Ridgeway Community Building Study Report 2020 · Appendix A ‐ Brickkicker Property Inspection Report completed 04/22/2020 Appendix B ‐ Dodgeville School District Prior Year Inspection

Ridgeway Community Building Study Report

Village of Ridgeway

June 2020

Prepared by Hailey Roessler

Community Building Feasibility Village of Ridgeway, WI

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Table of Contents

I. Introduction

II. Ridgeway Community Building

A. Physical Condition Assessment

B. Site

C. Existing Building and current floor plans

D. Deficiency Summary

III. Village Revitalization

A. Site

B. Building Use

C. Building Code Implications

D. Conceptual Design and Potential Floor Plan

IV. Potential Partners

V. Grant Options

VI. Pro forma budget

VII. Potential Timeline

VIII. Analysis of Alternatives

IX. Potential Revenue Sources and Benefits of the Community Space

X. Further Study Needed

Appendices

Appendix A ‐ Brickkicker Property Inspection Report completed 04/22/2020

Appendix B ‐ Dodgeville School District Prior Year Inspection Reports

Appendix C ‐ February 2018 Survey Results as applicable from the 2018 Comprehensive Plan


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I. Introduction The Village of Ridgeway is considering the acquisition of the Ridgeway Elementary School

located at 208 Jarvis Street, currently owned by the Dodgeville School District. Negotiations are

currently in progress.

The purpose of this review is to determine the effectiveness and costs associated with facility

acquisition, rehabilitation, and repurposing for a community space. This paper will review the

general condition of the facility, general expected alterations, potential phasing, and

preliminary construction cost projections for the needed work. The following potential uses are

only options and are dependent on what the Village Board and Residents determine the best

utilization for the space. The Village could potentially acquire it for adaptive repurposing or

other uses determined to be a good use of village resources.

Primary Physical Deficiencies of the building are:

HVAC/Boiler systems

General exterior repairs

Ceiling and floor tile repair and asbestos abatement

The general proposed uses of the space are:

Village Hall with Board/Meeting Room

Police Office with classroom remodel into a garage

Public Library, Reading Room, Media Center (utilizing existing library)

Multi‐purpose community room (utilizing gymnasium,

Senior and social services use areas

Public Food Pantry

Business Office rental space, business incubation facility, including potential daycare

facility

Alterations as needed to isolate the varied uses for functional, security, and code

reasons

The preliminary data in this report are provided from various sources as follows:

Building Inspection Report by on April 20, 2020

Plan Commission Meeting April 28, 2020

Dodgeville School District reports and documents

Physical assessment for square footage areas May 8, 2020

The comments listed in this report are based on observations, various professional meetings

with multiple area stakeholders, Municipal Clerk surveys/various accounts from other villages

and case histories, the Southwestern Wisconsin Regional Planning Commission, and the Village

of Ridgeway Comprehensive Plan. There is a range of use and phasing alternatives to address

the Village’s physical and space use needs. There may be code‐related mandatory


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improvements before the Village may use the building. This is an initial planning document,

general in nature, to identify some ideas and preliminary strategies.

II. Ridgeway Elementary School Community Building Study A. Physical Condition Assessment

Physical needs are items associated with the condition of the buildings and grounds.

B. Site: Site actually consists of four tax parcels. The two field parcels (1.218 acres) are listed under the

Dodg Joint Dist #1 and the two parcels with buildings (1.82 acres) are listed to the School JT

Dist#1 Ridgeway Elementary. The total site area consists of approximately 3 acres and includes

a 25 stall parking lot, an accessible driveway with 2 handicap accessible parking stalls, pea

gravel playground, two half basketball courts, and open field area.


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C. Existing Building The main structure of the school consists of the original building built in 1939 and an addition in

1965. This structure consists of 26,291 square feet among three multi‐levels. There is no

elevator in the building. Portable units were added in 1992 and 2008. The portable added in

2008 served as the Village of Ridgeway Marshal Office/Police Department for approximately 4

years until it was closed down and slated for removal in March of 2020 due to gas line leaks.

The portable added in 1992 is currently utilized by the Village Marshal Office at the same price

of $400/month for office and evidence room space. The squad car is currently exposed and has

no garage.


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Current floor plans:


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Current square footage breakdown:


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The current structure is in good shape for its age and is comprised of concrete foundation and

masonry load bearing walls.

The building is centrally located and an anchor to the village, providing a sense of place to the

community. While functioning as a school, it was a central service and a source of identity in

the area.

This need in the community for services and a sense of place would be well served by a

municipal community center whose character and improvements could be directed by the

Village Board, Plan Commission, and area residents. Allowing a large central building to become

a vacant area or failed development project would add to ongoing Village concerns regarding

public nuisances and zoning deficiencies. Ownership of the property allows the village to

control the space and its uses.

D. Deficiency Summary of the current building: There are a number of cosmetic deficiencies to the outside of the building, and some windows

need replacement.

Of primary concern:

The boiler and HVAC systems need replacement

o Only a split system fan coil conditions the office areas, there is no other cooling

in the building

Ceiling and floor tiles contain asbestos and need to be sealed or replaced

o Floor tile is showing wear and peeling from the concrete substrate – exposing

the asbestos

o Areas affected: Art and storage areas, cafeteria, kitchen, main hallway, stair

landing, back service hall, library area

o Potential areas of contamination in the old boiler, pipe insulation, furnace area,

and materials beneath the gym floor

o Area of concern is roughly 8,300 square feet

o Prior to any major renovation an inspection, design and project management

would need to be completed by certified contractors

The main entrance and restroom facilities are not ADA compliant, there is no elevator,

and building layout makes installation impossible for access to all three floors. There is

an accessible entrance on the north side of the building by the handicap stalls with ramp

access available to the gym (could serve as a polling place)

Fire walls and/or sprinkler systems would likely need to be installed prior to village uses

Roof and drainage will likely require ongoing repairs and maintenance

See Appendix A for a complete inspection report done in 2020 for additional commentary on

the current building conditions.


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III. Village Revitalization

A. Site The site as configured can generally serve the Village’s uses. An environmental site assessment

does not exist, and is to be provided by the Dodgeville School District as a matter of

contingency in the purchase.

The 2008 Portable was to be removed March 24, 2020 but to date (May 5, 2020) is standing

due to the School District’s contractor request for extension. It is still slated to be removed by

the Dodgeville School District.

The 1992 Portable currently serves as the Marshal Office. It could be auctioned for a Village set

amount or razed as needed by the Village or School District depending on the offer negotiated.

The existence of the playground and playing field areas offer opportunities to serve ongoing

community use of the building as well as an auxiliary outdoor park and recreation uses by

village residents. The playground does need improvements and the Ridgeway Home and School

organization was working to fund those improvements as recently as January 2020. The

conversation leading up to closure, the global pandemic, and closure on April 13, 2020 stalled

those efforts.

If a police garage is added, garage doors will be needed as well as general repurposing of the

classroom to serve as evidence storage and garage space for the squad car. The lower level

would have easy access to the parking area and could facilitate garage doors.

B. Building Use The facility offers ample space and can accommodate many intended uses. Alterations would

be needed to satisfy Building Code requirements and physical condition deficiencies that

contribute to potential health concerns (asbestos).

A physical separation of uses with doors for security and fire prevention, would be

recommended to allow for independent usage of different areas of the building by different

entities.


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Community Municipal Building Center Potential Space Use Summary:

Area Name Area

Village Office Space and Board/Meeting Room 2,415 ft2

Marshal Office 840 ft2

Marshal Garage 812ft2

Library 1,680ft2

Gym 3,600ft2

Childcare/Senior Center 1,848ft2

Boys & Girls locker rooms 494ft2

Kitchen

Leased Space/Incubator (5 rooms) 3,270ft2

Total 14,959 ft2

Non‐village use (leased space) 9,212 ft2

Village Use – Police, library, village area 5,747 ft2

Remaining areas not measured: all bathrooms, two storage areas (one with utility sink) on the

second floor, storage areas on the first floor, hallways, and stairways. Taking the total square

footage of the building minus the above leaves these spaces with 11,332 square feet.


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C. Possible Building Code Implications: Commercial Wisconsin Building Code and

the International Building Code

A change in use from a school to a mixed‐use building may require:

Sprinkler system and smoke/fire isolation in assembly occupancy – gym

Accessibility issues will need to be addressed

Electrical wiring and services will need to be studied and evaluated by a licensed

professional

o Current service is 120/240 volt single phase three wire system and due to the

type of construction future electrical upgrades would likely require surface

mount conduit and raceway

o Modifications needed are unknown at this time and will warrant further

determination if the project were to proceed

o See page 41 of Appendix A for further details on current electrical installations

and photos, minor repairs noted for age of building

D. Conceptual Design and Potential Floor Plan

For the Village to minimize costs the focus would be:

Limited remodeling to accommodate proposed uses

Initial replacement or sealing‐off of interior finishes in asbestos affected areas

Code required alterations

Boiler and HVAC service replacement and/or ductless mini split unit installation

and/or installation of new high‐efficiency gas furnaces throughout the various zones

of the building

The proposal on the next page indicates a Board Room, and village office space on the first

floor. The Village could potentially utilize the second floor, but doorbells or some notification

for alerting village staff would be required for accessibility compliance for individuals not able

to use the stairs to the second floor of the building.

Senior citizen support areas are an identified need of our aging population, will serve the

community well, and allow for an opportunity for partial Community Development Block Grant

(CDBG) funding.

Child care services are an additional identified community need. Child care areas would need to

have a private entrance to the outside and a fenced outdoor area.


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Potential Layout Options:


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IV. Potential Partners

Southwestern Wisconsin Regional Planning Commission (SWRPC)

Wisconsin Economic Development Authority (WEDA)/EDA

US Department of Agriculture

US Department of Commerce

Ridgeway Advancement

Ridgeway Home and School Organization

Southwest Wisconsin Community Action Program (SWCAP)

Iowa County Aging and Disability Resource Center (ADRC)/ Greater Agency on Aging Resources (GWAAR)

HeaART Coalition

SUN Program

Southwest Wisconsin Library System (Dodgeville & Barneveld libraries)

Southwest Wisconsin Technical College

WPPI/Focus on Energy

Alliant Energy – Green Energy/Renewable Energy Initiatives

V. Grant Options

Department of Natural Resources/Environmental Protection Agency

DNR Stewardship Grant (May 1 deadline) offers assistance for playgrounds, parks, and urban

green spaces.

EPA/DNR Brownfield Grants assist in asbestos abatement and the redevelopment of properties

that would otherwise be vacant or “brown fields”.

US Department of Housing and Urban Development/Wisconsin Department of Administration –

Community Development Block Grants (end of May deadline)

Delta 3 is currently working on our 2021 Project application. 2019 Infrastructure improvements

were funded through CDBG. In this circumstance the CDBG funding would assist with eligible portions of

the building conversion project. The senior center space, food pantry, and a percentage of the gym and

common area improvements are eligible for CDBG funding.

The Village can include a percentage of the gym space as CDBG eligible per approval of DOA. A

percentage (typically based on sq. footage, determining the percentage of sq. footage the senior center

is in relation to the total building sq. footage) would be eligible. A portion of costs (applying senior


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center and food pantry percentage) for other common/shared areas such as the entryway, hallway,

kitchen, mechanical room, and bathrooms could also be eligible.

Economic Development Authority (EDA)/US Department of Commerce/Wisconsin Economic

Development

COVID‐19 Response Stimulus Package – parameters yet to be determined

Both Iowa County and Southwest Wisconsin Regional Planning Commission attest to the timing

of this project and the rollout of a new grant opportunity from EDA. We could join with SWRPC in a

regional application that would focus on the study, planning, and design of the business incubation

portion, and the potential for providing a space for remote workers and distance learning students.

Wisconsin Department of Commerce’s Blight Elimination and Brownfields Redevelopment (BEBR) grant

program, grants between $5‐$7 million dollars annually to Wisconsin redevelopment projects. (Note:

BEBR grants have a year‐round open application period.) – changed to WEDC Brownfield Program

US Department of Agriculture

Community Facilities Direct Grant provides funding to:

Public facilities such as town halls, courthouses, airport hangars or street improvements

Community support services such as child care centers, community centers, fairgrounds or

transitional housing

Public safety services such as fire departments, police stations, prisons, police vehicles, fire

trucks, public works vehicles or equipment

Educational services such as museums, libraries or private schools

Utility services such as telemedicine or distance learning equipment

Local food systems such as community gardens, food pantries, community kitchens, food banks,

food hubs or greenhouses

Private Development

The offer should include all four tax parcels (by name) and the two parcels south of village

owned and covered East Street could be developed into lots and sold.

Tax Incremental District Options

The Ridgeway Elementary School building and all tax parcels currently owned by the Dodgeville

School District are within the Village’s current TID that expires in 2027.

Private Sector Partnerships and Community Grants from Private Corporations

Area businesses, larger businesses offer community programs

Older Americans Act (OAA) Funding – Area Agency on Aging or State Unit on Aging/Wisconsin

Association of Senior Center Directors

The Older Americans Act (OAA) specifically authorizes funding for the operation, “acquisition,

alteration, or renovation of existing facilities” of multipurpose senior centers. Resources are also

available for senior centers and other community organizations to deliver services such as meals,


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transportation, information and referral, health promotion and disease prevention, and caregiver

support.

State and Area Plans determine how the OAA funding is used at the local level.

Fundraising and Donations

Private donations from residents, stakeholders, and other organizations not mentioned that are

interested in supporting the project

VI. Pro forma budget

Items Projected Costs

Boiler and Furnace Replacement

TBD

Electrical Misc. Upgrades TBD Code Required Upgrades TBD Marshal Office Renovation and Upgrades TBD

Asbestos abatement TBD

Childcare/Senior Center miscellaneous upgrades TBD

Leased Space/Incubator space miscellaneous upgrades minimal

Soft Costs

Full feasibility study by architect/engineer

TBD

Grant application and administration $30,000

Architectural and engineering services, construction administration TBD

Total Less approximate grant funding (20%) Approximate net village cost


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VII. Potential timeline

Phase I – preliminary design and grant application Time

Offer written for purchase For four tax parcels and buildings with contingencies including the removal of the 2008 portable

May 2020

Community Survey and Involvement June/July 2020 Architectural/Engineering Design August 2020 Grant Application August 2020 – May 2021 Village Matching Fund Commitment April 2021

Awards of grants August 2021

Phase 2 – final design and implementation Time

Final design September 2021 Bidding/Award November 2021 Start Construction Complete Construction

2022

2022


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VIII. Analysis of Alternatives

Case studies across the state attest that municipalities have horror stories and costs in managing vacant

school buildings and potential developers of those properties.

Alternatives Associated Costs

New Village Hall (requires land acquisition) $1 to $5 million Marshal Office and Garage $35,000 – $55,000 Detached, simple one‐car garage‐various options

Razing of Building 26,291ft2 of building National avg. for commercial demo is $4‐$8

$105,164 ‐ $210,328

Soft Costs or Costs not otherwise identified Private development problems Zoning and CUP

Ongoing Meetings, Reviews, Letters, Citations

Varies depending on project

IX. Potential Revenue Sources and Benefits of the Community Space There is a potential for revenue to be generated from the second‐floor office space areas or the meeting

room. The kitchen could potentially be rented as commercial kitchen space to area

businesses/entrepreneurs preparing products for sale. The gym and/or cafeteria could also function as

rental halls.

Senior Centers serve as a focal point in a community, connect older adults to vital community services

and facilitate the health and independence of the population. Most Senior centers are not what they

used to be. Today’s senior center is a vibrant, action‐packed combination of local fitness center, job and

volunteering headquarters, transportation hub, or tasty dining locale.

If green‐energy options are explored, the electricity account of the village could potentially see credits

and therefore not have to pay for its electricity usage.

X. Further Study Needed

Architectural/Design Review of Marshal Office and Garage Upgrade

Use of the building as a Village Hall

Grant applications in first floor repurposing including green energy options

Incubator Space Exploration

Complete Budget and Timeline for Repurposing

Documents

Ridgeway Community Building Study Report 2020 · Appendix A ‐ Brickkicker Property Inspection Report completed 04/22/2020 Appendix B ‐ Dodgeville School District Prior Year Inspection