HomeMy WebLinkAboutResolution 019-2006 RESOLUTION NO. 19-06
OFFICIAL RESPONSE TO FEDERAL AVIATION ADMINISTRATION
WHEREAS, on October 25, 2005, the City of Brookings prepared a preliminary
response to the Federal Aviation Administration's compliance letter which was reviewed by all
appropriate parties, and
WHEREAS,based on that review and comment period the City has prepared the
attached final official response to the Federal Aviation Administration's compliance letter dated
May 10,2005; and
NOW THEREFORE,BE IT RESOLVED that the Brookings City Council adopts the
attached correspondence as it's official response to the May 10, 2005 letter from the Federal
Aviation Administration.
Passed and approved this 14th day of February 2006.
CITY OF BROOHINGS
C.a.�- � —
co sterman,Mayor
ATTEST:
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Scott D. Munsterman
Office of the Mayor
311 3'�Avenue
Post Office Bos 270
Brookings,SD 57006
Phone(605)692-6281
Fa�:(605)692-G9�7
February I 5, 2006 �
Mr. Steven J. Obenauer, Manager
Federal Aviation Administration
Bismarck Airports District Off`ice �
230{ University Drive, Bu+lding 23B �
Bismarck, ND 58504
Dear Mr. Obenauer:
Thank you for your recent letter concerning the future of the Brookings Airport. This letter is
intended to serve as a response to your letter dated May 10, 2005 regarding compliance issues
at the Brookings Airport, specifically addressing Runway Protection Zone (RPZ) issues for
Runways 30 and 35, as well as setting a future direction to enhance the growth and economic
development of our region. Subsequent to our previous interactions, our Washington, DC trip
and the Aberdeen Seminar, we believe we more clear{y understand the retated compliance
issues, and also clearly understand the responsibility of the City of Brookings related to our
airport and compliance issues. We also recognize past compliance issues have not been
adequately addressed and the City is determined to rectify any unaddressed compliance issues.
The future for the City of Brookings is growth and the Brookings Airport needs to grow hand-
in-hand with our community. Recent inquiries verify the importance of continued and
progressive investment in this essential tool for our economy. The only way we can achieve
this growth is with the help of the State of South Dakota, Federal Aviation Administration
(FAA), and the Federal Government. We understand a large project in Brookings will place
funding constrainu on the region, potentiaily affecting other regional airport projects.
However, it is time for the City of Brookings to move forward, as the Brookings Airport plays
a vita.t role in the South Dakota Airport System. By making the proper improvements to the
Brookings Airport over the next several years, the City of Brookings, the State of South
Dakota and the FAA will be partnering in an investment for South Dakota and the Great Lakes
Region in general.
Over the past year, the City of Brookings has made significant progress toward the completion
of its Airport Master Plan. The Master Plan will address the need for additional primary runway
length, adding to the current 5,23 I foot long primary runway, I 2/30, thereby allowing for larger
aircraft. It is the intention of the City of Srookings to follow the findings of this Master P{an,
which we believe, will include the long-term need for a 6,500 foot runway. However, the City
of Brookings will be unable to accommodate a runway of 6,500 feet, utilizing the current
alignment. Numerous issues r�lated to the Eighth Street South and Main intersection, as well
as, railroad issues to the north, make this alternative difficult.
Attachments D, G, and H, specifically address the analysis of several on site alignment changes
to the current primary runway. Each of these alternatives demonstrates the ability to extend
the current primary runway to 6,500 feet in length and the ownership of the relative RPZ.
These alignments will allow the City of Brookings to gain indisputable land use control and
• avoid potential zoning fitigation, clearly improving the long-term benefits for such alignments. In .
the event the City of Brookings fails to build community support associated with such
expenditures Qf public funds, the City has also included a compliance alternative (Alternative B)
that will shorten Runway I 2/30 or eliminate the ILS, maintaining the longer runway. Alternative
B wiii bring the Runway 12/30 RPZ, back on to existing airport property. The City of
Brookings considers Alternative B a last resort to comply with RPZ requirements, and at this
point is an undesirable alternative.
The City of Brookings has examined 8 different alternatives and further developed 3 sub-
alternatives. Regardless of the eventual alternative, the potential cost will approach several
million dollars. The City of Brookings has classified the alternatives +nto three separate
groupings: utilize current alignment in some form, utilize some form of realignment, or a
complete, airport relocation. The importance of the Brookings Airport relative to continuing
economic growth for the City is paramount. Therefore, each alternative has been thoroughly
eva{uated and the following preferences have been developed.
Current Alignment Compliance: The current airport is land locked. The major obstacle
to this alternative is purchasing the privately held properties. This scenario appears to
be a "go it alone" approach and our past experience has not been positive. As you
know, the City of Brookings purchased a small corner of property that appraised at
approximately $80,000, with the owner claiming value of$479,000, which the judge
awarded. The "value" of the existing businesses could potentially be prohibitive.
Additionally, the City of Brookings, in an era of declining sales tax revenue, cannot
afford to eliminate the current, productive, retaif operations that exist in the RPZ. At
least one of those businesses produce significant sales taxes and the combined effect
would be potentially devastating to our City finances. Finally, the City of Brookings
lacks su�cient commercial/retail corridors necessary to relocate the number of
businesses that would be displaced. The future of Runway 35 has only been addressed,
to this point, by shortening it The City Council has not fooked into the possibility of
purchasing the houses or realigning it related to future expansion. If the existing site is
maintained, the City will have to further analyze the cost of purchasing the houses
versus changing the runway alignment. Nevertheless, the City would realign or
purchase the two houses to clear the Runway 35 RPZ if the airport remains, as this
would be necessary to achieve compliance.
Realignment Compliance: While this alternative is more attractive, it too presents
challenges and increased costs. Wetland issues to the W/NW are potentially
prablematic, particularly related to acquiring additional wetlands at a 2:I ratio.
Additionally, the DM&E railroad is in the final stages of a significant upgrade plan and
awaiting approval from the Surface Transportation Board. Not only would moving the
tracks be expensive and time consuming, that alternative might meet significant
opposition from DM&E due to potential delays and additional EIS issues. It is
questionable whether DM&E would be a cooperative and willing partner. The wetlands
issues and DM&E realignment will certainly add to the cost, but not eliminate other
existing land use issues. Essentially, the Brookings Airport wou4d stiN be land locked.
However, this alternative has merit based upon potential alternatives, numerous
realignment scenarios and the potential of strong funding support.
Re4ocation Compliance: Because the future growth of the Brookings Airport is
imperative, initial examination appears to make this a viable alternative. Although airport
relocations are extremely rare, our proximity to the city, inability to expand, and
surrounding wetlands have limited our site.and will continue to do so, if either of the
above alternatives are chosen. Either of the above alternatives will alleviate our
immediate land use and compliance issues but create other noise and wind coverage
issues, as we anticipate increased air traffic. Therefore, we feel the relocation
alternative requires extensive ana{ysis. It is a{so the only alternative that a4lows for
additional cost recovery from the sale of the current land and building assets. This
would certainly assist the City financially, preserve some of the sales tax base, eliminate
noise complaints and allow for future expansion. However, it also carries the highest
potential cost and potential difficulty related to land acquisition. Federal and State
funding will be key considerations for this alternative.
The City of Srookings is undertaking the appropriate steps required to gain fu{{ and complete
compliance. The City of Brookings is nearing the completion of the Master Plan and the City
Council has endorsed and approved the funding necessary for a site selection/feasibility study.
These two steps will provide a clear, long-term plan, the City of Brookings is committed to
fol4ow in order to gain full and complete compliance. The City previously met with Senators
Thune and Johnson, and just recently with Senator Thune and four representatives of the FAA
in Washington, DC. We clearly understand the resolution to our compliance issues will take
time.
Immediate Compliance Issues: The City of Brookings has carefully examined the
immediate compliance issues, primarily involving structures lo�ated within the RPZ. In 1989,
the City attempted to gain avigational easements from several of the landowners located within
the RPZ. Most of those requests were denied by the landowners. Additionally, the City
attempted to purchase several key land parcels, several of which were successfully completed.
ln order to solve the short-term compliance issues, the City denied a building permit in 2005,
to Mr. Qean Gulbranson, related to a property that was partially within the existing RPZ.
Consequently, the City was sued and ultimately lost that case. The judge in the case clearly
stated, the assurances or federal circulars have no force of law. Additionally, the one purchase
in f 989 set the tone for future purchases and negotiations. The parcel in question was
appraised at $80,000. However, the landowner felt the land value was considerably higher at
$479,000. The City again lost in court and the landowner was awarded the full $479,000. The
I 989 award and the recent court decision, have made landowners within the RPZ very aware
of the issues and have potentially emboldened them to seek higher land prices or litigation for
resolution of airport related issues. Using building permits, at this juncture, is not a viable
compliance alternative. Additionally, extensive land purchases appear to be cost prohibitive and
only serves to lock the City into a position where, immediate compliance might be achieved,
but the long-term problems continue to exist.
Another consideration with respect to purchasing property within the RPZ is the considerable
• amount of"commercial/retail" property within the zone. Along south Main there are .
numerous, profitabfe businesses that produce large amounts of sales tax for the City. This City
could not afford.to lose these sales tax producers, there may not be land available for their
relocation and there are no guarantees they would ever be able to achieve the level of sales
they currently enjoy. In essence, the City could dramatically damage its own retail sales core.
As an example, if the City were to lose the Homestead "Do It" Building Center, there might be —
a potential loss of nearly $200,000 in sales tax to the City. In addition, if a judge were to award
a huge settlement for Homestead or any other business within the RPZ, considering foss of
income and value of the property, it could potentially bankrupt the City.
Zone changes are another mitigation tool the City has given considerable thought. The City
Council proposed a zone change, similar in time frame to the Gulbranson lawsuit. Nearly every
property owner within the RPZ indicated they would engage in a lawsuit to protect their
interests, primarily "takings" considerations due to a perceived loss of value. We believe a
zone change, or individuaUselect zone changes woufd result in either individual lawsuits and/or a
class action lawsuit. The City Council actually arrived at a second reading of the ardinance that
would have provided the zone change to an RPZ. Due to public input and the volatile nature of
the meetings, the ordinance was withdrawn/defeated.
It has also been suggested the City could engage in securing "options" on all of the properties
within the RPZ. Securing those options would vary in price and di�culty, we believe, with
some individua! property owners again, choosing to engage in litigation, rather than
cooperation. Furthermore, we are skeptical that an option will surface that makes those
options a viable alternative for the Brookings Airport.
Given these factors, the City of Brookings does not consider land purchases, land purchase
options, zone changes or other mitigation methods, within the RPZ, feasible in the short-term.
Given the Gulbranson lawsuit and the history of land costs when contested, we don't believe
there are any ratio�al or reasonable alternatives available to us, as immediate compliance tools.
As for our current airport and our compliance issues, the City of Brookings asks that the FAA
allow us to operate under our existing conditions, aggressively pursuing the pending outcomes
of the Master Plan and site selection/feasibility study and any unexpected interim solutions that
may reveal themselves based upon ongoing assessment of the issues. Upon completion of the
Master Plan and site selection/feas+bility study, the City of Brookings will diligently pursue an
alternative that addresses and alleviates all compliance issues. Once an appropriate alternative
is chosen, the City will pursue appropriate project funding necessary to complete the chosen
alternative. The City has included the time line for the realignment and relocation alternatives
that anticipate a "best case" scenario for construction/reconstruction, depicted in years.
At this time, the City is not pursuing changes to our minimums, unless it is deemed absolutely
necessary. Changing our minimums will cripple our airline service reliability, make our airport
less attractive to corporate traffic and hinder the ability of our flight school to use the airport
for training to its ful{est capabi4ity.
Should you have any comments, questions or concerns please feel free to contatt me at
605.692.628 I. • �
Sincerely
1.�---= �- _
�-
Scott D. Munsterman
Mayor, City of Brookings
cc: Senator Tim Johnson
Senator)ohn Thune
Representative Stephanie Herseth
Wayne Nelson,SD Department of Transportation
Attachments
- New Airport Time Breakdown
YEAR CIP
Dual Track Environmental
2006 Assessment (E.A.)
2007 Ultimate ALP/Finish E.A.
200$ Land Appraisal/Land Purchase
2009 Design Engineering for Phase I
2010 Phase I Construction
201 I No Project
20 f 2 No Project
20{3 Design Engineering for Phase I{
2014 Phase I! Construction
2015 No Project .
2016 No Project
2017 Design Engineering for Phase III
2018 Phase II Construction
2019 No Project
2020 No Project
2021 Design Engineering for Phase IV
2022 Phase fV Construction
2023 No Project
2024 No Project
Design Engineering for
2025 Rehabilitation
Realignment Time Breakdown
YEAR CIP
Dual Track Environmental
2006 Assessment (E.A.)
2007 Ultimate ALP/Finish EA
2008 Land Appraisal/Land Purchase
2009 Design Engineering
2010 Construction Phase I
201 I No Project
2012 Design for Phase II
2013 Construction Phase {I
20 f 4 Design of Phase III
2015 Phase III Construction
2016 No Project
2017 Overlay of 17/35
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