an amendment to an initial development
plan and final development plan and creates consistency with the approval process for amendments
in the same manner as the original plans were approved.
Recommendation:
The Development Review Team and staff recommend approval.
Planning Commission voted 8-0 recommending approval of the ordinance.
Attachments:
Memo
Ordinance - Clean
Ordinance - Marked
Notice
Planning Commission Minutes
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City Council Agenda Memo
From:Mike Struck, Community Development Director
Meeting:November 26, 2019
Subject:Zoning Amendment for procedural amendments to a
Planned Development District initial and final development
plan
Person(s) Responsible: Jacob Meshke, Assistant to the City Manager
Summary:
Staff is proposing a zoning ordinance amendment to clearly define the procedural
process for amendments to the initial and/or final development plan associated with a
Planned Development District.
Background:
A request to change the zoning district classification from one zoning district to a
Planned Development District follows the procedural process associated with adopting
an ordinance whereby the Planning Commission publishes notice for a public hearing
and forwards the recommendation to the City Council. The City Council conducts a first
and second reading of the ordinance with the second reading also serving as the public
hearing for the ordinance. With a Planned Development District request, an initial
development plan is required to be submitted in conjunction with the rezoning request,
however, the official action by the City Council to approve the initial development plan is
separate from the rezoning request and is approved by a motion and majority vote of
the City Council.
Upon review of existing language in the Zoning Ordinance, the procedure for major
amendments to an initial and/or final development plan are not consistent with the
procedures for review and approval of the original initial and/or final development plans.
The City Council approves an initial development plan by a motion and majority vote
whereas a major amendment to an initial development plan is approved by ordinance.
The second area of inconsistency is the requirement for major amendments to a final
development plan must be approved by the City Council through an ordinance. The
interesting note is the City Council does not review and approve final development
plans associated with a Planned Development District. Rather, the final development
plan is approved by the Planning Commission in much the same way as final plats are
approved by the Planning Commission. The correlation between the processes
associated with approving final plats and final development plans is placing a greater
emphasis on the City Council approving the preliminary subdivision plat and initial
development plan as these provide the general layout and intentions of the
development and the final plat and final development plan should be consistent with the
approved preliminary plat and initial development plan.
Staff is proposing a change to the procedural requirements for amendments to an initial
and/or final development plan associated with the Planned Development District. The
major changes with the proposed ordinance amendment are as follows:
Elimination of the categories of major and minor amendments and classifying
these simply as amendments.
Creating consistency in the process for approving amendments to an initial
development plan. Amendments to an initial development plan will follow the
same process as required for approving the original initial development plan,
whereby the Planning Commission holds a public hearing and provides a
recommendation to the City Council which will hold a public hearing and approve
or disapprove by a majority vote of the City Council.
Creating consistency in the process for approving an amendment to the final
development plan. Amendments to a final development plan will follow the same
process as approving the original final development plan whereby the Planning
Commission holds a public hearing and approves or disapproves the amendment
by a majority vote.
Provide clarity on what constitutes an amendment to an initial or final
development plan. The Development Review Team discussed these
amendments at length and determined changes having an impact on adjacent
properties (setbacks, height, buffer zones, increased density) or the street
network constitute a significant change to the approved initial development plan
and should be subject to the review and approval of the City Council. The criteria
associated with a final development plan amendment are consistent with the
requirements for the original final development plan and are generally related to
having impacts internally to the Planned Development District.
The amendment will provide clarity and consistency with the process for approving the
original initial and/or final development plan. The process will still require public notices
and hearings, however, rather than approving amendments by ordinance, it will simply
be approved by a motion and majority vote of the City Council for amendments to an
initial development plan and by motion and majority vote of the Planning Commission
for amendments to a final development plan.
Discussion:
The proposed amendment creates consistency with the procedural process associated
with approval of an initial and/or final development plan and amendments to such plans.
The amendment also provides clarity on what constitutes an amendment to an initial
development plan or final development plan. Finally, the amendment does decrease
the time frame associated with approving amendments to an initial development plan by
two weeks and the approval of an amendment to a final development plan by
approximately 6 weeks.
Legal Consideration:
None.
Financial Consideration:
None.
Options:
The City Council has the following options:
1. Approve as presented
2. Approve with recommended changes
3. Deny
Recommendation:
The Planning Commission voted 8-0 recommending approval of the ordinance
amendment. The Development Review Team recommends approval of the ordinance
amendment.
Action Requested:
Approval of amending the zoning ordinance to create consistency with procedural
amendments to a Planned Development District initial and final development plan.
Supporting Documentation:
1. Notice
2. Ordinance – Clean
3. Ordinance – Marked Up
4. Planning Commission Minutes
Ordinance 19 - 020
An Ordinance amending the Zoning Ordinance of the City of Brookings and
pertaining to Planned Development Districts for the purposes of administration of
the Zoning Ordinance
Be It Ordained by the City Council of the City of Brookings, State of South Dakota: that
Chapter 94, Zoning, Section 94-163, Subsections (e), (g), and (h) shall be amended as
follows:
Section 1.
Sec. 94-163 – Planned development district (“PDD).
(e) Initial development plan.
(3) (f) The proposed setbacks and buffer zone regulations.
(g)Rezoning of PDD’s and Amendments. Requests for amending the underlying
zoning district or to allow a use that has been specifically removed by the
ordinance establishing the PDD, shall follow the process outlined in 94-7. Other
changes within a PDD shall be submitted as an overlay on the initial or final
development plan. Amendments shall be classified as follows:
(1) Initial Development Plan Amendments. The following changes are considered
amendments to an Initial Development Plan:
a. Any change in the proposed use(s) of land or buildings that results in a 20
percent net increase in the balance of residential or commercial square
footage.
b. A major change in the street plan.
c. An increase of 20 percent or more in the total density of the development.
d. Any decrease to the setbacks or buffer zones.
e. An increase of 10 percent or greater in the building height.
(2) Final Development Plan Amendments. The following changes are considered
amendments to a Final Development Plan:
a. Any adjustment exceeding 10 percent in the dimensions of a building
(length, width) or location.
b. Any change in the number or location of access drives.
c. Any decrease exceeding ten percent in required landscape areas, or other
open areas.
d. A minor change in the street plan.
e. Any increase of less than 20 percent in the density of any area or subarea.
f. Any major change in the exterior design features of a building.
g. A change in the size or location of freestanding signs.
h. Any change in the proposed use(s) of land or buildings that results in less
than a 20 percent net increase in the balance of residential or commercial
square footage.
i.Any increase or decrease of 10 percent or greater in the number of parking
spaces.
(3) Minimal amendments. The following changes are considered minimal
amendments to a final development plan:
a. Any minor adjustment within a building which involves a more intensive use.
b. Any change in the location of outdoor lighting, sidewalks or bikeways,
recreation areas or loading docks.
c. Any adjustment less than 10 percent in the dimensions of a building (length,
width) or location.
d. An increase or decrease of less than 10 percent in the number of parking
spaces.
(h) Procedure for amendments.Amendments to the PDD shall be subject to the
following review procedures.
(1) Initial Development Plan Amendments.Amendments to the initial
development plan must be reviewed by the planning commission and
approved by a motion of the city council at a hearing for which notice has
been published in the legal newspaper of the city at least one week prior to
the city council hearing.
(2) Final Development Plan Amendments.Amendments to the final
development plan must be approved by the planning commission at a hearing
for which notice has been published in the legal newspaper of the city at least
one week prior to the planning commission meeting.
(3) Minimal amendments.Minimal amendments to the final development plan
shall be submitted to the community development department on a
reproducible development plan showing the requested changes. The
community development department may then approve these proposed
changes in writing if the proposed changes are appropriate.
Section 2.
Any and all ordinances in conflict herewith are hereby repealed.
First Reading:November 26, 2019
Second Reading:December 10, 2019
Published:
CITY OF BROOKINGS, SD
Keith W. Corbett, Mayor
ATTEST:
Bonnie Foster, City Clerk
Sec. 94-163. - Planned development district ("PDD").
(a) Intent. It is the intent of this planned development district ("PDD") to provide flexibility from
conventional zoning regulations with increased public review for PDD projects in order to:
(1) Encourage well-planned, efficient urban development.
(2) Allow a planned and coordinated mix of land uses which are compatible and harmonious, but
were previously discouraged by conventional zoning procedures.
(3) Encourage more creative, higher q uality and more ecologically sensitive urban design with
special consideration given to projects which incorporate desirable design features such as
underground parking, orientation or design to take advantage of passive solar energy,
environmental preservation, historic preservation, handicapped accessible structures, unique use
of open spaces, or other desirable design features.
(4) Improve communication and cooperation among the city's land developers and interested
residents in the urbanization of new lands and the renewal of existing deteriorated areas.
(b) Scope of section provisions. The regulations set forth in this section are the district regulations in the
planned development district, hereafter sometimes referred to as "PDD".
(c) Compliance with the comprehensive plan. The development within the planned development districts
(PDD) shall comply with the policies and design standards of the existing comprehensive plan of the
city. Planned developments within the PDD and adjacent projected deve lopments shall be compatible
with each other.
(d) PDD application, zoning. Applications for a change of zoning to a planned development district are
subject to the requirements of section 94-7.
(e) Initial development plan. A request for a rezoning to a planned development district shall be
accompanied by an initial development plan. The plan shall be submitted at least 20 days prior to the
planning commission meeting in which it is to be heard. The planning commission shall review the
initial development plan and forward its recommendation, with or without modifications, to the city
council. The following information must be specified on the initial development plan:
(1) Project name and legal description.
(2) A preliminary subdivision plan in compliance with all applicable subdivision regulations.
(3) The proposed development scheme showing the following information:
a. The proposed land uses including the number and type of proposed residential buildings,
the proposed number of dwelling units per building, the number and type of any proposed
nonresidential buildings, and their square footage.
b. The proposed maximum density of the development. Where unique physical, environmental
or design characteristics exist or are proposed, lesser densities may be desirable.
c. The proposed maximum height. Where unique physical, environmental or design
characteristics exist or are proposed, lesser heights may be desirable.
d. Proposed design features illustrating compatibility with the surrounding envir onment and
neighborhood.
e. Anticipated sub-area development sequence.
f. The proposed setbacks and buffer zone regulations.
(f) Final development plan. Prior to obtaining building permits for construction on any lots in the PDD, a
final development plan shall be submitted to the planning commission, which shall have sole authority
to approve, amend, or deny said plan. The final development plan may be submitted in conjunction
with the initial development plan for concurrent approval on any subareas the developer is ready to
commit to a final plan. All the information required for both an initial and final development plan shall
be shown for the areas submitted for concurrent approval. The final development plan shall be a
scaled, reproducible drawing showing the following information:
(1) The subdivision name, the legal description, and individual project name (if any).
(2) Boundaries of any sub-area or sub-areas submitted for approval superimposed on the map of
the initial development plan.
(3) A subdivision plan of the sub-area or sub-areas submitted for approval in compliance with all
applicable subdivision regulations.
(4) The development standards for the sub-area or sub-areas based on the requirements in one or
more of the traditional zoning districts.
(5) The size, location and elevation of all proposed structures including height and number of units.
(6) The calculated floor area for each structure and each use within each structure.
(7) Off-street parking lot arrangement designating all parking and stacking spaces, off-street loading
spaces, and any outdoor trash container space.
(8) Any sidewalks, bikeways or other paths and any areas reserved for recreation activities, such as
basketball and volleyball courts.
(9) Any outdoor lighting type and location, except for standard street lights provided by the city.
(10) A landscaping plan showing the type and location of any walls, fences or berms, the placement,
size, and species of any trees or shrubs, and areas that will be sod or seeded.
(11) All existing and proposed utilities, drainage ways and watercourses.
(12) All curb cuts and private drives.
(13) Adjacent existing and proposed uses.
(g) Rezoning of PDD’s and Amendments. Requests for changes amending the underlying zoning district
or to allow a use that has been specifically removed by the ordinance establishing the PDD, shall
follow the process outlined in 94-7. Other changes within a PDD shall be submitted as an overlay on
the initial or final development plan. Amendments shall be classified as follows:
(1) Major amendmentsInitial Development Plan Amendments. The following changes are
considered major amendments to an Initial Development Plan:
a. Any change in the proposed use(s) of land or buildings that results in a 20 percent net
increase in the balance of residential or commercial square footage .
b. A major change in the street plan.
c. An increase of 20 percent or more in the total density of the development.
d. Any decrease to the setbacks or buffer zones.
e. An increase of 10 percent or greater in the building height.
(2) Minor amendmentsFinal Development Plan Amendments. The following changes are considered
minor amendments to a Final Development Plan:
a. Any adjustment exceeding 10 percent in the dimensions of a building (length, width or height)
or location.
b. Any change in the number or location of access drives.
c. Any decrease exceeding ten percent in required landscape areas, buffer zones or other open
areas.
d. A minor change in the street plan.
e. Any increase of less than 20 percent in the density of any area or subarea.
f. Any major change in the exterior design features of a building.
g. Any change in the size or location of freestanding signs.
h. Any change in the proposed uses of land or buildings that results in less than a 20 percent
net increase in the balance of residential or commercial square footage.
i. Any increase or decrease of 10 percent or greater in the number of parking spaces.
(3) Minimal amendments. The following changes are considered minimal amendments to a final
development plan:
a. Any minor adjustment within a building which involves a more intensive use.
b. Any change in the location of outdoor lighting, sidewalks or bikeways, recreation areas or
loading docks.
c. Any adjustment less than 10 percent in the dimensions of a building (length, width) or
location.
d. An increase or decrease of less than 10 percent in the number of parking spaces.
(h) Procedure for amendments. Amendments to the PDD shall be subject to the following review
procedures.
(1) Major amendmentsInitial Development Plan Amendments. Major Amendments to the initial
and/or final development plan must be approved as an amendment to the Zoning Ordinance,
requiring the planning commission's review, the city council's approval, and public notice in
accordance with section 94-7. reviewed by the planning commission and approved by a motion
of the city council at a hearing for which notice has been published in the legal newspaper of
the city at least one week prior to the city council hearing.
(2) Final Development Plan Amendments. Minor Amendments to the initial and/or final development
plan must be approved by the planning commission at a hearing for which notice has been
published in the legal newspaper of the city at least one week prior to the planning commission
meeting. Minor amendments to the initial development plan may also be made by the submission
and approval of a final development plan which is changed from the approved initial development
plan.
(3) Minimal amendments. Minimal amendments to the final development plan shall be submitted to
the community development department on a reproducible development plan showing the
requested changes. The community development department may then approve these proposed
changes in writing if the proposed changes are appropriate.
(Ord. No. 21-03, 8-26-2003)
If you require assistance, alternative formats and/or accessible locations consistent with the Americans with Disabilities Act,
please contact the City ADA Coordinator at 692-6281 at least 48 hours prior to the meeting.
Published ______ time(s) at an approximate cost of $ _____________.
NOTICE OF HEARING
UPON A CHANGE IN ZONE REGULATIONS
NOTICE IS HEREBY GIVEN That the City of Brookings has submitted amendments to
Chapter 94, Zoning, pertaining to Section 94-163 Planned Development District (PDD).
NOTICE IS FURTHER GIVEN That said request will be acted on by the City Planning
Commission at 5:30 PM on Tuesday, November 5, 2019, in the Chambers Room on the third
floor of the Brookings City and County Government Center at 520 Third Street, Brookings,
South Dakota. Any action taken by the City Planning Commission is a recommendation to the
City Council.
Any person interested may appear and be heard in this matter.
Dated this 25
th day of October, 2019.
____________________________
Staci Bungard
City Planner
Planning Commission
Brookings, South Dakota
November 5, 2019
OFFICIAL MINUTES
Chairperson Eric Rasmussen called the meeting of the City Planning Commission to order on Tuesday
November 5, 2019, at 5:30 PM in the Chambers Room #310 on the third floor of the City & County
Government Center. Members present were Tanner Aiken, Greg Fargen, Alan Johnson, Gregg
Jorgenson, Jason Meusburger, Lee Ann Pierce, Ashley Biggar, and Rasmussen. Absent was James
Drew. Also present were City Planner Staci Bungard, Community Development Director Mike Struck,
Mary Thompson, Aaron Norman, Jacob Mills, and others.
Items #5a – Amendment to the Planned Development District Regulations.
(Meusburger/Fargen) Motion to approve the amendments to the Planned Development District
Regulations.
(Fargen/Aiken) Amendment to the motion to change Section (g.) Rezoning of PDD’s and Amendments
to read “Requests for changes to the underlying zoning district or to allow a use that has been
specifically removed by the ordinance establishing the PDD, shall follow the process outlined in 94-7.
All present voted aye. AMENDMENT CARRIED.
(Pierce/Johnson) Amendment to the motion to change Section (g.), (1), a. to read “Any change in the
proposed use(s) of land or buildings that results in a 20% net increase of residential or commercial
square footage. All present voted aye. AMENDMENT CARRIED.
(Johnson/Fargen) Amendment to the motion to change Section (g.), (2), h. to read “Any change in the
proposed use(s) of land or buildings that results in less than a 20% net increase of residential or
commercial square footage. All present voted aye. AMENDMENT CARRIED.
Original motion with the amendments was voted on. All present voted aye. MOTION CARRIED.
The meeting was adjourned at 6:25p.m.
________________________________________________________
Staci Bungard, City Planner Eric Rasmussen, Chairperson
Planning Commission
Brookings, South Dakota
November 5, 2019
OFFICIAL SUMMARY
Chairperson Eric Rasmussen called the meeting of the City Planning Commission to order on Tuesday
November 5, 2019, at 5:30 PM in the Chambers Room #310 on the third floor of the City & County
Government Center. Members present were Tanner Aiken, Greg Fargen, Alan Johnson, Gregg
Jorgenson, Jason Meusburger, Lee Ann Pierce, Ashley Biggar, and Rasmussen. Absent was James
Drew. Also present were City Planner Staci Bungard, Community Development Director Mike Struck,
Mary Thompson, Aaron Norman, Jacob Mills, and others.
Item #5a –This ordinance amendment is to create better consistency with the amendment process for
initial and final development plans within a Planned Development District. Currently an amendment
to a PDD needs to be complete by an ordinance, but the original PDD initial/final development plan
doesn’t need to be approved by ordinance. The proposed changes also provide clarity on what
constitutes an amendment to an initial development plan and final development plat. Pierce asked for
clarification of “g” Rezoning of PDD’s and Amendments. Struck explained that this section is in
regards to the “rezoning” ordinance process. Pierce feels that this verbiage should be more clear.
Pierce also is concerned with Section “g”, (1), a. – should the word “balance” be replaced with
something to better clarify this? And she also suggests that section (g), (2), h. – should be updated the
same way as the previous discussed section.
The meeting was adjourned at 6:25 p.m.
________________________________________________
Staci Bungard, City Planner Eric Rasmussen, Chairperson
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ORD 19-019,Version:1
Introduction and First Reading on Ordinance 19-019, an Ordinance authorizing a Supplemental
Appropriation to the 2019 Budget. Second Reading: December 10, 2019.
Summary:
This ordinance will amend the 2019 Budget for the following changes:
1) To update certain amounts in 2019’s Budget
2)To distribute funds from this year’s contingency to each department or fund that is estimated to
need them. These are mostly unforeseen expenses at the time 2019’s Budget was estimated.
Recommendation:
Staff recommends approval.
Attachments:
Memo
Ordinance
City of Brookings Printed on 11/21/2019Page 1 of 1
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City Council Agenda Memo
From:Erick Rangel, Chief Financial Officer
Council Meeting:November 26, 2019
Subject:Introduction and First Reading on Ordinance 19-019, an
Ordinance Authorizing Supplemental Appropriation # 4 to the
2019 Budget.
Person(s) Responsible: Erick Rangel, Chief Financial Officer
Summary:
This ordinance will amend the 2019 Budget for the following changes:
1) To update certain amounts in 2019’s Budget
2) To distribute funds from this year’s contingency to each department or fund that
is estimated to need them. These are mostly unforeseen expenses at the time
2019’s Budget was estimated.
Background:
Part 1 - makes adjustments to the 2019 Budget for revenue/reserves use and
expenditures as follows:
Reserves
o Arts Fund - to cover expenses for Garth Britzman art piece, rainbow
crosswalk and registration fees for art acquisition site
o 3rd Penny (3B) - to offset this year’s estimated Swiftel Center operating
cash deficit
Represents current estimate of worst case scenario, could end up
being lower; additionally, some funds may be recouped through a
FEMA grant for snow related incidents
o Economic Development - to cover consulting study performed at the end
of 2018
Incremental income received
o Grants and Donations - Library, Police Department
o Estimated insurance reimbursement - Police Department vehicle
o Incremental revenue - Golf course
Reallocation of funds
o From City Manager’s contracted services to cover for a Finance Intern
Part 2 - allocates a portion of the budgeted contingency funds to the respective
departments/funds that are estimated to need them by year end. These items are
mostly a result of change in strategic direction, weather related or additional
maintenance incidents not considered at the time the 2019 Budget was prepared and
presented to City Council
Discussion: Staff recommends the proposed budget amendment.
Legal Consideration:None.
Financial Consideration:
Part 1: Use of reserves as follows
Arts Fund - $12,000
3rd Penny (3B) - $ 65,000
Economic Development - $49,500
Part 2: No impact, moving funds budgeted in contingency to department/funds budgets
Options:The City Council has the following options:
1. Approve as presented
2. Approve with recommended adjustments
3. Deny
Recommendation:Staff recommends approval of the Ordinance as presented.
Action Requested:Approval of the Ordinance to amend the 2019 Budget.
Supporting Documentation:
1. Ordinance
Ordinance 19-019
An Ordinance Authorizing a Supplemental Appropriation to the 2019 Budget
Be It Ordained by the City of Brookings, South Dakota:
Whereas State Law (SDCL 9-21-7) and the City Charter (4.06 (a) permit supplemental
appropriations provided there are sufficient funds and revenues available to pay the
appropriation when it becomes due.
Now, Therefore, Be It Resolved by the City Council that the City Manager be authorized
to make the following budget adjustments to the 2019 budget:
Part 1 – Change Increase/(Decrease)
General Fund
Change
Increase/
(Decrease)
Justification
Revenue
101-421-4-334-09 Grants 8,916.00 Grant money received from DHS and the Brookings Police Foundation
101-421-4-334-09 Grants 6,199.00 DHS grant for a rescue phone
101-455-4-334-10 Private Grants/Donations 3,675.00 Grant from Fishback Community Fund
Total Change in revenue 18,790.00
Expense
101-406-5-422-07 Contracting Services (15,000.00) Move from CM's budget to cover for Finance Intern
101-415-5-101-01 Temporary Pay 15,000.00 Move from CM's budget to cover for Finance Intern
101-421-5-429-09 Reserve Expenses 8,916.00 Expenses covered by grant money received
101-421-5-940-00 Other Capital 6,199.00 Purchase of a rescue phone funded by DHS grant
101-455-5-367-01 Grant Expenditures 3,675.00 Expenses funded by grant money received
Total change in expense 18,790.00
Total Impact to current budget -
25% Sales and Use Tax (212)
Change
Increase/
(Decrease)
Justification
Revenue
212-000-4-342-99 Miscellaneous 26,342.00 Insurance reimbursement for vehicle and equipment replacement
Total Change in revenue 26,342.00
Expense
212-000-5-930-02 Machine & Auto & Equip Police 26,342.00 Replacement of damaged vehicle and equipment
Total change in expense 26,342.00
Total Impact to budget -
Special Revenue Funds
Change
Increase/
(Decrease)
Justification
Revenue/Reserves
227-000-4-446-10 Donations 16,000.00 Additional donation received from Sandra J Garnos Family
284-000-0-102-00 Cash on Hand (65,000.00) 3rd Penny (3B) reserves cash needed to offset Swiftel's estimated deficit
290-000-0-102-00 Cash on Hand (12,000.00) Arts Fund reserves cash to cover Public Arts approved expenditures
Total Change in revenue 16,000.00
Total Change in reserves (77,000.00)
Expense
227-000-5-899-99 Other Expenses 16,000.00 Expenses covered by donation received
284-000-7-899-03 Transfer out to Swiftel Center 65,000.00 Swiftel Center estimated year end cash deficit
290-000-5-422-07 Contracting Services 12,000.00 Public Arts approved expenditures not previously budgeted
Total change in expense 93,000.00
Total Impact to current reserves (77,000.00)
Total Impact to current budget expense 77,000.00
Part 2 Change Increase/(Decrease)
All Ordinances or parts of Ordinances in conflict herewith are hereby repealed.
First Reading: November 26, 2019
Second Reading: December 10, 2019
Published:
CITY OF BROOKINGS
_________________________
Keith W. Corbett, Mayor
ATTEST
____________________________
Bonnie Foster, City Clerk
Capital Project Funds
Change
Increase/
(Decrease)
Justification
Revenue/Reserves
101-000-0-210-00 Restricted Cash for Economic Dev (49,500.00) to cover for economic development assessment performed at end of 2018
Total Change in reserves (49,500.00)
Expense
525-000-5-422-03 Consulting/Engineering 49,500.00 Economic Development assessment performed at the end of 2018
Total change in expense 49,500.00
Total Impact to current reserves (49,500.00)
Total Impact to current budget expense 49,500.00
Enterprise Funds
Change
Increase/
(Decrease)
Justification
Revenue
607-000-4-346-46 Pro Shop Revenue 82,650.00 Additional revenue received
Total change in revenue 82,650.00
Expense
607-000-5-422-04 Contracting Services/Pro 82,650.00 Expenses related to additional revenue received
Total change in expense 82,650.00
Total Impact to current budget -
All Funds
Change
Increase/
(Decrease)
Justification
General Fund Expense
101-403-5-428-57 Public Education Historic 5,235.00 To fund Phase 1 of historic preservation plan
101-414-5-101-00 Regular Pay 18,000.00 To fund balance of additional HR resource
101-414-5-422-21 Recruiting Expense 25,000.00 Recruiting expense centralized in HR
101-415-5-422-07 Contracting Services 20,000.00 Finance additional Contracting Services
101-415-5-427-02 Registration & Training 3,000.00 Finance additional training due to transition
101-431-5-422-07 Contracting Services 75,000.00 Streets previous and estimated snow removal related expenses
101-431-5-426-03 General Supplies 3,141.00 Streets new traffic counter
101-451-5-422-07 Contracting Services 12,500.00 Recreation Dep preliminary study for indoor facility
75% Sales and Use Tax (213) Fund Expense
213-000-5-911-00 Buildings 13,344.45 Infrastructure maintenance expense
Enterprise Funds Expense
607-000-5-101-00 Regular Pay 33,625.00 Golf Course employee retirement expense
630-000-5-425-05 Maintenance Buildings 11,000.00 R&T additional snow removal and HVAC maintenance expense
2019 Contingency Account Funds Decrease
101-405-5-856-99 Contingency Fund (219,845.45) Allocation of budgeted contingency funds
Total change in expense -
Total Impact to current budget -
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0497,Version:1
Action on Linchpin Corporation’s proposal for the Adaptive Reuse/Redevelopment of the Historic
Armory Building and move forward with creating a development agreement.
Summary:
Two proposals were submitted in response to the City’s Request for Proposals; CD Properties, Inc.
and Linchpin Corporation.
CD Properties, Inc. submitted a concept whereby the exterior Armory structure would be restored as
closely as possible to the original structure. A terrace would be added to the exterior to provide
gathering space for tenants of the building. The interior would include modifications providing for 31
residential units (1 and 2 bedroom) along with office/commercial space available for lease.
Linchpin Corporation submitted a concept whereby the exterior Armory structure would be restored
and the interior modifications would consist of office/commercial space, meeting space, restaurant
and lounge, and back of house operations for an attached hotel to the west of the existing Armory.
The boutique hotel will consist of 63 rooms above a two level parking garage with between 100 and
135 parking stalls, depending on final configuration. The proposal is a two phase project with a total
cost of approximately $15.7 million.
Background:
The City Council provided staff direction to determine cost estimates on building demolition and
rehabilitation of the existing structure. Banner Associates conducted a building evaluation and
provided updated cost estimates.
Upon completion of the Banner Evaluation Report, another attempt ensued to see if there was
interest from the private sector for an adaptive reuse/redevelopment of the Armory. A letter of interest
was issued by the City on January 29, 2019. Four responses were received from the private sector. A
Request for Qualifications was issued on June 25, 2019 and four responses were received. All four
responders were invited to proceed to the Request for Proposal (RFP) phase and two development
teams submitted responses to the RFP.
The Armory Review Team, consisting of city staff and members of the Brookings Historic
Preservation Commission, interviewed the teams on October 31 and November 1, 2019.
Fiscal Impact:
City initiated demolition: $333,933
City initiated rehabilitation: $3,140,122
Developer initiated project: To be determined based upon a negotiated development agreement
Recommendation:
Staff recommends approving Linchpin Corporation's Proposal for the Adaptive
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File #:ID 2019-0497,Version:1
Reuse/Redevelopment of the Historic Armory Building and move forward with creating a
development agreement.
Attachments:
Memo
Request for Proposals
Proposal - CD Properties, Inc.
Proposal - Linchpin Corporation
Banner Building Evaluation Report
Map
City of Brookings Printed on 11/21/2019Page 2 of 2
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City Council Agenda Memo
From:Mike Struck, Community Development Director
Meeting:November 26, 2019
Subject:Discussion and Possible Selection of Armory Adaptive
Reuse/Redevelopment Concepts
Person(s) Responsible: Jacob Meshke, Assistant to the City Manager
Summary:
Discussion on the two concepts received for the Armory Adaptive Reuse /
Redevelopment.
Background:
Over the course of four years, city staff, City Council, Brookings Historic Preservation
Commission, State Historical Preservation Office, and a task force have made
recommendations and reports on the Armory. Additionally, Request for Proposals were
received in 2016 for repurposing the site, and green space alternatives were developed.
At the City Council’s 2018 Strategic Goal Session, the fate of the Armory building was
listed as a priority. The City Council provided staff direction to determine cost estimates
on building demolition and rehabilitation of the existing structure. Banner Associates
conducted a building evaluation and provided updated cost estimates.
Upon completion of the Banner Evaluation Report, another attempt ensued to see if
there was interest from the private sector for an adaptive reuse / redevelopment of the
Armory. A letter of interest was issued by the City on January 29, 2019. Four
responses were received from the private sector. A Request for Qualifications was
issued on June 25, 2019 and four responses were received. All four responders were
invited to proceed to the Request for Proposal phase and two development teams
submitted responses to the RFP.
The Armory Review Team, consisting of city staff and members of the Brookings
Historic Preservation Commission, interviewed the teams on October 31 and November
1, 2019.
Discussion:
Two proposals were submitted in response to the City’s Request for Proposals; CD
Properties, Inc. and Linchpin Corporation.
CD Properties, Inc. submitted a concept whereby the exterior Armory structure would be
restored as closely as possible to the original structure. A terrace would be added to
the exterior to provide gathering space for tenants of the building. The interior would
include modifications providing for 31 residential units (1 and 2 bedroom) along with
office/commercial space available for lease.
Linchpin Corp. submitted a concept whereby the exterior Armory structure would be
restored and the interior modifications would consist of office/commercial space,
meeting space, restaurant and lounge, and back of house operations for an attached
hotel to the west of the existing Armory. The boutique hotel will consist of 63 rooms
above a two level parking garage with between 100 and 135 parking stalls depending
on final configuration. The proposal is a two phase project with a total cost of
approximately $15.7 million.
Both proposals estimate a total project schedule of approximately two years.
Legal Consideration:
None.
Financial Consideration:
City initiated demolition: $333,933
City initiated rehabilitation: $3,140,122
Developer initiated project: To be determined based upon a negotiated development
agreement.
Options:
The City Council has the following options:
1. Select CD Properties, Inc.’s proposal
2. Select Linchpin Corporation’s proposal
3. City demolition of the Armory
4. City rehabilitates the Armory for gymnasium/community space
5. Do nothing
Armory Review Team Recommendation:
The Armory Review Team recommends Linchpin Corporation as the preferred
development team for the Armory Adaptive Reuse/Redevelopment project.
Action Requested:
Action to approve Linchpin Corporation’s proposal for the Adaptive Reuse /
Redevelopment of the Historic Armory Building and move forward with creating a
development agreement.
Supporting Documentation:
1. Request for Proposals
2. CD Properties, Inc. Proposal
3. Linchpin Corporation Proposal
4. Banner Building Evaluation Report
5. Map
REQUEST FOR PROPOSALS
FOR ADAPTIVE REUSE / REDEVELOPMENT OPPORTUNITY
OF HISTORIC ARMORY BUILDING
The City of Brookings, SD invites qualified development teams to submit proposals for the adaptive
reuse / redevelopment of the former historic Armory building located at 221 Main Avenue. The Armory
building and adjacent land is owned by the City of Brookings and will be made available for the project.
The Request for Proposals (RFP) process and structure is designed to encourage the assembly of design,
construction, and investment teams for the adaptive reuse / redevelopment of an historic Armory
building into a commercial or mixed-use project.
Through the adaptive reuse / redevelopment of the Armory, the City seeks to:
Activate a currently underutilized site for private and/or public use.
Complement and enhance the surrounding downtown district.
Preserve and enhance the historic structure that is appropriate for an adaptive reuse /
redevelopment.
The Armory has historical importance as a shared community space for a variety of activities. The
inclusion of a public/community space within the Project Parameters section of this document is meant
to maintain some of this history. This space can be envisioned in multiple ways with multiple functions
bringing people together in a shared space. Inevitably, this space would have private benefits bringing
the public in proximity with the private components of the building.
2
It is the intent of the City of Brookings to transfer ownership of the building to the development team
through mutually agreeable terms and conditions.
I) HISTORY and VISION of ARMORY and DOWNTOWN
The Brookings Armory opened its doors to the public in February of 1938. This project was funded
through public and private dollars. Armories built throughout the United States originally served as
a space where local militia could train, gather, and store equipment. Completed during the spring of
1937, the Brookings Armory housed Company B, 109th Engineers and the Motor Transport. The
Armory was in use as a military training center from 1938 to 1976 until a new Armory was built.
Since 1937, the building also provided space for community activities such as dances, basketball,
theater and musical performances. Shortly after the relocation of the military training center, the
City of Brookings adapted the building for Park and Recreation Department offices and associated
recreation activities. The building continued to function in this manner until 2012 when the Park
and Recreation office moved to the new Brookings City and County Government Center. The City
still maintains ownership of the building; however, due to accessibility constraints and lack of
spectator seating, the building no longer functions as a viable recreation space. The present
challenges of the building have made it necessary for the City to consider an alternative use for the
building.
The Armory is located within the Brookings Commercial Historical District and is listed on the
National Historic Register of Historic Places. It is desired that the proposed design solution (if
economically and technically feasible) would enable the building to maintain its current historical
status in accordance with the Secretary of the Interior’s Standards for Rehabilitation. The project
will be subject to applicable historic preservation review through the State Historic Preservation
Office and a local “11.1 review” by the Brookings Historic Preservation Commission, pursuant to
SDCL 1-19A-11.1.
3
The Armory has tremendous potential to be rehabilitated as a multi-use commercial, retail,
residential and community space. The Armory is an important amenity that can support a vision for
how civic and public spaces can connect a community through events, daily activities and shared
spaces. This relationship is what gives rise to the potential that this building offers for connecting
people as well as its role within an overall vision for economic development within the Brookings’
downtown area and the transit arteries connecting it.
II) PROJECT LOCATION/CONTEXT
The adaptive reuse / redevelopment opportunity site consists of approximately 0.975 acres of
Business B-1 Central District zoned property located in the northwest quadrant of the intersection of
Main Avenue and Front Street. The land, owned by the City of Brookings, includes an historic
armory building and adjacent 35-space parking lot. The site is located at the southern edge of the
Downtown Historic District.
The Armory offers potential in shaping the vision of the future of Downtown Brookings. Its unique
position compared to other downtown buildings provides relationships to the North to South and
West to East transportation arteries. It is the southern anchor of the Downtown Historic District and
one of the first buildings encountered upon crossing the railroad tracks from the South. Its unique
position engenders creative possibilities for the building’s reuse, but also for Downtown Brookings’
relationship to the broader context of the city. The site of the Armory is defined by the building’s
relationship to its context across four different zones: 1. Building, 2. Block, 3. Area, 4. Zone. The
Armory is located at the intersection of these four scales, and is uniquely positioned at the hinge
point between the Downtown Historic District to the north and the future redevelopment areas to
the south.
A. Building:
At the building scale, the Armory consists of a lower level, main level and partial upper level. The
main level consists of an entry atrium, two small office spaces and gym space with a stage. The gym
is a double-volume space with twenty foot ceilings. The gym area is approximately 7,450 square
feet with wood flooring. The lower level consists of rooms and office space ranging from 90 square
feet to 2,275 square feet. There are also non-compliant restroom facilities within the lower level.
The upper level is located directly above the entry/atrium space. It consists of meeting rooms
4
ranging from 275 to 625 square feet. There are currently no restroom facilities located on the main
or upper level.
Building area summary:
Existing lower level area: +/- 10,380 sf
Existing main level area: +/- 10,820 sf
Existing upper level area: +/- 1,765 sf
The building envelope of the Armory consists of masonry construction with an exterior stucco finish.
The existing mechanical, electrical and plumbing services will require updating.
B. Block:
At the block scale, the site that surrounds the Armory is bordered by Main Avenue to the east, 3rd
Street to the north, and Front Street to the south and west. The block also consists of a public
parking lot on the west side of the property that holds approximately 20+ parking spaces. ADA
accessibility to and from the building will need to be addressed, as the main floor is approximately
four feet above the adjacent exterior sidewalk. Meeting accessibility requirements may result in the
construction of code compliant ramps and/or elevators depending upon the plan proposed.
C. Area:
At the area scale, an industrial area borders the south edge and Downtown Brookings borders the
east and north edges of the Armory block. Adjacent buildings and amenities include: retail,
restaurants, office buildings, drinking establishments, automotive services, grain silos, and the
railroad.
D. Zone:
The Armory is currently within the B-1 Central Business District. The foundation of this district is to
provide a strong supportive retail center. This district places high priority on retail trade, office,
personal service, institutional and entertainment center uses.
To the south, the Armory block lies adjacent to the I-2 Heavy Industrial District.
III) PROJECT PARAMETERS AND PREFERRED USES
The scope of work will be to repurpose the existing Armory building located in downtown
Brookings into a commercial and/or mixed -use facility. Currently, the City of Brookings has not
committed to any single reuse concept and welcomes creative development teams to provide a
vision on how the Armory can enhance the downtown district. The Armory has been identified
as having the potential of providing needed stimulus to support growth. Items to be considered,
but not limited to, as part of the redevelopmen t of the building: retail, consumer services,
community market place, non-profit space, community artisan space, entrepreneurial space,
start-up space, collaboration space and residential dwellings. Teams are encouraged to think
‘inside the box’ and consi der how to capture and enhance the vertical volume of space within
the building.
The City has determined the priorities moving forward as:
1. Full renovation of the existing building.
2. Renovation of the existing building with potential addition to the west.
3. Full redevelopment of the site.
5
To ensure a mixed-use development solution that is complimentary to the economics of
downtown, a minimum of 51% of the overall existing floor area shall be developed for
commercial, retail, and/or office space.
IV) SUBMITTAL REQUIREMENTS
Developers submitting a response to this Request for Proposals will be expected to address the
following issues or topics in their written proposals:
A. Development Team. The Development Team should describe the role of each team member
(engineer, architect, legal, builder/contractor, other) with a description of current workloads
illustrating the commitment and availability of team members throughout the duration of the
project. Identify the individual with the authority to represent and make legally binding
commitments on behalf of the Development Team. Identify the contractual relationship among
multiple developers in the proposal, if applicable.
B. Development Concept. Proposers shall thoroughly describe the conceptual design for the
project. Please note that up to two (2) concepts can be submitted for consideration. If
submitting more than one concept, each concept shall be submitted as a separate response to
the RFP and must address all the criteria as if only one response was submitted. The
Development Concept should include the following:
Project narrative describing the developer’s vision of the project along with details on the
proposed uses and the project’s integration with downtown Brookings.
Approximate square footage of each project element (may include number of rooms,
number of units, number of floors, types of uses, etc.)
Proposed alterations and improvement plan for the building.
6
Description of potential off-street parking needs and innovative parking solutions to
maintain existing parking with the potential for additional parking spaces serving the project
and downtown Brookings parking needs.
Conceptual site plan.
Conceptual renderings of the exterior of the structure.
Massing diagram, if new or an addition is proposed for the site.
Projected timeline. Include all predevelopment activities, and any plans for phased
development. The Project Schedule shall address all phases of the project including
acquisition, zoning, historic review, design, construction and marketing.
Approach to building restoration, if applicable.
Provide estimated project budget, including any requested City financial assistance.
C. References. The Development Team shall provide a list of three (3) past projects and clients
(with contact information) including a brief description of work provided to the client. By
submitting a response to this RFP, each Development Team agrees the City of Brookings or its
designee may contact any company, person, or client to whom references are made within the
response.
D. Financial Capacity (Pro Forma). Under a separate cover stamped “Confidential”, proposers shall
submit a pro forma analysis, identifying anticipated construction costs and other relevant
information. The pro forma must be submitted in a sealed envelope, separate from the RFP
response and will be treated and reviewed confidentially. Submit a complete pro forma, which
includes the following components:
Estimated total development costs, including any project management or developer fees.
For purposes of calculating total development costs, assume the cost of land as $0.
Identify anticipated project lenders and proposed financing mechanisms. Please note
previous experience with these lenders and financing strategies. Financing assumptions,
including sources, estimated amount to be financed, interest rate, if applicable, and loan
costs.
Any estimated City subsidy requested indicating where the subsidy would be used.
V. PRE-SUBMITTAL INFORMATION
Proposers can submit written questions or requests for additional information to City staff by
Monday, September 16, 2019. A formal written response to all questions will be issued by Monday,
September 30, 2019. Written questions or requests can be directed to Mike Struck, Community
Development Director, at mstruck@cityofbrookings.org.
VI. SUBMITTAL INSTRUCTION
A. Please submit one paper copy of the Proposal in a sealed envelope along with an electronic PDF
copy of your submittal, which should contain the information listed in the Submittal
Requirements. Submittals are limited to 30 pages. The pro forma shall be sealed in a separate
envelope marked with the following “Name of Development Team Pro Forma” and included
within the contents of the Proposal primary envelope. The pro forma shall also be included as a
document separate from the Proposal on the electronic submittal and shall be stamped
“Confidential”.
7
B. Submittals shall be directed to:
Mike Struck, Community Development Director
Armory RFP Response
520 3rd Street, Suite 140
Brookings, SD 57006
C. In order to receive consideration, Proposals must be received no later than 3:00 P.M. Central
Standard Time on Thursday, October 17, 2019.
VII. EVALUATION CRITERIA
In the selection process, emphasis will be placed on understanding of City goals for the project, the
directly relevant qualifications and financial capacity of the Development Team, and the creativity
expressed in the renovation, rehabilitation, redevelopment concepts for the Armory. Submittals will
be evaluated based upon the following criteria:
A. The development concept for the site exhibiting creativity and uniqueness in activating a
currently underutilized site for private and/or public use (public use shall mean accessible to or
shared by members of the community with or without a fee structure for the use of the space)
while meeting the City’s priorities of (1) renovation of existing building, (2) renovation of
existing building with potential addition, or (3) full redevelopment of the site. (10 points)
B. Complement and enhance the surrounding downtown district with particular attention devoted
to design features enhancing place while transitioning along the gateway to downtown
Brookings and the Brookings Commercial Historic District. (15 points)
C. Preserve and enhance the historic Armory structure that is appropriate for an adaptive reuse /
redevelopment. (5 points)
D. Economic feasibility of the project, demonstrated ability to finance similar development projects
and financial capability of the Development Team. (5 points)
E. Relation between subsidy requested (if any) to projected property tax and sales tax generated
by project upon completion. (5 points)
F. Project schedule in terms of number of months to complete from start to finish including any
pre-construction approval processes. (5 points)
VIII. SELECTION COMMITTEE
The City will use a selection committee consisting of City staff and representatives from the
Brookings Historic Preservation Commission to conduct the selection process. The City is the sole
and final decision-maker regarding the selection, and it reserves the right to reject any or all
submittals or proposals.
During the selection phase of the process, members of the selection committee may contact
references and industry sources, investigate previous projects and current commitments, interview
some or all of the development team members, and take any other information into account in their
evaluation of the responses. The City reserves the right to request clarification or additional
information from respondents and to request respondents make presentations to the selection
committee.
The City, pending approval by the City Council, will execute a Development Agreement with the
selected Developer. Prior to finalizing the Development Agreement, the City and Developer will
discuss all issues relevant to the project. This would include the development schedule, project
financing – including construction and permanent, design elements, and marketing of the project.
8
Selected Development Team will be responsible for obtaining all required approvals for their
projects. This RFP and the selection process shall in no way be deemed to create a binding contract
or agreement of any kind between the City and any respondent. If a Development Team is selected,
it is expected that a Development Agreement will be negotiated between the parties.
Each respondent to this RFP agrees that the preparation of all materials for submittal to the City and
all presentations are at the respondent’s sole cost and expense, and the City shall not, under any
circumstances, be responsible for any costs or expenses incurred by a respondent. In addition, each
respondent agrees that all documentation and materials submitted with a proposal shall remain the
property of the City. Submittals are deemed public records except such items or information
exempted from public disclosure per applicable laws.
IX. RESOURCES
Building Evaluation Report: http://cityofbrookings.org/DocumentCenter/View/5499?bidId=346
BROOKINGS MUNICIPAL
ARMORY
221 MAIN AVENUE • BROOKINGS, SOUTH DAKOTA
2
INDEX
03
04
08
10
26
27
28
29
LETTER OF INTEREST
TEAM SUMMARY
PROJECT APPROACH
DESIGN
• ARMORY PRESERVATION
• HOTEL INDIGO LETTER OF INTEREST
• HOTEL INDIGO BRAND OVERVIEW
• SCHEDULE
• PLANS
FINANCIALS
FUNDING
ECONOMIC IMPACT
REFERENCES
3
LETTER OF INTEREST
Mike Struck, Community Development Director
City of Brookings
520 3rd Street Suite 140
Brookings, SD 57006
October 17, 2019
Mr. Struck and members of the Armory Adaptive Reuse Committee,
We are pleased to provide the following proposal for the adaptive reuse of the Armory and its
adjacent site for you review and consideration, and we are excited to share our vision for the
potential this project brings to downtown Brookings.
The Linchpin team has a deep commitment to the Brookings community and its ongoing
vitality, and beyond that, a specific love for the historic downtown and this building. Our team
of consultants is filled with area professionals that grew up in or have lived in the Brookings
area, work on projects here regularly, invest in this community extensively, and are thrilled to be
part of a project that furthers the goals of the City of Brookings and their recently completed
comprehensive master plan.
Additionally, our specific knowledge of the Armory site, SHPO and BHPC processes, rehabilitation
best practices, and history of working collaboratively with city staff helps to ensure the process
will run smoothly on the city’s end. Our relationships with area construction professionals will
provide an extensive list of local contractors to bid on and execute the project, and the local
presence and availability to the site by the architectural team will keep communication and
accountability at its best. Ultimately, out team wants this project to be successful because we
genuinely love this place and want to see it bring more tourism activity downtown, and want to
collaborate with and help area businesses succeed, as well.
We encourage you to contact any of our references listed in the packet. Please ask them not only
about the technical services we provide, but also the extra effort to go above and beyond to make
the project a success and serve the needs of the clients and the larger community.
Sincerely,
Angela Boersma, AIA
President
Linchpin Corporation
Clinton Powell, PE
Vice President
Linchpin Corporation
4
TEAM SUMMARY
LINCHPIN CORPORATION
LINCHPIN Corp. is a development company founded with
the sole intent of providing high quality, adaptive reuse and
new construction in communities throughout South Dakota.
As such, each of our team members and consultants brings
unique experience and backgrounds to each of the projects
we are involved in. These experiences stretch from significant
historical rehabilitation projects to the design of major housing
and mixed use developments. Our team members are excited to
collaboratively bring our individual experiences to the Armory
adaptive reuse project and see this development succeed.
USDA RURAL DEVELOPMENT
Rural Development is committed to helping improve the economy
and quality of life in rural America. They offer loans, grants,
and loan guarentees to help create jobs and support economic
development and essential services. They promote economic
development by supporting loans to businesses through banks,
credit unions and community-managed lending pools
CONSTRUCTION MANAGEMENT
Linchpin collaborates with a variety of architectural and
construction professionals. Based on the unknown permitting
process, Linchpin has intentionally not selected a construction
manager to allow us to go through a deliberate value-based
selection process. The Linchpin team has extensive experience
with contractor procurement.
IHG | INTERCONTINENTAL HOTELS GROUP
IHG® is one of the world’s leading hotel companies, with
400,000 colleagues working across more than 100 countries
to deliver True Hospitality for everyone. Hotel Indigo is about
embracing each unique neighborhood the hotel is in and tells
that specific store to its shareholders, guests, and locals.
CORPORATE COLLABORATORS
?
5
ID8 ARCHITECTURE, LLC
414 Main Avenue, Suite 3
Brookings, SD 57006
605.695.9635
angelab@id8arc.com
BROSZ ENGINEERING, INC.
2309 West 50th Street
Sioux Falls, SD 57105
605.336.1676
clintp@broszengineering.com
THOMPSON, DREESSEN & DORNER, INC.
5000 South Minnesota Avenue
Suite 300
Sioux Falls, SD 57108
605.951.088
td2mail@td2co.com
ASSOCIATED CONSULTING ENGINEERING
340 South Phillips Avenue
Sioux Falls, SD 57104
605.335.3720
acei@aceinet.com
ENVISION KITCHEN
PO Box 90833
Sioux Falls, SD 57109
BOYCE LAW
300 South Main Avenue
Sioux Falls, SD 57104
605.336.2424
MARSH MCLENNAN AGENCY
300 North Cherapa Place
Suite 601
Sioux Falls, SD 57103
605.339.3874
FIRST BANK & TRUST
520 6th Street
Brookings, SD 57006
800.843.1552
TEAM SUMMARY
CONSULTING TEAM
The members of this project team have worked together on numerous new construction and
historic rehabilitation projects over the course of the last 6+ years, led by Architect, Angela
Boersma, AIA. Some of those projects created with various members of the proposed
design team include other historic properties in Brookings, such as: Ben Franklin Market, the
1921 Building, Teen Challenge Re-Entry building, and 414-416 Main Avenue. Plus other local
and/or regional projects such as: Millborn Seeds, Dakotaland Federal Credit Union (in both
Watertown and Huron), Edgewood Prairie Crossings (Sioux Falls), and Village Square.
Current workloads among the design team members afford time to prioritize this project as
it is proposed to move through design and construction over the course of the next couple
years without any problems. Further, because the Owners/Design team members have good
relationships with numerous qualified local contractors, the intent is to competitively solicit
proposals and pricing from that extensive network for a construction manager/GC. Only
contractors with staffing and schedule availability will be considered to work on the project.
6
TEAM SUMMARY
ANGELA BOERSMA, AIA; ARCHITECT/DESIGN LEAD
ANGELA BOERSMA, AIA, NCIDQ, LEED AP
PRINCIPAL ARCHITECT & INTERIOR DESIGNER
ROLE: ARCHITECTURE, INTERIORS, HISTORICAL CONSULTING,
PROJECT MANAGEMENT
Angela’s background includes degrees in Interior Design and
Architecture, and minors and/or emphasis in business/economics,
Hospitality design, and historic preservation. Her project expertise
is widely varied, and includes everything from development
masterplanning to small additions and renovations. Angela’s focus
on client needs and goals, and committment to understanding
organizational operations and workflows helps her envision and design
interior spaces that are most supportive of an organization’s mission and
operational efficiency, but also integrate the architecture, interiors, and
landscape teams so that spaces function well across the entire project -
from the site plan all the way down to the scale of furnishings.
Angela’s focus on the long-term implications of design solutions brings
issues of stewardship and sustainability to the forefront of her practice,
and she’s always thinking about how the decisions she helps clients with
now will impact future generations and broader audiences.
PROJECT ROLE:
As both and Architect & Interior Designer, Angie typically works closely
with owners in helping to define the project’s needs and overall goals, as
well as helping to coordiante the other members of the project design
team. She heads up all of the digital 3D modeling for projects, helps with
project concept development, construction drawings and specifications,
and addresses all the other miscellaneous details from project staffing to
client/constituent meetings.
PROJECT EXPERIENCE
• Crosspoint Church, Watford City, ND (in progress)
• Boys & Girls Club of the Capital Area, Pierre, SD (collab. with Brosz
Engineering)
• Village Square Redevelopment Masterplan, Brookings, SD
• Ben Franklin Lofts & Market, Brookings, SD
• Silver Sneakers Development Masterplan, Brookings, SD
• Dakotaland Federal Credit Union Administration Building, Huron, SD*
• Dakotaland Federal Credit Union, Watertown, SD*
• Great Plains Lutheran High School Masterplan, Watertown, SD*
• Millborn Seeds Corporate HQ, Brookings, SD*
• The Farmstead, White, SD*
• Prairie Hills Condos/Multi-family, Brookings, SD*
• Trail’s Head Masterplan*
• Teen Challenge of the Dakotas Re-Entry, Brookings, SD*
• Hitch Paperie & Gifts, Brookings, SD*
• Global Polymer, Madison, SD *
• Edgewood Prairie Crossings Assisted Living, Sioux Falls, SD*
• Edgewood Memory Care, Watertown, SD*
*Indicates projects completed with a previous firm
Master of Architecture
University of Minnesota (2009)
B.S. Interior Design
South Dakota State University
(2006)
REGISTRATIONS
NCARB: 82400
NCIDQ: 30687
SD License # 12631
MN License # 56151
NE License # A-5010
IA License # 07694
ND License # 2876
YEARS OF EXPERIENCE
15 years of experience in Interior
Design
12 years of experience in
Architecture
PREVIOUS POSITIONS
‘12-’18 Mills Construction, Inc.
‘09-’15 South Dakota State
University (faculty)
‘06-’09 Charles Levin Architects
‘06-’09 University of Minnesota
(Grad. Asst.)
‘05-’06 Buskerud Construction
‘04-’06 South Dakota State
University
‘04 Pottery Barn (internship)
‘04 J.Crew corp. design team
(internship)
CONTACT INFO
(e) angela@linchpincorp.com
(p) 605-215-1384
(a) 414 Main Ave. Ste #3
Brookings, SD 57006
7
TEAM SUMMARY
CLINTON POWELL, PE; PROJECT DEVELOPMENT LEAD
CLINT POWELL, PE
PROJECT DEVELOPMENT ENGINEER
ROLE: PROJECT MANAGER & FUNDING ASSISTANT
Clint Powell has extensive experience in planning, design, construction,
and maintenance of transportation, irrigation, municipal, and
hydroelectric infrastructure throughout the western and midwest
United States. Additionally, he specialized in complex construction
modification negotiations while managing both design-build and design-
bid contracts. Working as Project Civil Engineer, Planning Engineer,
and Construction Resident Engineer for the Federal Government,
Clint gained valuable field experience on iconic projects across the
US including Hoover Dam and Glacier National Park. In addition, he
managed a staff of construction personnel and an annual construction
budget of approximately $40 million.
Since joining Brosz Engineering he has been involved with a number of
municipal, tribal, and county projects. With primary focus on customer
satisfaction, Clint is committed to ensuring that the customer’s needs
are incorporatedin every facet of the initial project scope, design,
funding development, and construction oversight.
PROJECT ROLE:
As a Project Manager, Clint will offer overall management and guidance
for the project. He will organize and lead the team in preparation for the
public meetings; field data collection; plan preparation, review, and final
submittal; and all other steps of the project.
PROJECT EXPERIENCE
• Santee Sioux Tribe / West Knox Rural Water Appraisal Study -
Santee, NE*
• Santee Sioux Tribe / West Knox Rural Water Feasibility Study -
Santee, NE*
• Niobrara Basin Study - Valentine, NE*
• Missouri River Authorized Purposes Study - Missouri River*
• East Spillway Recreation Road Construction - Pickstown, SD*
• West Tailrace Recreation Road Construction - Gregory County, SD*
• Fort Randall Dam Spillway Rehabilitation - Pickstown, SD*
• Ainsworth Ramp Flume Design and Construction - Ainsworth, NE*
• Big Bend Tailrace Road Rehabilitation - Ft. Thompson, SD*
• Lewis and Clark Crest Road Rehabilitation - Yankton, SD *
• Red Willow State Recreation Area Facility Upgrades - McCook, NE*
• Glen Elder State Recreation Area Facility Upgrades - Glen Elder, KS *
*Indicates projects completed with a previous firm
EDUCATION
B.S. Agricultural Engineering
South Dakota State University
(2006)
Certificate in Federal Executive
Leadership USDA Graduate School
(2011)
REGISTRATION
Professional Engineer in
South Dakota #13476
Nebraska #E13332
YEARS OF EXPERIENCE
14 years of experience
2 years at Brosz Engineering
PREVIOUS POSITIONS
2018: Brosz Engineering
2016 - 2017: Interstate Electrical
Contractors, Pickstown, SD
2011 - 2016: USACE, Construction
Division, Pickstown, SD
2004 - 2011 US Bureau of
Reclamation
Water Resources Resources
Research Labe, Denver, CO
Nebraska-Kansas Area Office,
Grand Island, NE
Hoover Dam, Boulder City, NV
Headquarters, Washington, D.C.
Missouri River Authorized Purposes
Liaison, Kansas City, MO
CONTACT INFO
(e) clinton@linchpincorp.com
(p) 605-572-8012
8
PROJECT APPROACH
The Linchpin Corporation development team is a unique collection of industry professionals that
bring decades of experience in adaptive reuse, design, and construction administration to the
Armory adaptive reuse project. By approaching development projects with an emphasis on high
quality design, we believe that we bring a unique set of skills and abilities to a project that no
other developer in the region is able to match. Additionally, Linchpin’s Principals, Angie Boersma
and Clinton Powell, have long-standing relationships throughout the Brookings region that will
prove invaluable in the redevelopment of a site with a price tag likely to exceed $15 million.
Linchpin Corporation is committed to the renovation of the existing Armory and development
of the parking area west of the Armory. At final build-out the site is envisioned to house a two-
level parking garage, a boutique downtown hotel, and a repurposed Armory. By developing both
retail and hotel space within the site, Linchpin is confident that we can continue to capitalize on
the existing vitality of downtown Brookings while driving over $860,000 in additional municipal
sales tax receipts over a 10-year period.
We envision repurposing the Armory structure into 100% commercial/retail space. The main
level of the Armory would serve as commercial space for major tenants desiring prime office
locations in a historical downtown setting, such as the Brookings Area Chamber of Commerce
and Convention Bureau, or a professional services firm. The main level also would include a
4,000+ square-foot restaurant, lounge and bar (with associated commercial kitchen and storage
areas). Additionally, approximately 2,500 square feet of business space would also be available.
Finally, the main floor would also be home to the lobby and office requirements of the newly
constructed hotel.
The lower level would house approximately 3,000 square feet of convention and meeting space
to support both the hotel and businesses that reside within the Armory. The lower level will
serve as additional programming space for the hotel including the fitness center, sauna, laundry,
storage and back of house functions.
The upper level of the Armory would consist of approximately 3,500 square feet of office space
for commercial tenants. Likely tenants would be smaller professional organizations that would
benefit from Main Street frontage in a highly visible location.
The newly constructed two-level parking garage would serve as both public parking as well
hotel and venue parking. With an estimated capacity of between 100 and 135 vehicles depending
on final configuration, the structure would significantly increase the amount of publicly available
parking during an average day and would at no time reduce the amount of publicly available
parking downtown.
The final piece of the development puzzle for the site will be the construction of a sixty-three
room, boutique hotel above the parking structure. This facility is being envisioned as a flagship
hotel property. Linchpin has had a number of conversations with hotel partners and a number of
concepts have shown significant interest. Attached is a letter of interest from the Vice President
for Luxury, Upscale, and Lifestyle Development concerning InterContinental Hotels Group’s Hotel
Indigo concept.
9
Current design configuration for parking allows for parking for 95 vehicles, including required
accessible spaces. Significant additional parking is available for motorcycles. With additional
configuration optimization to be completed by a transportation engineer additional spaces
are likely to be gained. During times of high hotel occupancy the ability exists to provide
valet parking and significantly increase total parking. The main level of the lower level of the
structure would remain as self-parking in this situation. The Level 1 parking would then include
valet parking to allow for increase parking density as shown below.
Linchpin Corporation is committed to further exploring during final design development
the concept of utilizing the same area preliminarily designed as a parking structure for an
automated parking structure. The incorporation of this feature would allow for additional
trade-off analysis to be completed with the City to significantly increase the amount of parking
available within the same area, potentially to a total vehicle parking count over 150.
EXISTING PROPOSED WITHOUT VALET PROPOSED WITH VALET
48-Hour Lot 35 0 0
On-Street 13 0 0
Garage Structure 0 95 59
Level 1 Valet 0 0 60
TOTAL 48 95 119
PROJECT APPROACH
PARKING INFORMATION
10
PROJECT BUILD-OUT
DESIGN
PHASES:
Overall, this proposal focuses on a two-phase approach to the rehabilitation of the Armory and
the utilization of the overall site in order to maximize the positive tax revenue impact and the
return on investment for both the City of Brookings and the team of private investors.
DESIGN GOALS:
• Add density and vibrancy to the South end of Main Avenue
• Illustrate the potential to enhance the walkability and streetscape design further south along
Main Avenue
• Maximize the tax revenues for the city of Brookings
• Promote and enhance existing small businesses and downtown businesses
• Celebrate the history of the Central Business Historic District, the city of Brookings, and the
building itself
• Historic rehabilitation of the Armory
For the design of the proposed building, the Linchpin team intends to play off the depression-era
construction techniques and materials of the Armory. The Phase 2 Hotel addition would reflect a
more contemporary Art Deco aesthetic, playing off of and celebrating the Armory itself, but in a
distinctly different and slightly more contemporary and timeless way.
ARMORY REHAB:
The existing Armory building would feature a restoration of the exterior, removal of the 80’s-era
glass enclosure and replacement with a new glass façade to enclose the stair entry from Main,
as well as incorporating an elevator to access both the upper and lower levels of the Armory
for business use. There would be commercial office suites provided, as well as public meeting
rooms, and the newly constructed East-facing glass “front porch” would be designed to minimize
it visually competing with the Armory façade, but also potentially serve as an area that could
be utilized by the CVB or Chamber to offer public information related to visitor and recreational
opportunities in the Brookings community.
The remainder of the lower level of the Armory would be used for back-of-house functions to
serve the hotel such as storage, laundry, fitness center, meeting rooms, and access to lower-level
parking.
On the main floor, the goal of keeping as much double-volume space as possible was a major
consideration, as was the concept of exposing the roof trusses and replacing the gym floor with
something more appropriate to the new use. The full scale of the windows would be restored, and
the large volume of space would be used for the restaurant, bar, and lounge spaces to serve the
hotel property, as well as the back-of-house spaces to support it, such as the commercial kitchen
and storage areas.
The stage area of the existing Armory would be demolished and environmental hazards
remediated (since the bulk of the lead, asbestos, and mold are in or directly adjacent to that
portion of the building, and the structure for that portion of the roof appears to be in the worst
shape). Phase 2 of the building would connect on the West side of the building with a shared
elevator lobby and stair tower.
11
P
P
P
P P
P
P
DOWNTOWN
ATTRACTIONS
& PUBLIC
BUIDLINGS
5 MINUTE
WALK
10 MINUTE
WALK
PARKS /
GREEN SPACE
LOCAL
FOOD/DRINK
DOWNTOWN
PARKING
ARMORY &
HOTEL
SITE + CONTEXT
DESIGN
P
The goal for the design of the Armory site is to help add density and vibrancy to the South end
of Main Avenue nearest the railroad depot and tracks. With the more recent additions of housing
and entertainment venues like the Lofts on Main and Eponymous Brewing, the importance of
emphasizing the pedestrian experience and access to Brookings’ many amenities within a quick
5-minute walk of the proposed site is also a major goal.
12
ARMORY PRESERVATION
DESIGN
ARMORY PRESERVATION STRATEGY:
As a contributing property for the Downtown
Business Historic District on the National
Register of Historic Places, our approach to
the rehabilitation of the Armory will focus on
the Secretary of the Interior’s Standards for
Rehabilitation in the way that is typical for all
projects subject to an 11.1 review in the state of
South Dakota. Furthermore because of the team’s
desire to utilize federal historic preservation
tax credits, we will be working closely with the
SHPO to treat the Armory property with as
much sensitivity as possible in the efforts to
rehabilitate/adapt the building for reuse.
IT IS OUR BELIEF THAT THE CHARACTER-
DEFINING FEATURES OF THE BUILDING
INCLUDE:
• Its scale and mass set back from the zero lot
line of the rest of Main Avenue
• The overall primary façade, decorative details
in the banding and stars, as well as the eagle
emblem near the top
• The minimalist art deco style
• The prominent front entry stairs and the
centered, ceremonial approach to the building
on its East-facing façade.
• Its symmetry about the primary entry stairs.
• The double-volume interior space with
large windows to admit as much daylight as
possible in that large open volume.
In the process of working alongside both SHPO
and BHPC, these character-defining features
will be the first things we want to discuss, as
agreeing on those items that it is imperative
to preserve is the first step of a healthy
collaboration and a successful project. Further,
we’ll work to diligently balance the preservation
needs of the building with the priorities of the
City and Owners to help maximize the return
on investment for the property, ensuring that
it is a vibrant and valued part of downtown for
generations to come.
OVERALL, THE TEAM WOULD PLAN TO RETAIN
THE VAST MAJORITY OF THE BUILDING AS IT
CURRENTLY EXISTS, WITH THE EXCEPTION OF
THE PROPOSED FOLLOWING:
• Replace the Main Avenue glass enclosure,
while still keeping it subservient to the
principal façade, and keeping it set back from
the Main Avenue right-of-way.
• Replace the windows and restore them to the
full opening size.
• Expose the roof structure on the interior, and
address insulation for the roof on the exterior
(while maintaining the barrel form)
• Extend the second floor balcony space a
bit farther to the west, and extend a second
floor mezzanine over the kitchen and back-
of-house spaces on the north side of the
building. The primary gym floor area and
south-facing windows would be maintained as
double-volume space with the full height of
the openings visible.
13
ARMORY PRESERVATION
DESIGN
• Remove the stage area on the west end of the building, the
associated basement shooting range, and address environmental
concerns and abatement issues prior to excavation for the
underground parking structure. The stage area that was removed will
be replaced with the stair & elevator lobby for the proposed hotel.
• Add elevators to the original Armory building for accessibility.
• Western addition of a hotel would be attached to the rear of the
building, and the intent is to minimize its height from Main Avenue in
order to keep the Armory façade as the most prominent.
THE SECRETARY OF THE INTERIOR’S STANDARDS FOR
REHABILITATION
1. A property shall be used for its historic purpose or be placed in a new use
that requires minimal change to the defining characteristics of the building
and its site and environment.
2. The historic character of a property shall be retained and preserved. The
removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and
use. Changes that create a false sense of historical development, such as
adding conjectural features or architectural elements from other buildings,
shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic
significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where
the severity of deterioration requires replacement of a distinctive feature,
the new feature shall match the old in design, color, texture, and other visual
qualities and, where possible, materials. Replacement of missing features
shall be substantiated by documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage
to historic materials shall not be used. The surface cleaning of structures, if
appropriate, shall be undertaken using the gentlest means possible.
8. Significant archaeological resources affected by a project shall be protected
and preserved. If such resources must be disturbed, mitigation measures
shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not
destroy historic materials that characterize the property. The new work shall
be differentiated from the old and shall be compatible with the massing,
size, scale, and architectural features to protect the historic integrity of the
property and its environment.
10. New additions and adjacent or related new construction shall be undertaken
in such a manner that if removed in the future, the essential form and
integrity of the historic property and its environment would be unimpaired.
14
HOTEL INDIGO
LETTER OF INTEREST
15
HOTEL INDIGO
BRAND OVERVIEW
TARGET CONSUMER
Hotel Indigo guests share common
attributes that express who they are and
how they interact with the world. They seek
assurance of a brand and the experience of
an independent boutique. They are creative.
They enjoy life, fashion and style, work and
new experiences.
THEY ARE THE SAVVY INDIVIDUALIST.
• 50% female and 50% male
• 34 to 54 years of age
• Married and may have children under five
• Educated with Bachelor’s & Graduate
degree levels
• Earn up to $200k per year
• Well-traveled and stay for business,
leisure and/or romantic occasions
• Share and appreciation for art and design
• They are confident and enjoy planning
their own travel
• Digitally in-tune, they use social media
and other storytelling platforms to share
their experiences
GRAB-AND-GO
The design of this space is specific to each
hotel project, and is adjacent to the front
desk so guests can easily pay for purchases.
THE GRAB-AND-GO AREA WILL INCLUDE:
• 20% Local items (minimum)
• Refrigerated and ambient product
display areas (frozen is optional)
• Space for disposable items like flatware,
napkins, straws, bags, etc.
• Storage for replenishment
“The vision of this property is that it supports and
celebrates local businesses, artists, histories, and
talents in ways that make the entire downtown
neighborhood stronger”
– ANGELA BOERSMA
• Bakery
• Meat
• Cheese
• Beer
• Wine
• Spirits
• Specialty
• Produce
LOCAL VENDORS
Partnerships with companies that produce
local products is the core of our offer.
LOCAL COFFEE ROASTER
Every Hotel Indigo has a partnership with a
local coffee roaster from their neighborhood.
This coffee is used throughout the hotel in
outlets and meeting spaces.
LOCAL ADDITIONS (3 minimum)
Hotel Indigo franchised properties prefer to exist in historic neighborhoods and communities with a
story of their own. Each hotel features local art, history, and products with in the guest rooms and
amenities to help strengthen those neighborhoods and give each property its personality.
16
LOBBY
Whenever patrons walk into an
experience-driven property like a hotel,
bar, restaurant, or retail space, the design
of their experience begins the moment
they drive up to the property. The Lobby
sets their expectations about the quality
of the products and services they will
receive. The interior spaces and details
for the proposed Hotel Indigo lobby will
feature contemporary art deco details,
large-scale murals and imagery featuring
the history of Brookings and SDSU,
setting the stage for the experiences the
Linchpin & Hotel Indigo team want visitors
to enjoy.
DESIGN
17
DESIGN
BAR & RESTAURANT
The restaurant, bar, and lounge will feature upscale local fare for dinner service,
options for a sit-down business lunch, or a grab-and-go deli cooler for downtown
business owners and shoppers looking for a quick option. It will provide a place for
business and university travelers to enjoy the local flavors while offering walkability
to other downtown attractions. Largely, the intent is not to be a college bar at all,
making it simple to close the kitchen and bar earlier than the numerous downtown
establishments intended to serve that demographic.
18
DESIGN
ROOFTOP
Pending zoning and height restrictions
that can be negotiated, the proposed
rooftop lounge would provide an
upscale location to enjoy appetizers
and drinks, and have a bird’s-eye
view of the city. It would provide an
additional amenity space that could be
rented out for private events should
the need and demand arise.
19
DESIGN
FITNESS + SPA + AMENITIES
Standard amenities in Hotel Indigo
properties include a small business center;
flexible space for small conferences,
receptions, and meetings; and an on-
site fitness center. Our proposed design
features a fitness center with yoga
studio, as well as spa services. Both of
these amenities have been discussed
with existing local business owners as
opportunities to grow and strengthen
their businesses, while having the
additional potential revenue generated by
hotel guests.
20
GUEST ROOM
DESIGN
Hotel Indigo properties frequently feature prominent large-scale murals throughout
the common areas, but also on the head-walls of the guest rooms. The artwork and/
or imagery is typically at the discretion of the property owners, but strongly tied
to the location, its history, local art, and the story of the place itself. The Linchpin
team envisions these murals as opportunities to tell the story of prominent names
and places in Brookings’ history, including such examples as: Sexaur Seeds, Wilmot
“Wooden Legs” Brookings, C.A. Skinner, the Medary settlement, the establishment of
South Dakota State College, the importance of the railroad, etc. A combination of
historic photos and local art will help tell the story of Brookings throughout the hotel
property, and each time guests stay in a different room, they’ll have the opportunity to
see a new part of the story.
21
PROPOSED OPTIMAL TIMELINE
SCHEDULE
SPRING
2020
JULY
2021
OCTOBER
2021
MARCH
2022
APRIL /MAY
2022
NOV 2021
- FEB 2022
SUMMER
2020
FALL / WINTER
2020
WINTER
2021
SPRING
2021
JUNE
2021
Design Development
Phase 1 - Armory
Construction documents
& permitting
Phase 1 - Armory
Construction documents
& permitting
Phase 2 - Hotel
Begin construction
on Phase 1
Complete construction
on Phase 1 - Armory
Design development
Phase 2 - Hotel
Bid Phase 2 and order
pre-cast double t’s
Demolition of stage area
& excavation of parking
structure level (8 weeks)
Set pre-cast
parking structure
Begin wood framed
portion of building
(guest rooms, etc)
Fully dried in and
exterior finished
Interior work
Punch list items and
substantial completion
Staff training
and soft open
DESIGN CONSTRUCTION
1576 SF
005
CONFERENCE
155 SF
002
RESTROOMS
155 SF
003
RESTROOMS
1646 SF
004
CONFERENCE
562 SF
001
PRE-FUNCTION
71 SF
004A
STORAGE
72 SF
005A
STORAGE
1929 SF
006
YOGA/FITNESS CENTER
280 SF
007A
OFFICE/STORAGE
255 SF
007B
OFFICE/STORAGE
255 SF
007C
Room
66 SF
007D
STORAGE
272 SF
007E
BREAK ROOM
577 SF
007F
LAUNDRY
296 SF
007
STAFF SUITE
481 SF
008
ELEVATOR LOBBY
22
DESIGN
LEVEL 0
1. PARKING (59 SPACES +
MOTORCYCLE & SCOOTER PARKING)
2. YOGA/FITNESS CENTER
3. LAUNDRY
4. CONFERENCE ROOMS
5. SHARED FACILITY RESTROOMS
6. OFFICE/STORAGE
LEVEL 0 FEATURES
1
5
5
2 4
4
3
6 6 6
3168 SF
106
RESTAURANT
592 SF
106C
LOUNGE
823 SF
106B
BAR
453 SF
107
KITCHEN
131 SF
105
RR
131 SF
104
RR
238 SF
103
SUITE B
90 SF
103B
OFFICE 1
94 SF
103A
OFFICE 2
902 SF
100
VESTIBULE
705 SF
101
PRE-FUNCTION
287 SF
102
SUITE A
92 SF
102 B
OFFICE
69 SF
102 A
BREAK
188 SF
102 C
SMALL CONFERENCE
67 SF
102 D
OFFICE
94 SF
102 E
OFFICE
80 SF
102 F
OFFICE
537 SF
106 A
OVERFLOW/RENTABLE
220 SF
108
C-STORE
677 SF
109
ELEVATOR LOBBY
1206 SF
110
LOBBY
449 SF
111
BACK OF HOUSE
46 SF
112
RESTROOM
47 SF
111A
RESTROOM
107 SF
111B
OFFICE
36 PARKING SPACES
CO2 SYSTEM
EXISTING TRENDZ BUILDING
23
DESIGN
LEVEL ONE
1. PARKING (36 SPACES +
MOTORCYCLE & SCOOTER PARKING)
2. LOBBY
3. BUSINESS CENTER
4. GRAB-AND-GO
5. BACK OF HOUSE / STAFF
6. OFFICE
7. RESTAURANT, BAR & LOUNGE
8. 2 COMMERCIAL OFFICE SUITES
(TENANT SPACES)
9. SHARED FACILITY RESTROOMS
LEVEL 1 FEATURES
1
5
2
4
7
8
8
9
36
OPEN TO BELOW
EXISTING TRENDZ BUILDING
750 SF
201
OFFICE SUITE
417 SF
202
OFFICE SUITE
919 SF
200
CIRCULATION
1038 SF
203
OFFICE SUITE
149 SF
204
RESTROOM
139 SF
205
RESTROOM
292 SF
206
OFFICE SUITE
282 SF
207
OFFICE SUITE
289 SF
208
OFFICE SUITE
285 SF
209
OFFICE SUTE
24
DESIGN
LEVEL 2 & LEVEL 3
1. 17 DOUBLE QUEEN ROOMS
2. 14 KING ROOMS / FLOOR
3. COMMERCIAL OFFICE SUITES
(TENANT SPACES)
4. SHARED FACILITY RESTROOMS
LEVEL 2 & 3 FEATURES
1
2
43
25
DESIGN
PERSPECTIVES
29
REFERENCES
SD AFFORDABLE/WORKFORCE HOUSING PROJECT:
LINCHPIN Corp. is the lead development corporation for housing development in over twenty
small municipalities in South Dakota. Linchpin was chosen to lead these developments due to
our familiarity with dealing with local governments as well as our unique approach to solving
the housing crisis in class two municipalities.
PROJECT REFERENCE:
LINDA SALMONSON • LSALMONSON@EASTRIVER.COOP
CHAMBER LOFTS PROJECT:
Angela was the architect of record for the rehabilitation of 416 & 416 Main avenue in
Brookings, which included six unique studio lofts, Hitch Studio, and (later on) the offices of
ID8 Architecture. The efficiency apartment units and building exterior rehabilitation was the
recipient of a Mayor’s Award for Adaptive Reuse in 2016.
PROJECT REFERENCE(S):
DEANN MOULTON • DEANN.MOULTON@BANKEASY.COM
VAN FISHBACK • VAN.FISHBACK@BANKEASY.COM
TEEN CHALLENGE RE-ENTRY:
Angela was the architect of record for the rehabilitation of 317 3rd Ave. in Brookings, which is
the former Dudley Hotel and current home of Teen Challenge of the Dakotas and Home Again.
This project was also a recipient of a Mayor’s Award for Adaptive Reuse in 2016, and involved
a two-year-long total structural reconstruction effort, as well as a full overhaul of the building
exterior and interiors.
PROJECT REFERENCE(S):
MIKE GILMARTIN • MIKE@TCDAKOTAS.ORG
1921 BUILDING - STUDIO APARTMENTS & VARIOUS FEASIBILITY STUDIES:
Angela was the architect of record for a recent 11.1-eligible building update to the historic
1921 Building, which required consultation with the SHPO for window replacement approvals,
and design for project feasibility studies and ultimately the design of four additional studio
apartments to help maximize the leasable areas of the building.
PROJECT REFERENCE(S):
MILLS DEVELOPMENT CORPORATION
JOHN MILLS • JHMILLS@BROOKINGS.NET
ANDY JOHNSON • ANDY@MILLS-DEVELOPMENT.COM
JACOB MILLS • JACOB@MILLS-DEVELOPMENT.COM
November 2018
Brookings Armory / Recreation Center
Building Evaluation Report
Brookings, SD
Prepared for
City of Brookings, SD
Prepared by
Banner Associates, Inc.
www.bannerassociates.com
GeoTek Engineering & Testing
www.geotekeng.com
West Plains Engineering, Inc.
www.westplainsengineering.com
BAI 22884.00.00
engineering a better community
Page 1 of 1
TABLE OF CONTENTS
Summary/Structural Evaluation 5 pages
Appendix A - Opinion of Probable Costs 3 pages
Appendix B – Structural Evaluation Photos 13 pages
Appendix C – Limited Asbestos Survey 16 pages
Appendix D – Hazardous Materials Survey 17 pages
Appendix E – Indoor Air Quality and Airborne Mold Testing 16 pages
Appendix F – Lead Survey 33 pages
Appendix G – Asbestos/Hazardous Materials/Mold/Lead Cost Estimate 1 page
Appendix H – Mechanical System Evaluation 7 pages
Appendix J – Electrical System Evaluation 6 pages
Page 1 of 5
GENERAL CONDITION ASSESSMENT
OWNER City of Brookings
PROPERTY
ADDRESS
221 Main Avenue
Brookings, SD 57006
OBSERVATION
DATE October 11, 2018
CLIENT City of Brookings
PROJECT Brookings Armory Evaluation BAI No. 22884.00
Purpose of Assessment:
Banner was contacted by Paul Briseno to perform a building evaluation and prepare an opinion of probable cost for the City of
Brookings Armory building in Brookings, South Dakota. The City has previously stopped using the building and has had numerous roof
and foundation leaks.
The purpose of this report is to assess the general condition of the existing building (structural, mechanical, electrical and hazardous
materials) and provide a probable cost for rehabilitation to a habitable condition and a probable cost to demolish the building. Banner’s
portion of this report is limited in scope and focuses on the structural components based upon visual evidence as no calculations were
performed to determine the adequacy of the structural components. This report is not to be considered a guarantee of condition and
no warranty is implied.
The hazardous materials, mechanical, and electrical assessments are provided as attachments to this report. Banner contracted with
Geotek Engineering & Testing Services, Inc. to provide testing and costs for the remediation of asbestos, lead, mold and other
hazardous materials; no environmental testing was performed outside of or below the building. Their report and opinion of probable
cost are included as Appendices C through G. Banner contracted with West Plains Engineering to evaluate the existing mechanical and
electrical systems. Their report is included as Appendices H and J.
Background Information:
The building was constructed in 1937 by the City of Brookings and Works Progress Administration (WPA). The building consists of cast-
in-place concrete foundation and exterior walls. The main and second floor framing were constructed of dimensioned lumber floor
joists supported on interior cast-in-place concrete load bearing walls. The roof was constructed of timber bow-string trusses and
dimension lumber joists. Bow-string truss bottom chords were repaired in 1999.
Structural Observations:
On October 11, 2018; we made the following observations:
1. Exterior (Photos 2-14 & 49-51):
a. East Wall (Front) – Photos 2 through 4)
i. There were observed cracks in the wall. Cracks were noticed near each window towards the corner of the
building and from the two stair towers extending towards the top of the wall.
Page 2 of 5
ii. There was noticeable concrete deterioration of the architectural feature above the opening.
b. North Wall – Photos 4 & 5
i. No significant cracking or concrete deterioration was observed on this wall.
c. West Wall (Back) – Photos 5 through 9
i. There were four significant cracks in the west wall (one at each corner and at approximately the 1/3
points of the wall). Cracks appeared to have been previously repaired and have cracked through the
repair. Last repair date was not known. No measurements were able to be obtained of the cracks but the
gaps were noticeable from the ground.
ii. Extensive concrete deterioration was observed in the northwest corner of the building (along both the
north and west walls of the stage extension of the building).
d. South Wall – Photos 10 through 14
i. Diagonal cracking off the corner of concrete openings was observed. Cracks appeared to be minimal in
thickness.
ii. Stair-step cracking was noticed at the west end of the block walls of the south basement egress stairway.
iii. Extensive concrete deterioration was observed at the top of one of the concrete piers along this wall.
Dimensions of area were approximately 1’-0” wide by 5’-0” high.
e. Other Exterior Features – Photos 49 through 51
i. Exterior stairs have spalled concrete sections around handrails.
ii. Some exposed and rusted reinforcement is visible in some of the stairs.
2. Roof/Attic (Photos 15-20):
a. Exterior of the roof was not observed directly.
b. Roof Joists – Photos 15 & 16
i. Significant water staining/damage was observed on majority of the roof joists.
c. Bow String Trusses – Photos 17 through 19
i. Repairs to bottom chord of the truss appeared to be in good condition.
ii. No water damage was observed on trusses near the east end of the building. West end of the building
was reported to have more leaks and was not observed from the attic due to safety concerns.
d. Ceiling Joists – Photo 20
i. Water staining was observed on numerous ceiling joists, mainly near the perimeter of the building.
e. The observations were made the day after snow/rain event. There were at least six leaks visibly infiltrating the
ceiling. See interior photos 22 and 24 through 32.
3. Interior (Photos 21-40):
a. Walls
i. Majority of interior walls were permanently finished with plaster and were unable to be observed
directly.
b. Floor Framing – Photos 37 through 40
i. Areas of the ceiling that were exposed showed significant water staining and deterioration to the floor
joists.
ii. Majority of floor framing was above a permanent ceiling in the basement and was unable to be observed.
Page 3 of 5
4. Foundation/Basement (Photos 41-48):
a. Exterior Basement Walls – Photos 41 through 44
i. Most basement windows had horizontal cracks in the concrete wall below the bottom of the window;
cracks extended diagonal downward from the corners of the window. Photo 41 shows typically cracking
around basement windows. All windows were either in individual or common window wells. Drainage of
these wells is unknown. Photos 42 and 44 show the water infiltration from these cracks.
b. Interior Load-Bearing Basement Walls – Photos 45 through 48
i. The two primary load bearing basement walls (running the length of the building – down the center) had
several large vertical cracks. It was not known at the time if the cracks were actively getting larger.
Structural Conclusions:
The following items are conclusions to the above noted observations. The outline follows the same outline used to note observations
above:
1. Exterior:
a. East Wall (Front)
i. Position and size of the cracks are consistent with shrinkage cracking of concrete. These cracks should be
monitored, but no immediate action needs to be taken. They may require occasional patching.
ii. Deteriorating concrete should be removed back to sound concrete and patched back to original size. Top
of horizontal surface should be sloped to shed water. Since this is an architectural feature there are no
immediate structural concerns, but concrete may continue to erode and deteriorate into adjacent
structural concrete. Falling concrete may also cause damage to entrance below.
b. North Wall
i. No structural concerns were observed with regard to the north wall of the building.
c. West Wall (Back)
i. While the root cause of the cracking wasn’t known at the time, the cracks appeared to be enlarged by the
freezing of moisture infiltration. Especially the crack to the north corner, which is located behind a down
spout. Repair of these cracks may reveal additional work that was not visible during this inspection.
ii. Deteriorating concrete should be removed back to sound concrete and patched back to original size. Top
of horizontal surface should be sloped to shed water. Concrete may continue to erode and deteriorate
causing further structural concerns, as well as safety concerns from falling concrete if not repaired.
d. South Wall
i. Cracks are consistent with shrinkage cracking as noted above.
ii. Stair-step cracking in masonry walls typically indicates differential settlement of the foundation. Due to
the minimal thickness of these cracks the masonry may be able to be tuckpointed and re-painted, but if
the settlement were to continue the cracks would reappear and foundation work may need to be
performed to remedy the issue.
iii. Deteriorating concrete should be removed back to sound concrete and patched back to original size. Top
of horizontal surface should be sloped to shed water. Concrete may continue to erode and deteriorate
causing further structural concerns, as well as safety concerns from falling concrete if not repaired.
e. Other Exterior Features
i. Due to the noted structural conditions and the need for code compliance with a city building. Stairs
should be removed and replaced.
Page 4 of 5
2. Roof/Attic
a. No direct observations to conclude on.
b. Roof Joists
i. Due to the continued exposure to wet-dry conditions, as evidenced by the water staining and mold, the
original wood framing has likely experience decay significant enough to warrant a reduction in its load
carrying capacity.
c. Bow String Trusses
i. Repairs appeared to be performing as intended.
ii. No structural concerns were observed on the eastern most trusses. Western trusses were not observed.
d. Ceiling Joists
i. Due to the continued exposure to wet-dry conditions, as evidenced by the water staining and mold, the
original wood framing has likely experience decay significant enough to warrant a reduction in its load
carrying capacity.
e. The numerous roof leaks do indicate the roofing system needs complete replacement.
3. Interior
a. Walls
i. No direct observations to conclude on.
b. Floor Framing
i. Due to the continued exposure to wet-dry conditions, as evidenced by the water staining and mold, the
original wood framing has likely experience decay significant enough to warrant a reduction in its load
carrying capacity.
ii. While majority of floor framing was not visible, there was enough water staining and deterioration in the
visible areas to warrant concern for the remaining framing that was not able to be observed.
4. Foundation/Basement
a. Exterior Basement Walls
i. The cracks don’t appear to be affecting the structural integrity of the basement walls at this time.
However, they did appear to be allowing water into the basement, which could cause deterioration of the
nearby concrete and causing future concerns.
b. Interior Load-Bearing Basement Walls
i. To reduce the chances of future settlement damaging the building structure, the existing foundation
should be jacked to correct the settlement or the existing wall and foundation should be removed and
replaced.
Page 5 of 5
Summary:
In our professional opinion, the only parts of the structure that are salvageable at this point in time are the exterior concrete walls and
the bow string trusses of the roof. The west wall of the stage area may also reveal additional concern while performing repairs to the
cracks in the wall. All other portions of the structure are either beyond repair or spot repair costs would likely exceed the cost of
removal and replacement. Even the exterior concrete walls (which are still 80 years old) will require significant repair at this time and
will need continued maintenance in the future.
Replacement of framing members of the roof, ceiling and floor would require the new members be designed to current building code
standards and loads. This in turn would require a structural check of the portions of the building that are still salvageable. While these
portions of the building are salvageable, it is likely they would require some additional modifications to allow them to take additional
load required to meet today’s building codes.
Per the City’s direction we have prepared two opinions of probable cost; one for demolishing the structure and one to bring the
building back to habitable condition. The cost for rehabilitating the building is based on our observations and conclusions noted above
and also includes costs for upgrades to make the building ADA accessible.
Here is a summary of the two opinions of probable cost prepared. (the cost breakdown is included in Appendix A).
Demolish entire building Rehabilitate and make ADA
accessible
Probable Construction Cost $303,575 $2,803,680
Estimated Engineering Fees (10%)$30,358 $336,442
Total Project $333,933 $3,140,122
The cost for rehabilitation is based off recreating the existing floor plan and the intention of using the building
in the same capacity (recreation in the upper levels and storage in the basement). It does not include replacing
any finishes in the basement. Unit costs were obtained from RS Means – 2018 Cost Data.
For reference the cost of a new building with the roughly 12,000 square feet and this purpose would be approximately 2.3 million
dollars.
PREPARED BY Adam R. Hanson, PE
1 of 1
1 Div. 1 Mobilization, Bonds & Insurance 1 LS, etc.$22,487.04 $22,487.04
2 Div. 1 Contingencies (25% of Construction Costs)1 LS $46,848.00 $46,848.00
3 Div. 2 Structure Demolition 255,000 CF $0.38 $96,900.00
4 Div. 2 Disposal 1,500 CY $15.00 $22,500.00
5 Div. 2 Slab Demolition 12700 SF $0.70 $8,890.00
6 Div. 2 Footing Demolition 1,500 LF $13.00 $19,500.00
7 Div. 2 Concrete Wall Demolition 25,000 SF $1.50 $37,500.00
8 Div. 2 Disposal 1,275 CY $18.00 $22,950.00
9 Cleanup Cost 1 LS $26,000.00 $26,000.00
Opinion of Probable Construction Costs =$303,575
Design, Bidding and Construction Services =$30,358
Operation and Maintenance Manual =
Reimbursable Expenses =
Geotechnical Services =
Administration and Legal =
Opinion of Probable Project Cost =$333,933
OPINION OF PROBABLE PROJECT COST
PROJECT Brookings Armory Evaluation - Demolish BAI NO 22884.00
LOCATION Brookings, South Dakota
DATE 10/31/2018
ITEM NO.
SPEC
SECTION DESCRIPTION OF WORK AND MATERIALS
QTY UNIT UNIT PRICE TOTAL
1 of 2
1 Div. 1 Mobilization, Bonds & Insurance 1 LS, etc.$207,680.02 $207,680.02
2 Div. 1 Contingencies (20% of Construction Costs)1 LS $432,666.70 $432,666.70
3 Div. 2 Cleanup Cost 1 LS $157,100.00 $157,100.00
4 Div. 2 Selective Demolition 255,000 CF $0.38 $96,900.00
5 Div. 3 Concrete Footing 75 CY $350.00 $26,250.00
6 Div. 3 Concrete Repair - Exterior Wall 1 LS $50,000.00 $50,000.00
7 Div. 4 Masonry Load-Bearing Walls 4,500 SF $15.00 $67,500.00
8 Div. 5 First Floor Framing 11,550 SF $8.10 $93,555.00
9 Div. 5 Stage Framing 1,250 SF $6.10 $7,625.00
10 Div. 5 Second Floor Framing 1,700 SF $8.10 $13,770.00
11 Div. 5 Ceiling Framing 11,550 SF $7.00 $80,850.00
12 Div. 5 Roof Framing 12,000 SF $4.00 $48,000.00
13 Div. 7 Roofing Membrane 120 SQ $228.00 $27,360.00
14 Div. 7 Joint Sealants 1 LS $10,000.00 $10,000.00
15 Div. 8 Doors 1 LS $80,000.00 $80,000.00
16 Div. 8 Windows 1 LS $190,000.00 $190,000.00
17 Div. 9 Gym Floor 8,850 SF $18.31 $162,043.50
18 Div. 9 Carpeting 372 SY $40.00 $14,880.00
19 Div. 9 Ceiling 10,050 SF $4.00 $40,200.00
20 Div. 9 Painting 1 LS $60,000.00 $60,000.00
21 Div. 14 Elevator - Hydraulic (traction increases cost)1 LS $175,000.00 $175,000.00
22 Div. 21 Fire Sprinkler 11,550 SF $7.00 $80,850.00
23 Div. 22 Plumbing 11,550 SF $17.00 $196,350.00
OPINION OF PROBABLE PROJECT COST
PROJECT Brookings Armory Evaluation - Rehabilitation BAI NO 22884.00
LOCATION Brookings, South Dakota
DATE 10/31/2018
ITEM NO.
SPEC
SECTION DESCRIPTION OF WORK AND MATERIALS
QTY UNIT UNIT PRICE TOTAL
2 of 2
24 Div. 23 Heating, Ventilating, and Air Conditioning 11,550 SF $28.00 $323,400.00
25 Div. 26 Electrical 11,550 SF $14.00 $161,700.00
Opinion of Probable Construction Costs =$2,803,680
Design, Bidding and Construction Services =$336,442
Operation and Maintenance Manual =
Reimbursable Expenses =
Geotechnical Services =
Administration and Legal =
Opinion of Probable Project Cost =$3,140,122
OPINION OF PROBABLE PROJECT COST
PROJECT Brookings Armory Evaluation - Rehabilitation BAI NO 22884.00
LOCATION Brookings, South Dakota
DATE 10/31/2018
ITEM NO.
SPEC
SECTION DESCRIPTION OF WORK AND MATERIALS
QTY UNIT UNIT PRICE TOTAL
Photo No. 1 Photo No. 2
Photo No. 3 Photo No. 4
Photo No. 5 Photo No. 6
Photo No. 7 Photo No. 8
Photo No. 9 Photo No. 10
Photo No. 11 Photo No. 12
Photo No. 13 Photo No. 14
Photo No. 15 Photo No. 16
Photo No. 17 Photo No. 18
Photo No. 19 Photo No. 20
Photo No. 21 Photo No. 22
Photo No. 23 Photo No. 24
Photo No. 25 Photo No. 26
Photo No. 27 Photo No. 28
Photo No. 29 Photo No. 30
Photo No. 31 Photo No. 32
Photo No. 33 Photo No. 34
Photo No. 35 Photo No. 36
Photo No. 37 Photo No. 38
Photo No. 39 Photo No. 40
Photo No. 41 Photo No. 42
Photo No. 43 Photo No. 44
Photo No. 45 Photo No. 46
Photo No. 47 Photo No. 48
Photo No. 49 Photo No. 50
Photo No. 51
GEOTEK ENGINEERING
& TESTING SERVICES, INC.
909 East 50th Street North
Sioux Falls, South Dakota 57104
605-335-5512 Fax 605-335-0773
October 8, 2018
Banner Associates, Inc.
409 22nd Avenue South
PO Box 298
Brookings, SD 57006
Attn: Mr. Brad Wermers
Subj: Hazardous Materials Survey
Former Armory (Parks & Rec Building)
221 Main Ave
Brookings, SD
GeoTek #18-E62
Dear Mr. Wermers,
INTRODUCTION
This report presents the Hazardous Materials Survey recently conducted at the subject property.
The purpose of this work was to identify hazardous materials in the building that may need to be
removed in the event of demolition.
The site consists of mostly one story plus basement, former armory building. There is a partial
second floor. The approximate building area is basement - 10,380 sq ft; first floor - 10,820 sq ft,
and second floor – 1765 sq ft. The building has concrete walls, and a curved wood roof deck
supported by wood and steel trusses. The building is about 75’ by 120’ and was constructed in
1937 by the WPA. An entry addition was constructed in 1986. Attached are floor plan maps of
the three floors of the building and a site plan map.
SCOPE OF WORK
Based on our understanding of the project, the scope of work was limited to:
1. Mobilizing a Senior Project Manager to the site.
2. Observing building related materials to identify those suspected to contain hazardous or
potentially materials. Examples of hazardous materials are: polychlorinated biphenyls
(ballasts, capacitors, transformers), mercury (thermometers, fluorescent and other lamps,
Former Armory, 221 Main Ave Page 2 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
switches), oil (hydraulic, compressor, mineral, fuel), batteries, circuit boards, compressed
gases, fire extinguishers, ash (chimneys, incinerators), boiler chemicals, glycol based
heating and cooling systems, refrigerants, appliances, furnaces, boilers, chillers, HVAC
equipment, water heaters, sensors, electronic components, lead sheeting, X-ray &
photograph dark room components, exit signs, emergency electrical generators, cooling
towers, water wells, etc. (excludes clinic or medical products/contents/inventory,
containers of paints, stains, cleaning products and boiler chemicals, etc.).
3. Estimating quantities of hazardous materials.
4. Preparing a written report presenting field data.
We observed the building walls, ceilings or enclosed places through existing openings. Therefore,
there remains the possibility of encountering concealed items at a later date.
By way of example and not by way of limitation, the scope of Consultant's work did not include a
Phase I Environmental Site Assessment, removal or abatement of materials, abatement project
design, abatement project management, an operations and management plan, or collecting or
analyzing physical evidence.
HAZARDOUS OR POTENTIALLY HAZARDOUS MATERIALS
In accordance with federal and SD hazardous waste rules, hazardous material will need to be
identified, removed, and properly disposed off-site (or recycled) prior to building demolition.
Certain materials are not permitted for disposal as typical construction or demolition debris, and
may require off-site disposal in permitted municipal solid waste landfill or hazardous waste
facilities.
General
Below are the hazardous materials/components observed and identified on-site by GeoTek staff
during a site visit on October 2, 2018. The survey was conducted by viewing each room, the
immediate building exterior, roof, etc. (one room, SE Room on 1st Floor, was locked and only
viewed from the window in the door). It is noted that substance/product labels may or may not be
accurate, and material appearance may not fully characterize a particular item. Listed quantities
are approximate, not guaranteed. Material/items in some areas obscured parts of the building from
full view. There is potential that additional hazardous or potentially hazardous material could be
present within concealed locations such as behind material, within walls, below floors, above
ceilings, within pipe chases or plenums, etc.
Items listed in attached Table 1 are suspected to have hazardous components (unit may need to be
disassembled to ascertain).
Former Armory, 221 Main Ave Page 3 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Lighting
Lighting fixtures are often suspected to contain hazardous components, such as fluorescent light
bulbs (mercury), fluorescent lamp ballasts (PCBs or other dielectric fluids), emergency lamp
batteries (Ni-Cd batteries, lead batteries (universal waste)), LED bulbs (lead, arsenic), etc.
Disassembly of the lighting fixture may reveal markings or labels to assist in determining the
content and waste disposition of the item. For example, a ballast may have a manufacturer’s date
or be marked “No PCBs”. Fluorescent light bulbs may have green end caps, indicating low
mercury content.
Attached Table 2 lists those lighting-type fixtures suspected to or have potential to contain
hazardous components. It is likely that not all items listed are hazardous. Prior to building
demolition, each fixture will need to be partially disassembled to collect those components actually
deemed hazardous.
Radioactive Materials
Exit Signs
Exit signs may contain tritium. The tritium gas (3H, a form of hydrogen) is in sealed gas tubes
lined with a light-emitting diode. The tritium gives off low-beta radiation. When the lights are off,
the tritium sign will glow green or red. The signs should have a permanent warning label or
perhaps a serial type number. Facilities that use these signs are considered a Nuclear Regulatory
Commission (NRC) General Licensee. There are several NRC regulations for tritium exit signs;
unwanted tritium signs must be properly disposed and a NRC report filed. We understand thin
(<1/4th”) plastic signs, hardwired with fluorescent or incandescent bulbs, or with batteries, do not
contain tritium.
Exit signs were observed as shown on attached Table 2. Exit signs did not appear to contain
tritium. Note that non-tritium exit signs may contain other hazardous components (fluorescent or
other lamps, batteries, circuit boards) that may require special disposal.
Smoke Detectors
Some smoke detectors use a small amount of radioactive material (americium-241) to detect
smoke. Some early models used radium-226, and commercial smoke detectors and some
residential units used nickel-63.
Smoke detectors were not observed on-site.
Refrigerants
We understand federal law requires the recovery of refrigerants such as freon when taking a
refrigerant system out of service.
Containers or units suspected to contain refrigerants are:
Refrigerators, dehumidifier, pop cooler and similar vending machines.
Water cooler (foyer/ticket sales area)
Former Armory, 221 Main Ave Page 4 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
3 window-type air conditioners
Lead
Lead-Based Paint (LBP)
Based on the age of the building (1937, and later renovations), it is our opinion that there is
potential for lead-based paint. Most definitions of lead-based paint define it as paint containing
0.5% or more lead. Beginning in 1955, voluntary industry standards were 1% or less lead in
residential interior paint. In 1971, a federal law prohibited the use of paint with over 1% lead in
federal government residences. In 1973, federal law lowered the allowable amount to 0.5%. In
1977, federal law lowered the allowable amount of lead in residential interior paint to 0.06%.
These laws applied to residential interior paint; commercial paints may have different lead content.
A lead-based paint inspection has been conducted and is being reported separately.
The disposal of lead-based paint waste from commercial or government structures is regulated by
hazardous waste rules of the SD Department of Environment and Natural Resources (DENR).
Commercial business owners and removal contractors are required to determine if lead-based
paint waste, generated from nonresidential structures (such as public and commercial buildings) is
considered a hazardous waste, as defined by South Dakota’s hazardous waste rules. However,
according to DENR, whole building demolition debris is considered non-hazardous waste with
regard to lead, and no sampling/analysis/removal of painted components is required for disposal
as non-hazardous waste.
Other Lead
Due to the age of the building (1937, and later renovations), water supply piping and fixtures have
some potential to contain lead solder joints and/or consist of brass or lead components. Brass or
lead components should be segregated before or during demolition and recycled.
Mercury
Items in a building that may contain mercury include fluorescent bulbs, compact fluorescent light
bulbs (CFLs), high intensity discharge (HID) lamps, ultraviolet lamps, flood lamps, and neon
lights. Thermometers, thermostats, and, “silent” light switches (manufactured prior to 1991) may
be present and contain mercury.
According to EPA regulations, the Toxicity Characteristic Leaching Procedure (TCLP) determines
if a lamp is a hazardous waste. Lamps that pass the TCLP test for mercury are not hazardous and
therefore, are not subject to federal regulation. Some manufacturers of fluorescent tubes produce
“low-mercury lamps” that they claim pass the TCLP test for mercury. The amount of mercury in
a low-mercury bulb can range from 3.5 to 4 milligrams compared to a standard fluorescent bulb
which ranges from 8 to 14 milligrams of mercury. These lamps may be identified by green end
caps (often referred to as green-tipped lamps), or green etchings on the lamps. EPA encourages
the recycling of all mercury-containing lamps, regardless of the mercury content. EPA notes that
if you do not test your low-mercury lamps and prove them non-hazardous, they should be assumed
to be hazardous waste and handle them accordingly. Some states require that all mercury-
containing lamps be recycled or managed as a hazardous waste, regardless of the mercury content.
Former Armory, 221 Main Ave Page 5 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
According to EPA, a mercury thermometer can be easily identified by the presence of a silver bulb.
If the bulb is red, blue, purple, green or any other color, it is not a mercury thermometer. Other
thermometers are considered municipal solid waste.
Observed were these suspect mercury items:
Lighting-type items are listed on attached Table 2.
5 Thermostats (Archery, Gun Range, Gym, S Rm, 2nd Fl)
Components on 4 Natural Gas Forced Air Heaters (Archery Rm, Gym, Gun Range)
Perhaps natural gas meter (N Side, Exterior)
PCBs
Older (<1979), fluorescent light lamp ballasts, capacitors, or transformers located in the building may
contain PCBs. Polychlorinated biphenyls (PCBs) may be present within both dielectric oils and
potting materials. The potting compound is a black, tar-like substance that encapsulates the internal
electrical components. Congress banned the manufacture of PCBs in the United States in 1977. In
1979, EPA banned the processing or use of PCBs, except in totally enclosed equipment. Ballasts
manufactured through 1979 may contain PCBs. Ballasts manufactured between 1979 and 1998 that
do not contain PCBs should be labeled "No PCBs". If a ballast is not labeled "No PCBs," it is best to
assume it contains PCBs.
Renovation or Demolition - According to 40 CFR 761.50 (b) (2) (i-ii) and 40 CFR 761.60 (b) (2)
(ii), except for manufacturers of PCB equipment, fluorescent light ballasts containing PCBs only
in an intact and non-leaking PCB small capacitor (<3 lbs of dielectric fluid or <100 cubic inches)
can be disposed of as municipal solid waste (not a restricted use or rubble site). However, the
MSW landfill would need to be informed of the PCB waste, and that would subject the landfill to
future monitoring for potential PCB releases. Therefore, PCB small capacitors should be removed
from buildings pending demolition, and properly disposed. Fluorescent light ballasts containing
PCBs in the potting material, or PCB small capacitors no longer intact and non-leaking, are
regulated as PCB bulk product waste under 40 CFR 761.62. PCB bulk product waste would need
to go to an appropriate facility.
Observed were these suspect PCB items:
As listed in attached Table 2, there are a number of light fixtures within or outside the
building that contain lamp ballasts; some of these ballasts may contain PCBs.
1 ballast (uninstalled, Janitors Closet, Bsmt)
Perhaps capacitors on electric motors
Transformers - Approximately two pad-mounted (liquid containing) electrical transformers
were observed on the exterior west side of the building. The transformers are suspected to
be owned by Brookings Municipal Utilities. The transformers appear newer, and the larger
transformer had a placard indicating an age of 3/2015. Older transformers may contain
PCBs.
Apparent dry type electrical transformers were not observed. Dry type transformers (without oil
or tar type content) would not be suspected to contain PCBs and could be recycled for metal
content.
Former Armory, 221 Main Ave Page 6 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Underground/Aboveground Storage Tank
Evidence of an underground storage tank (UST) such as fill/vent pipes or dispenser islands was
not observed on-site.
Excluding one hot water type tank for heating or water supply use, aboveground storage tanks
(ASTs) were not observed on-site.
The building was constructed in 1937. Presumably, the former heating system was a boiler that
initially burned coal, and later perhaps fuel oil. At some point, this heating system was removed,
and the current electric baseboard heat and (natural gas) forced air heaters were installed on-site.
If a heating oil tank was formerly present, it could have been an aboveground storage tank (AST)
or underground storage tank (UST). If it was buried, there is potential for it to remain on-site.
As there is some potential for a current or former heating oil tank to be present, these additional
inquiries were conducted:
The SD Department of Environment and Natural Resources (DENR) spills database was
reviewed; the site was not listed.
The SD DENR regulated tanks database (USTs or ASTs) was reviewed: the site was not
listed. Note that heating oil tanks are usually considered exempt from notification
requirements.
Sanborn Map Company fire insurance maps were available for the years 1884, 1892, 1898,
1904, 1911, 1916, 1928, 1948, and 1956. As the current building was constructed in 1937,
only the 1948 and 1956 maps were reviewed. On the 1948 and 1956 maps, the Brookings
Armory & Auditorium building is shown, but tanks or notes of a heating system are not
listed/shown (1956 map is barely legible).
City of Brookings Fire Department, Deputy Fire Chief Mr. Peter Bolzer was interviewed
by email on October 5, 2018. The fire department did not have records of
aboveground/underground storage tanks at the subject property.
Should substance releases be suspected or identified, the SD Department of Environment and
Natural Resources (DENR) may require assessment and/or clean-up of the site. The SD Petroleum
Release Compensation Fund (PRCF) may reimburse eligible parties for expenses related to
assessment and remediation of motor fuels or fuel oil. The PRCF has a $10,000 deductible, with
coverage up to $1,000,000 for eligible expenses related to releases of motor fuels and fuel oil.
Expenses related to hydraulic oil, waste or used oil, and other substances are not eligible for
reimbursement. Releases from vehicles may be covered if certain criteria are met. If a release
originates off-site, there is also some coverage of expenses for an impacted third party. However,
coverage is secured through the responsible party. Pipeline releases are reportedly excluded from
PRCF coverage.
Former Armory, 221 Main Ave Page 7 of 8
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
If an abandoned petroleum UST(s) is discovered, they could be removed at no expense to the
property owner under a current DENR program. Abandoned petroleum USTs are eligible for the
DENR Tank Yank Program unless they are at a commercially operated motor fuel station operated
on or after April 1, 1988. USTs storing motor fuel, heating oil, motor oil, waste oil, etc., are
eligible. DENR hires private contractors and consultants to conduct the work. UST contents are
removed. Soil samples are collected at the time of UST removal. Contaminated backfill soils, if
present, are removed. Replacement soil is minimally compacted. If there is pavement over the
UST, it would not be replaced. The state also pays for "any additional cleanup that is needed".
Currently, there is no known ending date for this program.
Other Substances
For demolition, depending upon the disposal facility(s) selected, other substances may not be
permitted for disposal. For example, SD DENR solid waste rules for Construction and Demolition
Debris Disposal Facilities do not allow liquids to be disposed of in such facilities.
In attached Table 1 is a list of other items observed in the building that may or may not have liquids
and/or hazardous components.
DISCUSSION
Upon demolition, building contents and demolition debris waste would be disposed of at off-site
permitted facilities. There are three main types of off-site permitted facilities: 1) a hazardous waste
landfill, 2) a municipal solid waste landfill, and 3) a Construction and Demolition Debris Disposal
Facility. Hazardous wastes such as mercury, lead, PCBs, and batteries, if not recycled, would go
to hazardous waste treatment, storage, or disposal facilities. Some materials, such as scrap metal,
would likely be recycled or reused. Several items in the building likely have value and can be re-
used. Non-hazardous wastes would go to a municipal solid waste landfill or a Construction and
Demolition Debris Disposal Facility.
Obviously, if a waste is recommended to be disposed of at a permitted facility, the waste must be
allowed by the facility permit. Regardless of what a facility’s permit will allow them to accept for
disposal, facility staff have the final say on what wastes they actually will accept for disposal.
Personnel handling or loading wastes should be protected with appropriate personnel protective
equipment. And given the various materials, some materials would be incompatible with others;
separate transport or special packaging may be appropriate for various wastes.
RECOMMENDATIONS
For building renovation, we recommend individual suspect hazardous building items that have
potential to be disturbed or are pending removal be evaluated, and hazardous components (i.e.
mercury, lead, PCBs, radioactive material, etc.) be removed for reuse, recycling and/or disposal as
hazardous waste in accordance with federal law.
Former Armory, 221 Main Ave
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Table 1
Suspect Hazardous Items
Below is a list of items observed in the building that may or may not have hazardous contents or
components (unit may need to be disassembled to ascertain).
Refrigerants
Refrigerators, dehumidifier, pop cooler and similar vending machines.
Water cooler (foyer/ticket sales area)
3 window-type air conditioners
Mercury Suspect Items
Lighting-type items listed on Table 2
5 Thermostats (Archery, Gun Range, Gym, S Rm, 2nd Fl)
Components on 4 Natural Gas Forced Air Heaters (Archery Rm, Gym, Gun Range)
Perhaps natural gas meter (N Side, Exterior)
PCB Suspect Items
Light fixture lamp ballasts listed on Table 2
1 ballast (uninstalled, Janitors Closet, Bsmt)
Capacitors on electric motors
Two pad-mounted (liquid containing) electrical transformers on the exterior west side of the
building.
Possible batteries, circuit boards, etc.
1 Garaventa Stair –Lift controls/components (SE Stairwell)
1 Hot Water Heater (Rm E of Archery)
1 Doorbell Relay (Archery Rm)
4 Natural Gas Heaters electric motors and other components (Archery Rm, Gym, Gun Range)
1 Exhaust Fan (Gun Range)
2 Small Electric Heaters (Gun Range)
2 Radios (Kitchen, Bsmt; SE Rm, 1st Fl)
3 Cash Registers (SE Rm, NE Rm, 1st Fl)
2 Vacuums (SE Rm, 1st Fl; 2 Rms S of Stage)
2 Electric Heaters (West Restroom, Bsmt; East Entry)
1 Hand Dryer (West Restroom, Bsmt)
1 Speaker (SW Storage Rm – East; Bsmt)
1 Public Announcement System (SW Storage Rm – Center, Bsmt)
Electric Coils/Relays (Rm E of Archery, Bsmt; SW Storage Rm – Center; Bsmt)
1 Drinking Water Cooler (Foyer/Ticket Sales Area)
3 Window-Type Air Conditioners (NE Rm, 1st Fl; Main Rm, 2nd Fl; S Rm, 2nd Fl
3 Wi-Fi router boxes (Main Rm, 2nd Fl)
3 Timeclocks (S Rm, 2nd Fl)
1 Stereo (S Rm, 2nd Fl)
1 Paper Shredder (S Rm, 2nd Fl)
1 Projector (S Rm, 2nd Fl)
Former Armory, 221 Main Ave
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Table 1 continued
Suspect Hazardous Items
1 antenna (roof)
Appliances (2 refrigerators, 1 dehumidifier, 1 pop cooler, 1 candy machine)
Telephone panels/equipment
16 boxes or 5 gallon buckets of powder colorant/dye
Gas Meter (N Side Exterior)
6 Dry Chemical Fire Extinguishers (Rm E of Archery, Kitchen, Ticket Booth, Under Stage,
SE Rm, 1st Fl; Main Rm, 2nd Fl)
1 Portable Safe (NE Rm, 1st Fl)
Sharps Container (infectious waste, Womens Restroom, Bsmt; Mens Restroom, Bsmt)
2 first aid cabinets
Oil in Hydraulic Door Closers (NW Stairwell 1-2, West Restroom, Bsmt; E Entry, 2 Rms S of
Stage, Rm N of Stage)
Mineral oil or similar in Non-PCB lamp ballasts (if present)
Heat transfer liquid (if present) in electric baseboard heaters
Soap Dispensers (Womens Restroom, Bsmt; Rm E of Archery, Mens Restroom, Bsmt; Janitors
Closet, Bsmt; West Restroom, Bsmt)
Products (listed by location/room)
Rm E of Archery:
1 can charcoal lighter fluid
2 gallons Mr. Clean
1 gallon Pine-Sol
1 gallon Bleach
1 gallon Windex
1 gallon Hillyard Super Shine All
Janitors Closet
3 quart Wipeout Graffiti Remover
1 container skin cleaner
1 container plaster wall patch
2 gallons 3m442 High Gel Encapsulant (parts A & B)
3 gallons Hillyard Power Strip
1 bag Surf-All crack filler
4 cans spray paint
1 container Diazinon Granules insecticide
1 quart ceramic adhesive
1 gallon Gym Floor Finish
1 gallon unknown
1 pint Floor Finish
3 gallons various cleaning liquids
66 quart or smaller various cleaning liquids
Former Armory, 221 Main Ave
Brookings, SD GeoTek #18-E62
GeoTek Engineering & Testing Services, Inc.
Table 1 continued
Suspect Hazardous Items
Baseball Equipment Room
1 (½ gallon) Flat Proof Ball Saver
Sports Equipment Room
1 gallon paint
West Janitors Closet
1 quart cleaning product
1 quart paint
Southwest Storage Room – East
2 gallons paint thinner
11 quarts paint
8 cans spray paint
21 gallons paint
6 gallons gym finish
2 gallons cleaner
3 (5 gallon) Gym Floor Finish
2 (5 gallon) solvent
1 (5 gallon) drywall joint compound
Southwest Storage Room – Center
1 bag Gypsum perlited plaster
1 (5 gallon) paint
SE Room (locked; viewed through window in door)
1 gallon unknown
1 quart cleaner
South Rm, 2nd Floor
1 quart charcoal lighter fluid
2 boxes matches
Room # Floor2 bulb x 4' fixture4 bulb x 4' fixtureCFL bulbs OtherEmergency Lights, 2 bulbWomens RestroomBsmt 1 3‐2 bulb x 2' fixturesMens RestroomBsmt 2Janitors ClosetBsmtEast HallBmst 3 1NE StairwellBsmt‐1st 1SE StairwellBsmt‐1st 1Rm E of ArcheryBsmt 1ArcheryBsmt 19 1 exit signNW StairwellBsmt‐1st 1 flood lampRm W of ArcheryBsmtSouth HallBsmt 6 1 exit signVaultBsmtBaseball Equipment RmBsmt 1 12 Sports Equipment RmsBsmt 2 1‐2 bulb x 8' fixtureRm to W of Sports EquipBsmt 9Gun RangeBsmt 4 2‐4' bulbsKitchenBsmt 10Rm W of KitchenBsmt 2‐2 bulb x 8' fixtureW Sm Janitors ClosetBsmtW RestoomBsmt 2 1‐4' bulbSW HallBsmt 3SW ClosetBsmtSW StairwellBsmt‐1stSW Storage Rm ‐ EBsmtGeoTek #18-E62Table 2Lighting-Type ItemsFormer Armory221 Main AvenueBrookings, SD
Room # Floor2 bulb x 4' fixture4 bulb x 4' fixtureCFL bulbs OtherEmergency Lights, 2 bulbsSW Storage Rm ‐ CtrBsmt 1SW Storage Rm ‐ WBsmt1‐2 bulb x 8' fixture, 3 exit signsEast Entry1st 4Foyer/Ticket Sales Area1st 7 2 exit signsSE Rm (locked‐no entry)1st 6NE Rm1st 6Ticket Booth1st 2Gym1st24‐6 bulb x 4' fixtures, 4 exit signs12 Rms S of Stage1st 1 exit signStage1st 12 Flood LampsRm N of Stage1st SE Stairwell1st‐2nd 1NE Stairwell1st‐2nd 1Main Rm + 5 closets2nd 12S Rm2nd 4AtticAtticMany used metal halide & other bulbsExteriorExterior3 lamps, 1 street lightTotals66 42 2 2Note: Exit signs and emergency lamps may have batteries, circuit boards, and mercury containing bulbs.GeoTek #18-E62Table 2 ContinuedLighting-Type ItemsFormer Armory221 Main AvenueBrookings, SD
ITEM DESCRIPTION RENOVATION DEMOLITION
I. Asbestos
Remove Tank & Pipe Insulation $5,000 * $5,000
Remove Damaged Floor Tile $5,000 * $5,000
Remove Remainder Floor Tile $20,000 * # $0 @
Clearance Testing $2,000 $4,000
II. Lead
Dust Cleanup (gun range) $10,000 * $0
Dust Cleanup (remainder of basement) $24,000 * $0
Clearance Testing $2,000 $0
III. Mold
Cleaning (basement) $83,000 * $0
Clearance Testing $3,000 $0
IV. Hazardous Materials
Universal Waste & Freon $3,000 $6,500
Chemicals $0 $5,000 &
Medical Waste (Sharps Containers) $100 $500 &
Transformers $0 $0
Subtotal Parts I-IV $157,100 $26,000
V. Contingency (20%)$31,420 $5,200
Estimated Probable Cost $188,520 $31,200
& - Owner removal may be at reduced cost
221 Main Ave
Brookings, SD
Notes:
GEOTEK ENGINEERING & TESTING SERVICES, INC.
Estimated Probable Cost
Former Armory (Parks & Rec Building)
Mold cleanup assumes roof repair and correction of other moisture sources prior to cleanup.
* - cost savings anticipated if work items combined, depending upon contractor's capabilities and
other factors.
# - undamaged floor tile could be removed as part of lead cleanup.
@ - for demolition, undamaged floor tile need only be removed if concrete is to be recycled.'
Brookings Armory Study Created: 10-22-2018
1
Mechanical
I. SITE MECHANICAL SERVICE
A. The building is served by natural gas that is located on the northwest corner of the building.
The domestic water is served by a water service that is in the basement utility room on the
north side of the building. There is an existing sanitary service serving the building but the
condition is unknown.
II. BUILDING DOMESTIC WATER SYSTEMS
A. Sanitary Waste
1. The building currently has a sanitary waste line serving the building. While the condition of the
service is unknown, there does not appear to be a problem with the service when any plumbing
fixtures in the building are used. With the age of the building the sanitary waste may be material
that is no longer allowed by code like clay tile, or may be cast iron that may be partially blocked
or corroded.
2. The size of this sanitary service is also unknown and if any additional plumbing fixtures were
added to the existing system the condition of this service may need to be check and a larger
sanitary service may be needed.
B. Domestic Water and Fixtures.
1. The whole building is served by a domestic water service in the basement in the north utility
room. At this time the water service capacity appears to be adequate to supply water to all the
fixtures in the building. Currently there is not a backflow preventer on the water service that will
need to be added.
2. While all but one of the fixtures in the Men’s, Women’s, and Unisex bathrooms appear to work,
the fixtures are not low flow fixtures, and most are showing their age due to discoloration and
staining. The only fixture that does not appear to work is one of the urinal in the Men’s
bathroom.
a. While most of the fixtures appear to work, due to the age of the fixtures and since the
fixtures are not low consumption, it may be a good time to upgrade the fixtures to low
consumption fixtures to reduce the water usage to the building.
b. The Men’s and Women’s bathrooms were also installed long enough ago that there
may not be the code required number of fixtures and the code required clearance for
ADA. This would need to be reviewed by an Architect.
3. There are a limited number of additional plumbing fixtures throughout the building including but
not limited to a utility sink in the north utility room, a mop sink in the janitor’s closet and the
kitchen sink in the breakroom. All of these fixtures are in similar condition to the bathroom
fixtures. All are showing their age from use including staining and discoloration and none of
these fixtures are low water consumption.
4. In the north utility room there is an electric water heater that serves the domestic hot water for
the building. The water heater appears to be in good condition and the tank does not appear
to be corroded and should be able to remain.
5. The domestic water piping in the building appears to be in good condition and does not appear
to have any corrosion.
III. BUILDING FIRE PROTECTION SYSTEMS
A. Fire Protection
Brookings Armory Study Created: 10-22-2018
2
1. The building currently does not include a fire protection system.
IV. HEATING, AIR CONDITIONING, AND VENTILATION SYSTEMS
A. Gymnasium and Stage
1. Currently the gymnasium and stage does not include any air conditioning and is heated by two
gas fired unit heaters that appear to work. While the unit heaters do work, there are starting to
show age due to use. The south unit heater does work but the fan motor bearings appear to
be failing as the unit heater makes a squealing sound while running. The typical lifespan of a
gas fired unit heater is 15 to 20 years and while the age of these unit heaters are unknown,
these appear to be close to the end of their usable life.
2. The gymnasium and the stage currently do not have any code required fresh air introduced
into the space. At a minimum the code required fresh air needs to be added to the spaces.
B. Main Level Offices
1. Currently the heat for the main level offices are served by electric baseboard heaters that
appear to work adequately and the air conditioning is served by through wall air conditioners.
While the through wall air conditioners appear to work they are noisy and are not energy
efficient. While the expected lifetime of a through wall air conditioner is 20 years, and the exact
age of this equipment is unknown, they appear to be newer than that.
2. The main level offices currently do not have any code required fresh air introduced into the
spaces. Also at a minimum the code required fresh air needs to be added to the spaces.
C. Main Level Corridor and Entry
1. Currently the heat for the main level offices are served by electric baseboard heaters that
appear to work adequately and there is not conditioning in these spaces.
D. Upper Level Offices and Meeting Room.
1. Currently the heat for the upper level offices and meeting room are served by electric
baseboard heaters that appear to work adequately and the air conditioning is served by through
wall air conditioners. While the through wall air conditioners appear to work they are noisy and
are not energy efficient. While the expected lifetime of a through wall air conditioner is 20 years,
and the exact age of this equipment is unknown, they appear to be newer than that.
2. Like the main level offices, the upper level offices and meeting room currently do not have any
code required fresh air introduced into the spaces. Also at a minimum the code required fresh
air needs to be added to the spaces.
E. Lower Level Men’s, Women’s and Unisex Bathrooms.
1. Currently the heat for the lower level Men’s, Women’s and Unisex bathrooms are served by
electric baseboard heaters that appear to work adequately and there currently is no air
conditioning.
2. Currently there is no code required exhaust in any of these spaces. At a minimum the code
required exhaust needs to be added to these spaces.
F. Lower Level Breakroom.
1. Currently the heat for the lower level breakroom are served by electric baseboard heaters that
appear to work adequately and the air conditioning is served by through wall air conditioners.
While the through wall air conditioners appear to work they are noisy and are not energy
efficient. While the expected lifetime of a through wall air conditioner is 20 years, and the exact
age of this equipment is unknown, they appear to be newer than that.
Brookings Armory Study Created: 10-22-2018
3
2. Just like the office spaces, the lower level break room currently do not have any code required
fresh air introduced into the spaces. Also at a minimum the code required fresh air needs to be
added to the spaces.
G. Lower Level Storage, Utility, Mechanical and Model Train Room.
1. Currently there is no heat or air conditioning in any of these rooms.
2. There is what appears to be an old fuel oil boiler that has been abandoned in the lower level
mechanical room. It does not appear to have been used for a long time and should be removed.
3. Just like the other spaces on this floor, these rooms currently do not have any code required
fresh air introduced into the spaces. At a minimum the code required fresh air needs to be
added to the spaces.
H. Lower Level Shooting Range.
1. Currently the shooting range does not include any air conditioning and is heated by one gas
fired unit heaters that appears to work. While the unit heater does work it is are starting to
show age due to use. The typical lifespan of a gas fired unit heater is 15 to 20 years and while
the age of these unit heaters are unknown, these appear to be close to the end of their usable
life.
2. There are also two small electric radiant heater over what was the shooting line. These heaters
do not appear to work and will not meet current manufacturer’s clearance to combustibles.
3. There is also an exhaust fan that serves to exhaust and fumes from shooting guns indoors that
appears to work. This fan appears to be substantially corroded due to the air conditions inside
the space. There also does not appear to be makeup air for the fan in this space which may
cause the entire area to be negatively pressurized and may bring in unconditioned outside air
into the building.
4. In addition to there not being any makeup air, this room currently does not have any code
required fresh air in the spaces. At a minimum the code required fresh air needs to be added
to this space.
I. Lower Level Shooting Archery Range.
1. Currently the archery range does not include any air conditioning and is heated by one gas
fired unit heaters that appears to work. While the unit heater does work it is are starting to
show age due to use. The typical lifespan of a gas fired unit heater is 15 to 20 years and while
the age of these unit heaters are unknown, these appear to be close to the end of their usable
life.
2. Like the other spaces on this floor, this room currently does not have any code required fresh
air introduced into the space. At a minimum the code required fresh air needs to be added to
this room.
J. Opinion of Probable Cost
Plumbing: $15/SF to $19/SF
HVAC: $25/SF to $31/SF
Fire Sprinkler $6/SF to $8/SF
Brookings Armory Study Created: 10-22-2018
4
Gymnasium Unit Heaters South Office Electric Baseboard Heaters
Entry Electric Baseboard Heaters Entry Electric Unit Heater
North Office Baseboard Heaters and Window A/C Upper Level Meeting Baseboard Heaters and
Window A/C
Brookings Armory Study Created: 10-22-2018
5
Upper Level Meeting Baseboard Heaters Upper Level Office Baseboard Heaters and
Window A/C
Lower Level Men’s Bathroom Fixtures Lower Level Men’s Bathroom Fixtures
Lower Level Men’s Bathroom Fixtures Lower Level Men’s Bathroom Baseboard
Heaters
Brookings Armory Study Created: 10-22-2018
6
Lower Level Women’s Bathroom Baseboard Heater Lower Level Breakroom Sink
Lower Level Model Train Room Sanitary Lower Level Firing Range Unit Heater and
Radiant Heaters
Lower Level Fire Range Exhaust Fan Lower Level North Utility Room Water Service
Brookings Armory Study Created: 10-22-2018
7
Lower Level Archery Unit Heater Lower Level Mechanical Room Fuel Oil Boiler
Brookings Armory Study Created: 10-22-2018
1
Electrical
I. SITE ELECTRICAL SERVICE
A. The building is served by a pad-mounted electrical transformer, located west of the building
near the northwest corner. The service to the building is 120/240V, 1-phase.
II. BUILDING ELECTRICAL SYSTEMS
A. Electrical Distribution
1. The primary electrical service to the building is located in a storage room in the northwest
corner of the building. The electrical service is 120/240V, 1-phase, 600A. There is a 600A
service-entrance rated fused disconnect and a 600A distribution panel adjacent to each other.
Both the fused disconnect and distribution panelboard are manufactured by Square D, and
both appear to be operational.
a. It was noted during the site walk-thru on 10/19/2018 that water leaks into the building
directly above this electrical equipment, and in an effort to direct the water away from
the equipment there is a sheet of plastic installed above and in front of the gear.
2. Electrical panels are installed in various locations throughout the facility, such as corridors,
storage rooms, and janitor’s rooms. All electrical panels are manufactured by Square D, and
all appear to be operational.
a. The average lifespan of electrical equipment is approximately 30-years. Many of the
electrical panels appear to be 30+ years old. While the equipment may still be
operational, it is unclear if the manufacturer’s scheduled maintenance has been
performed. Circuit breakers are still available from the manufacturer, although other
warranted parts may not be readily available.
B. Lighting
1. Lighting fixtures in much of the building utilize T8 fluorescent sources, such as the gym, lobbies,
offices, and corridors. Most fluorescent light fixtures appear to be in operable condition. In
some locations there are fluorescent lamps that are burned out, or the ballast needs to be
replaced.
a. Replacement parts are still readily available for fluorescent light fixtures, including but
not limited to lamps, ballasts, and sockets. The existing fluorescent lighting could
potentially be salvaged and/or reused should the building be remodeled. However,
new light fixtures that utilize more energy efficient sources such as LED are readily
available and price competitive to fluorescent light fixtures.
2. Lighting fixtures in some locations, such as the stage and small storage rooms, utilize
incandescent lamps. Some incandescent fixtures are operational, and some are damaged.
3. Illuminated exit light fixtures are installed in most areas of the building. Most are operational.
4. Battery-powered emergency egress light fixtures are installed in the gymnasium, the main
lobby, and the lower-level lobby/corridor area.
5. Lighting throughout the building is controlled by on/off toggle switches.
C. Equipment Connections
1. Electrified unit heaters are located in the gymnasium. These units are operational.
2. Electrical baseboard heaters are located throughout the building in office spaces, corridors,
etc. These devices appear operational.
Brookings Armory Study Created: 10-22-2018
2
3. An electrical-powered chair lift is located in the front lobby.
4. An electric water heater is located in a janitor’s closet in the basement.
5. Electrical window-style air conditioners are located in office areas of the building.
D. Voice/Data/Telecommunications
1. Data cabling installed in the building is routed to a 12-space patch panel located in a storage
closet on second floor. Telephone and internet services are routed from the utility provide to
this closet.
2. The telephone utility post is located directly west of the building.
a. The voice/data cabling currently installed in the building is limited to the office area on
the east end. The voice/data head-end location is also limited on space for future
expansion and proper thermal management.
E. Opinion of Probable Construction Cost
1. To remodel the building, it is anticipated that electrical costs would be in the range of $10 to
$14 per square foot.
Brookings Armory Study Created: 10-22-2018
3
-Electrical Transformer -Service entrance equipment -Service entrance disconnect
-Main Distribution Panel -Lighting and appliance panel
Brookings Armory Study Created: 10-22-2018
4
-Gymnasium lighting -Exit + emergency egress lighting
-Data cabling -Typical office lighting
-Exit lighting (not illuminated) -Stage lighting
Brookings Armory Study Created: 10-22-2018
5
-Gas-fired unit heater (gymnasium) -Exit light in lobby
-Electric baseboard heat -Surface mounted fluorescent lights
-Electrified chair lift -Telephone service -Unit heater in toilet room
Brookings Armory Study Created: 10-22-2018
6
-Basement Corridor lighting -Time and attendance clock -Electric water heater
3rd StreetFront StreetMain Avenue221 Main AvenuePublic ParkingPublic ParkingArmory
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0503,Version:1
City of Brookings Progress Report.
Summary:
Jacob Meshke, Assistant to the City Manager, will provide a progress report highlighting the City’s
activities/projects.
Attachments:
Presentation to be posted following the City Council Meeting.
City of Brookings Printed on 11/21/2019Page 1 of 1
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BUILD GrantInterchange at 20thStreet South/I-29Federal Grant: $18.7 millionCity Contribution: $2 millionCounty Contribution: $2 millionPrivate Contribution: $1 millionEdgebrook Golf Course Impact On-going process with more communication to come
Sand for SeniorsNew program launched by Police Department Bucket of sand for elderly and/or disabled Prevent slips, trips, and fallsCall (605) 692-2113 to request a bucket of sand
Swiftel CenterSwiftel Center is certified sensory inclusiveAll staff required to complete industry trainingRecognize guests with sensory needs and addresssensory overload situationsSensory bags available
Indoor Training FacilityThree-Year ProjectConvert old South Station on 32ndStreet South to indoor training facilityInstalling second story and moveablewall systemCreate unique room layouts for training sessionsPolice and Fire Department uses
20thStreetPaving has been completedOpen to traffic onNovember 20Grading and topsoil work tocontinueWest end of project to becomplete in 2020 withsidewalk and street lights
22ndAvenueOpened to public on November 1Crews completing final clean upTraffic signal at Olwien intersectionscheduled for JanuaryNext phase between EastbrookDrive and 12thStreet SouthBudgeted for 2023
Preparing for SnowSnow plan presented atNovember 12 Study SessionSnow/Ice Alert & Removal InfoSign up for email and textnotificationsSnow removal maps and tipsSnow removal routesShoveling requirementsFAQsPage will be continually updated
Brookings HostsCollege GameDaySummit League Soccer TournamentSenior Hockey ShowcaseEastern South Dakota Cross Country Meet
Parks, Recreation, and Forestry Holiday decorations installedDowntown tree lightingPublic Art Commission call forproposals for public art inCity/County Government Center
CelebrationAll invited to attendEvent DetailsMcCrory Gardens Education and Visitor CenterThursday, December 55:007:00pmHors D'oeuvres and beverages will be served
City of Brookings
Staff Report
Brookings City & County
Government Center, 520
Third Street
Brookings, SD 57006
(605) 692-6281 phone
(605) 692-6907 fax
File #:ID 2019-0505,Version:1
Executive Session for two topics, pursuant to SDCL 1-25-2, for purposes of consulting with legal
counsel or reviewing communications from legal counsel about proposed or pending litigation or
contractual matters and discussing marketing or pricing strategies by a board or commission of a
business owned by the state or any of its political subdivisions, when public discussion may be
harmful to the competitive position of the business.
SDCL 1-25-2. Executive or closed meetings--Purposes--Authorization--Violation as misdemeanor.
Executive or closed meetings may be held for the sole purposes of:
1) Discussing the qualifications, competence, performance, character or fitness of any
public officer or employee or prospective public officer or employee. The term, employee, does
not include any independent contractor;
2) Discussing the expulsion, suspension, discipline, assignment of or the educational
program of a student or the eligibility of a student to participate in interscholastic activities
provided by the South Dakota High School Activities Association;
3) Consulting with legal counsel or reviewing communications from legal counsel about
proposed or pending litigation or contractual matters;
4) Preparing for contract negotiations or negotiating with employees or employee
representatives;
5) Discussing marketing or pricing strategies by a board or commission of a business
owned by the state or any of its political subdivisions, when public discussion may be harmful
to the competitive position of the business; or
6) Discussing information listed in subdivisions 1-27-1.5(8) and 1-27-1.5(17).
However, any official action concerning such matters shall be made at an open official meeting. An
executive or closed meeting shall be held only upon a majority vote of the members of the public
body present and voting, and discussion during the closed meeting is restricted to the purpose
specified in the closure motion. Nothing in § 1-25-1 or this section prevents an executive or closed
meeting if the federal or state Constitution or the federal or state statutes require or permit it. A
violation of this section is a Class 2 misdemeanor.
Source: SL 1965, ch 269; SL 1980, ch 24, § 10; SL 1987, ch 22, § 1; SL 2014, ch 90, § 2; SL 2019,
ch 2, § 1
City of Brookings Printed on 11/21/2019Page 1 of 1
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