elevation for the operating level of Big Bend Pool. The intent of this statement is to furnish factual information to the committee as to the effect on this club of the establishment of any pool level which would require the club to abandon the lease and the facilities which it now holds. The Pierre Country Club is leaseholder for 152.2 acres of Farm Island under the South Dakota Department of Game, Fish, and Parks. This lease embraces an area upon which a golf course had been planned originally as a WPA project and includes cleared areas for 18 fairways. At the present time the Pierre Country Club has developed nine of these cleared areas to completion as follows: 1. Extending the cleared fairway by removal of brush in the rough. 2. Installation of a complete irrigation system by which all fairways, tees, and greens can be simultaneously watered. 3. Construction of nine greens and a practice green of bent grass on raised, drained, and fertilized areas. 4. Cultivating, fertilizing, and seeding to blue grass all fairways. 5. Maintaining, reseeding, developing, and improving the above fairways and greens for 3 years. 6. Driving three wells, two of which are capable of supplying and do now supply a sand-free continuous flow of water to the irrigation system at a rate of approximately 4,000 gallons per hour. The third well supports two pumps and supplies sand-free water to the irrigation system and to the clubhouse and lawns at the rate of approximately 5,000 gallons per hour. The physical improvements to the property, other than fairways and greens are as follows: 1. Construction of a clubhouse, 6,000 square feet, as described below: B. Completely air-conditioned by two separate Lennox installations, one for each floor. C. Painted concrete lower floor and foundations. D. Concrete upper floors with vinyl plastic title covering. E. Acoustical plaster ceilings. F. Steel joists. G. Sheet steel deck with 30-year built-up roof with chip covering. H. Steel sash and frames. I. Wood doors and trim. J. Concrete walks, patios, and planters. K. Outside floodlighting system and complete intercom system, inside and out. 2. Construction of a septic tank, concrete, 19 feet long, 7 feet wide, and 71⁄2 feet deep with connections to two trailer sites and the clubhouse and a 5-line 4-inch tile field totaling approximately 800 lineal feet. 3. Two house trailer installations with water, sewer, telephone, and electricity connections. 4. Extension of telephone line to clubhouse, pro shop and trailers from park headquarters, approximately 14 miles of pole lines. 5. Construction of two double tennis courts, lighted, tournament type on 6-inch compacted gravel base with 11⁄2-inch bituminous surface with steel mesh fencing on steel pipe and posts (40 percent complete now. Will be 100 percent complete by June 1959). 6. Construction of a pro shop, 16 by 36 feet, frame construction, stuccoed over expanded metal, painted exterior with built-up roof and reinforced concrete slab floor with roughed-in sewer and water connection to the building. 7. Parking lot, 200 feet by 200 feet graded with 6-inch gravel base. 8. Lawn, 140 feet by 80 feet, graded, cultivated, fertilized, and seeded, 2 years' growth. 9. Gravel access road to the clubhouse and parking areas. The Pierre Country Club is not at present informed of the exact procedure which will be followed by the Corps of Engineers in replacing the facilities in the event that Farm Island must be abondoned but wishes to place all of the above information in the hands of the committee for their information. Attached hereto is also a replacement valuation for all the items summarized above plus the costs of clearing the areas for the additional nine fairways which have not been improved by the club at this time but for which plans for improvement are being prepared. This cleared space is available on the present lease and should be a part of the replacement area. The total acreage that must be cleared for a 9 hole golf course is approximately 44 acres based on fairways 60 yards wide. An additional brushed-out area 10 yards into the rough on each side consists of approximately 15 acres of brush removal. Timeliness of replacement is also of paramount importance. It is imperative that, once the replacement is decided upon, that it should be done without delay, as in an establishment like a country club no interim period of unusability can be permitted without loss of interest and support of the members. Improvement must still continue at the existing site until the new site is ready for occupancy. Any delay in starting and completing the replacement will merely result in duplication of effort and expenses. The country club would prefer to transfer to a completed replacement in kind. However, if it should be the preference of the Corps of Engineers to make a direct settlement for replacement values, the country club will be amenable to accepting a realistic valuation of the items listed above and undertake to handle the construction of the replacement under its own contractual powers. A realistic vaļuation for the greens and fairways must include cost of maintenance to bring them to the same age and stage of development as those greens and fairways which are taken, at the time of taking. The replacement values of the items which follow are substantiated by golf architects, building architects, building contractors, highway contractors (for clearing and grubbing) and plumbing contractors. All of the valuations are based on the availability of a new site comparable in environment and facilities to the site new held by the country club. Most important of these facilities is the availability of a water supply which is the equal of that which now exists. If such a guaranteed water supply is not available, all construction and maintenance costs involving procurement and distribution of water must be sharply increased above those estimated under items No. 3, 4, 5, and 6. 265, 000 Estimated probable cost (based on the assumption that only 44 acres of the new site would require clearing). NOTE.Item 4 is indeterminate for the reason that the costs in this item are entirely dependent on the new site to which the golf course must be moved. If a satisfactory lease from the Corps of Engineers is available, the $15,200 estimated land cost will be eliminated. If the area leased lends itself to a golf layout with less than 88 acres of clearing and grubbing, $1,000 per acre for each acre which is less than the maximum of 88 acres may be deducted. Item No. 1.-Clubhouse (approximately 6,000 square feet of floor space) Construction.-Reinforced concrete foundation. Walls, lightweight concrete architectural blocks. Reinforced concrete first floor, enameled. Reinforced concrete second floor, with vinyl plastic floor covering. Floor joists, structural steel bar joists. Ceiling joists, structural steel bar joists. Ceiling, acoustical plaster on metal mesh. Roof, metal decking over Fiberglas insulation. Roofing, 30 year built-up roof covered with granite chips. Doors, wood panel in wood trim. Windows, metal sash and frames. Electrical.-Heavy duty wiring, 220 and 110 volts with controls to all installations. Fluorescent lights in public' space. Waterproof lights in showers and locker rooms. Outside floodlights, entry, and patio lights. Ventilating fans. Connections to trailer sites. Intercommunication and paging system. Plumbing. Dishwashing sink, vegetable preparation sink, two triple bar sinks, five lavatories, five showers, five toilets, water softener, pressure tank, connections to two trailer sites. Heating-cooling.-Lennox oilfired installation with air-conditioning units, separate for each floor. Outside finish.-Tinted stucco or architectural concrete veneer over concrete blocks. Walks and patios.-Tinted reinforced concrete. Inside finish.-Three coats of paint. Equipment; built in. Two complete bars; icemaking machine, two kitchen freezers, one refrigerator, one beverage cooler, four-unit restaurant type range (service units listed above are electric). Cabinets, work tables, shelving, pantry space, storage shelves, coat room and powder-room equipment. Replacement cost.-6,000 square feet at $17 per square foot, $102,000. (See attached estimates by architects.) CRAIG-WHITMAN AND ASSOCIATES, Rapid City, S. Dak., September 22, 1958. Re Country Club Building Mr. K. R. ScURR, Pierre, S. Dak. DEAR MR. SCURR: In checking through our available cost data, we find that it would be reasonable to expect to pay in the neighborhood of $16 per square foot on a small building such as the present Pierre Country Club. I have visited your building and if memory serves me right, it has vinyl tile flooring, is completely air-conditioned, has a certain amount of new kitchen facilities, and the usual conveniences that go with a golf course showers, locker rooms, etc. I also know that this building was largely built with donated labor and materials purchased at cost so that I have no idea of what the building cost you, but will have to hold this estimate to what such a building would normally cost. We feel that you would be proper in setting up a budget of $16 per square foot to duplicate this building. This figure would be for construction costs alone and would include outside grading for 25 feet around the building plus utility services. In addition to this figure we would allow about 8 percent to cover the costs of architectural services plus inspection. This is based on the prescribed minimum set up by the South Dakota Chapter of the A.I.A. which would be 6 percent for the architectural services plus an estimated $400 a month for inspection during the construction period. These are minimum figures. It is possible that there are certain salvagable items in the present country club building, but their value would be reduced because of the labor necessary to remove and reinstall them. Should you wish any clarification of this letter, we would be glad to meet with you or any committee to explain our position. Yours truly, RALPH W. CRAIG. KIRKHAM, MICHAEL & ASSOCIATES, Mr. K.R. SCURR, DEAR MR. SCURR: In accordance with your request Mr. Warren Keeler, architect, and the writer, both of this firm, have inspected the clubhouse and adjacent facilities of the Pierre Country Club for the purpose of arriving at a replace ment value if they were to be designed and constructed on another site. A report of our inspection is attached hereto. We are available for further consultation on this matter when directed. CLUBHOUSE, PIERRE COUNTRY CLUB JAMES G. BELL. An inspection was made of the clubhouse and adjacent facilities at the Pierre Country Club in an effort to arrive at a replacement value. This report is a consideration of the existing facilities and costs involved if they were to be designed and constructed on another site. An important factor that must be considered is the value of the existing location. The value of an excellent site such as this is a controversial matter. For this reason no estimate has been given, but in the final analysis a new site should be closely compared with the existing. The building is constructed of substantial, moderately priced materials; with a usable area of approximately 6,000 square feet. The construction is basically masonry walls, steel joists, concrete floors (two floors), and steel roof deck with built-up roofing. The interior consists of suspended ceiling with spray-on acoustical plaster, painted light weight block walls, aluminum windows, wood doors and trim, and asphalt tile floor cover. Lighting is principally fluorescent fixtures, heating is forced warm air with complete air-conditioning. Important features considered in making this analysis are as follows: 1. A fully equipped kitchen. The value of fixtures is given separately; however, plumbing, exhaust systems, and power requirements are considered. 2. Two (first and second floor) fully equipped bars of hardwood with formica tops. 3. A service area, dumbwaiter and service stairway in addition to main stairs. 4. A large concrete terrace with planting areas and fully floodlighted. 5. A complete intercommunication system. 6. Men's and women's locker rooms and showers. Club House.... Cost estimate In addition to the Club House, the following support facilities were considered: 1. Concrete block and stucco golf shop-. 2. Septic tank and tile field____ ཚ 3. 50 ft. water supply well with 5,000 gal. per hour pump and pump house Architectural and engineering fees--- Kitchen and bar equipment--- Total, support facilities and fees.. ITEM NUMBER 2.-Wells and pumps 2 6-inch wells cased, gravel packed and curbed, average 55 feet deep; 110 lineal feet, at $15 per foot--. 2 5-h.p. Jacuzzi pumps @ $1200, installed___ $115,000 6,500 4, 700 3, 500 8, 400 138, 100 4, 200 1 5-h.p. Jacuzzi pump, installed__. 1 18-inch well, cased, gravel-packed, and curbed for 1 Jacuzzi pump plus 1 Dempster pump, 50 feet deep @ $30 per foot--. $1,650 2,400 1,500 1 3-h.p. Dempster pump, installed.. 1, 200 500 1 pumphouse and 2 shelters_. 3 pressure equalizing tanks @ $200 200 600 8, 050 NOTE. The pumps cannot be considered salvageable for the reason that the complete installation must continue to operate at the present site on Farm Island for a period estimated to be 3 years, during which comparable facilities can be developed to a stage which will permit the new site to be occupied and used. After the transfer is made, a salvage value will exist if the country club can use any of the old equipment for additional development of additional fairways at the new site. ITEM NO. 3.-Irrigation system Pipe system: 2-inch lines with laterals to permit simultaneous sprinkling of all fairways, tees, and greens. (Similar to present Farm Island system) $9,500 Sprinklers: 5 large size Travel Rain Sprinklers with 600 feet of 12-inch hose, at $650 each___. ITEM NO. 4.-Golf course acreage The present site consists of 152.2 acres held by the Pierre Country Club under 99-year lease. This must be conceded to be tantamount to ownership, The value of the property is enhanced by the environment, being a wooded area facing the Missouri River, with cleared areas to accommodate an 18-hole golf course. Nine of the holes, plus a driving range, are completely developed. The second nine holes would require removal of some growth which has occurred during the past 20 years before fairways and greens could be developed. The mere replacement of acreage would not constitute a replacement of values as a golf course. In the absence of any knowledge as to a specific area which may be available the following estimate is prepared on the assumption that the replacement area might be familiar in nature to the original site on Farm Island prior to its development. Value of land alone, 152.2 acres at $100 per acre. (If a satisfactory area can be furnished by the Corps of Engineers under a lease similar to that now held, this item would be eliminated.) Cost of clearing and grubbing 88 acres for fairways, greens, etc., at $1,000 per acre__ (The unit price $1,000 per acre is from the prices bid on similar work on South Dakota highway contracts. This item would be reduced by $1,000 per acre for each acre less than 88 acres that require clearing on the new site.) Brush removal 10 yards outside of fairways on the fully developed 9 holes; 15 acres at $100 per acre- Maximum possible cost of site alone-- $15, 200 88,000 1,500 104, 700 ITEM NO. 5.-Fairways and greens The present fairways have been developed, fertilized and maintained for 3 years. They are seeded primarily with bluegrass and fescue grasses. The greens are established in excellent bent grass. They are of superior construction and drainage as evidenced by the fact that there have been serious winter losses of greens at other courses, notably Huron and Sioux Falls while the Pierre greens have come through the same winters without loss. It must be accepted that properly maintained greens and fairways improve progressively after construction. The Pierre installation has had the benefit of 3 years of progressive betterment. Replacement in kind must include both the cost of construction and 3 years of improvement and the costs below include both these costs. The construction costs are based on a study made by Mr. Cliff Anderson of the Dakota Turf Supply Co. of Sioux Falls who is probably the leading authority in South Dakota on golf course construction. He is familiar with the present Pierre course and with construction costs in this region. His letter is attached. Nine regular holes and a driving range are considered here. 9 holes (fairways, tees, and greens) at $5,000. Practice driving range-- Total____ $45, 000 3,000 48,000 Maintenance costs are based on the costs incurred over the past 3 years by the Pierre Country Club. Fairways: Mowing twice per month for 3 years, 7 months per year at $2,948 3, 800 Total, fairways and greens- Total cost, construction and 3-year development.... 6, 748 54, 748 |