east aurora country club strawman plan and …
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EAST AURORA COUNTRY CLUBStrawman Plan and Implementation
Strategy
October 2021
EXPECTATIONS
2
This Presentation
1. Description of the planning process
2. Scope, cost, pros/cons and alternative possibilities for all considered projects
3. Current financial context and financial planning assumptions
4. Principles driving project priority-setting
5. Strawman long-range plan and sequence of project implementation
The Audience
1. Feedback:
• Projects that should/should NOT be in the final plan?
• Would you/how would you change the financial planning assumptions?
• Would you/how would you change the proposed priorities and project sequencing plan?
• Will this plan be a major contributor to maintaining current membership levels?
CHARGE
Recommend a long-range plan and implementation strategy for member review and comment
• The Plan-what major actions do we want for the club’s future (1, 5, 10 years)
• Implementation Strategy-the specific arrangements to complete the projects chosen for our plan in the foreseeable future (e.g., 3-5 years)
Ø Sequence of implementationØ TimelineØ CostsØ Funding/financing strategies
3
PLANNING CONTEXT
• Diversity of membership and membership interests
• Membership is getting younger
• Full membership now-how do we maintain long-term?
• Competitors investing in new amenities
• Deteriorating infrastructures
• Break even finance and management model4
PRINCIPLES
5
Involve as many as we can to understand member preferences
Inclusive
Consider all identified needs and wantsComprehensive
Deploy newest technologies and smart tactics in country club improvementsInnovative
Stretch imagination of club possibilities without compromising club identityAmbitious
Be clear and mindful about club capacities to support, fund and capably implement plan prioritiesAchievable
Respond to changing circumstances over timeAdaptable
Share all we know and try not to surprise anyoneTransparent
PLANNING AND COMMUNICATION STRUCTURE
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Steering Committee
Board of Directors
Focus Groups
Member-wide
Meetings
Advisory Council
PLANNING MILESTONES• Build universe of possible projects
• Develop concepts for most appealing projects
• Present concepts to the Advisory Council-feedback and priority ranking
• Give update on process at mid-year member meeting
• Finance Committee provides financial context to inform plan development
• Review strawman draft of long-range plan and implementation strategy at special member meeting (project scope, costs, proposed sequencing and financing strategies)
• Create penultimate draft plan incorporating member feedback for review with Advisory Council and the Board
• Incorporate feedback in a final plan draft
• Recommend final plan for Board approval
7
FINANCE COMMITTEE WORK
•5 Year Retrospective
•5 Year Forecast
•270 members
•250 members
•220 members
•EACC Borrowing Capacity and Terms
•Modeling Capability—5 Year forecasts under any assumptions
8
9
FINANCE COMMITTEEProposed Assumptions
2022—2026• 2%/yearDues
• 2%/year (or more dependent upon food/beverage price increases)House Price Increases
• No increaseGreen Fees/Cart Rentals
• No increase/No decrease# of Outside Events
• No increaseCapital Fee Increase
• NoneAssessment
• None (at this time)Borrowing
Cash Excess/Year275
$300k250
$145k220
($175k)
Spending Capacity $240k/yr. spend for 5 years = $1.2M
NOTE: A $400 assessment in a given year would add ~$100k for that year; an increase in the capital fee by $10/month in a given year would add ~$30k per year
PRIORITY SETTINGPrinciples
Needs and safety before wants
Member Retention-provide amenities while limiting financial exposure
Preserve club financial strength
Phased high-priority large project implementation
Minimize member disruption
Do not exceed implementation capacity of the club
PLAN PRIORITIESADA Compliant Bathrooms (Upper Level Only)
11
Scope
• Expand upstairs bathroom area by claiming business office space
• Complete replacement of
plumbing
• Additional fixtures
• ADA compliant fixture
design
• New flooring/lighting
• Relocating Business Office
to grounds building
Cost
$151k
Pros
•Member/guest comfort
•Responds to handicapped clientele
•Legally and morally required
•Resolves a current club embarrassment
Cons
•Dislocates Business Office to a less accessible location
Alternatives/Phasing
• If lower-level reimagining project could be implemented, Business Office could be relocated to the lower level
PLAN PRIORITIESHouse Refresh
12
Scope
. Refresh—lighting, carpet, paint, furnishings, handicapped accessibility
⁻ Main entry (including
handicapped accessibility)
⁻ Dining areas
⁻ Lower-level locker rooms
(men's/women's), showers,
bathrooms
⁻ AC replacement
⁻ Bar/Dining area furniture
replacement
Cost
$300k
Pros
•Eliminates dingy conditions, creating vibrant, attractive spaces
•Stops short of full locker room renovation (no lockers, carpet replacement)
Alternatives/Phasing
•Break the project in to phases
• If we could implement full lower-level project, locker room experience would be improved by new lockers, carpet, paint and furnishings
Cons
PLAN PRIORITIESSouthscape Patio Redo
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Scope
•Rework the walkway from the patio to the parking lot
Cost
$85k
Pros
•Meets a critical safety need
• Increases accessibility to the clubhouse for elderly/handicapped
•Cost of safety trades off against other high-impact projects
Alternatives/Phasing
•Defer implementation if the railing fix has sufficiently reduced safety concern
•Past planning efforts have imagined an expanded hardscape area with firepits that extend outdoor seating areas
Cons
ORIGINAL CHIPPING FACILITY CONCEPT(As Per Course Master Plan)
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PLAN PRIORITIESRebuild Chipping Facility (as per Master Plan)
15
Scope
•See visual (prior page)
Cost
$85k
Pros
•Elevates practice area from subpar to excellent
•Limited site precludes longer wedge shots
•Safety issues—proximity to parking lot and errant #4 tee balls
Alternatives/Phasing
• If hole #4 were shortened, space would become available to create a larger chipping area behind #4
Cons
PLAN PRIORITIESBunker Replacement
16
Scope
•Rebuild all 30+ bunkers
⁻ Dig out current bunkers
⁻ Build grass perimeter
⁻ Sod and lay drainage in bottom of the bunker
⁻ Kill sod-base to create weed barrier
⁻ Add sand
Cost
$250k
Pros
•Durable higher quality, consistent sand experience
•Complete before severe deterioration
•Strengthen the overall golf experience
•Large expense in a high-trade off planning context
Alternatives/Phasing
•Phase implementation (e.g.—front and back nine as separate phases)
•Defer implementation altogether until further deterioration is evident to all
Cons
HOLE #7 RENOVATION17
PLAN PRIORITIESRedo #7 Green
18
Scope
•Restructure the green from front to back leveling the back right and left corners of the complex
Cost
$80k
Pros
•Eliminates a major member complaint about the course
•Allows usage of the whole green for pin locations improving the overall quality of the hole
•Expensive•Will take the green out
of play for a considerable period
Alternatives/Phasing
•Could complete full hole redo, widening fairways and strategic tree removal as well as green repair
•Leave the green as is and redirect funds pledged to this project
Cons
19LOWER-LEVEL COMPLETE RENOVATION
LOCKER ROOMS20
GRILL ROOM21
22
Business Office
Coffee Bar
LOWER LEVEL
PLAN PRIORITIESLower-level Reimagined
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Scope
• Finish men’s and women’s locker-room renovation
⁻ Carpet
⁻ Locker replacement
⁻ Space reductions for
business office
relocation, grill room
expansion and other uses
• Expand and refresh grill room
• Create business office (location from reduced locker-room)
• Provide additional space for coffee bar or other options desirable to club members
Cost
$460k
Pros
• High quality locker-room environments
• Attractive meeting and entertainment space in the expanded grill room
• Business office returns to the main building in new, attractive space
• Large investment required in a high tradeoff context
• Significant investment in a “back-office” function
Alternatives/Phasing
• Break project in phases
• Complete locker rooms only in current footprint
• Renovate grill room in its current footprint
• Leave Business Office in the Grounds Building
Cons
NOTE: Club is going to ask manufacturers to build a
prototype of the locker style envisioned for members to
visualize what would be installed and give feedback
24
UPPER BAR AND DINING EXPANSION
25UPPER BAR DINING W/ LOWER PATIO AND FIREPIT
UPPER-LEVEL BAR RESTAURANT EXPANSION26
PLAN PRIORITIESIndoor/Outdoor Bar Expansion
27
Scope
•Extend current bar out toward holes 1 and 9 fairways (as pictured above)
•Create a lower patio and firepit area
•Equip, stock and furnish the expanded area in a pleasing manner
Cost
$290k
Pros
• Attractive new drinking/dining/lounge space
• More outdoor seating areas
• Leverages best views of the course in the expanded footprint
• Large expense for expanded space
• Business case is unclear
Alternatives/Phasing
Cons
28UPPER DINING AND SIMULATOR
PLAN PRIORITIESGolf Simulator Addition
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Scope
•High ceilinged lower-level addition to house under bar expansion
•Minimum 2 bays plus all simulator technology
•Furnishings for waiting/lounge area
Cost
$302k
Pros
• Superior simulator than competitor clubs
• Creates 12-month activity linked to food/beverage facilities
•High expense
•Demand and business-case unclear
•Requires completion of the bar expansion project
Alternatives/Phasing
•Add a new facility (see next image)
•Expand Pro Shop (lose linkage to food/beverage)
•Incorporate in lower-level reimagining (will add considerable expense and space reallocation)
Cons
30
SIMULATOR—Option 2
PLAN PRIORITIES#6 Hole—Green Renovation
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Scope
•Level back left area of the green
Cost
$80k
Pros
• Enables use of whole green for pin locations
•Disruption during renovation
Alternatives/Phasing
•Only one aspect of a larger hole reconfiguration imagined in the Master Plan
•Tree removals—right side•Extended fairways
Cons
HOLE #4 RENOVATION
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EA
ST
AU
RO
RA
CO
UN
TR
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LU
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HO
LE
#4
PL
AN
PLAN PRIORITIES#4 Hole—Renovation
33
Scope
•Reconstruct tee areas in a lower location
•Shave large hill lowering fairway and reduce the large knob off the right side of the hole
•Level the green complex in the existing location
Cost
$150k
Pros
• Resolves safety issues with current tee boxes
• Enhances playability for all without shortening the hole or compromising the challenge of the existing set up
•Eliminates the possibility to capture land behind #4 for other purposes (e.g., larger practice facility, parking)
Alternatives/Phasing
•Reduce cost by simply fixing the tee boxes and leave the hole as is otherwise
•Add forward tee to make the hole a par three for women
Cons
34
PLAN PRIORITIES
Driving Range PossibilitiesID
EAS
As Is Technology Alternative Locations Off-site Acquisitions
IMP
LICA
TIO
NS
• Signage for range policies
• Range Attendant
• Limited Flight Golf Balls
• Restrict to 200 yard shots at peak or always (could use nets as well)
• Virtual fence identifies when and who breach the boundary and enforce range policies
• Full launch monitoring capabilities project actual distance, ball speed, spin, etc.
• Tennis court
• Hole 4, 16, 17 redesign
• Hole 1,3,5,9 redesign(per an old Master Plan)
• Adjoining properties
• Arrangements with area ranges?
• Minimal cost
• Attendant will enhance service and safety
• Less than ideal range experience remains
• No club liability if injury occurs
•Expense of tech
•Will members engage the technology?
• Expense of redesign
• Severe disruption to the course
• No option solves the problems of
⁻ Limited space
⁻ Player safety
•Expense of purchase and maintenance
•Who will go off-site?
•Transportation to adjoining properties
35
PLAN PRIORITIES
Parking
Possible Sites
• Tennis court area
• The site near 17 blue tee and 16 upper green area
Possible # of spaces
• 20
• 15
Total 35
Other Considerations
• Multi-level structure could free parking space for other land use
• Range relocation would be a site for more parking
• Parking trades off other land uses
o Putting courseo 16 green and 17 tee areao Pickle ball/tennis play
Potential Cost35 spaces x $2,400 space= $84k
Operating costs per annum: $~9,000
EACC Technology Infrastructure
36
Overall Goal: to provide the necessary
infrastructure for growth over the next 5 to 10
years, and as more connected devices and options
become available. Strong network availability can
provide better options for communications,
security and access control in the future.
PLAN PRIORITIES
• Practice Tee enhanced launch monitor
• Golf simulator bay(s) (computer, projector, launch monitors)
• Getting network signal to all on-course outbuildings
o Comfort Stations 3 and 15, Pumphouse 7o Connecting all EACC operational buildings to share internet connection (long-term $$$
savings)
• Phased rollout of additional cameras to cover EACC clubhouse, golf shop, cart barn, grounds building
• Trial of “digital” Security and Access Control system at select location(s)
• Continue to evaluate website, member portal, email blasts, electronic newsletter, clubster and other social media platforms for ability to simplify/streamline and other needs
37
PLAN PRIORITIESRecommended Technology Upgrades
PLAN PRIORITIESRecreation Putting Course
38
Scope
•Build 18 holes of putting green for:
• enhanced putting practice
• a venue for putting games
• nice practice complement to the enhanced chipping facility
Cost
?
Pros
• EACC pioneers this amenity in WNY
• A venue for golfers of all ages
• Home of many new forms of competition and fun
• Uses precious land
• Safety
• Large expense in an intense trade-off context
Alternatives/Phasing
•Reduce # of holes to 9, 6 or . . . . ?
Cons
CHIPPING FACILITY WITH PUTTING
COURSEOption 1
39
40
You Tube—Dr. John Blair narrates the Himalaya Putting Course history and how it is used today
Himalaya Putting Course St. Andrews, Scotland
You Tube – Fun in the Punchbowl
Bandon Dunes Putting Course—The Punchbowl
PUTTING COURSE VIDEOSHimalaya and Bandon Dunes
https://youtu.be/kKDCiqLmpBg
https://youtu.be/1JPfdItI6GI
Project Cost Targeted Date of Completion
1. ADA bathrooms (including Business Office relocation to Grounds building) $151k
January 2023 (is it possible to fast-track?)
2. House Refresh• Main entry refresh • Dining area refresh • Lower-level locker room
shower/bathroom redo• AC replacement• Bar/dining area furniture
replacement
$70k$50k
$100k$50k
$25k
$300k April 2024 ( is it possible to fast-track?; can we complete some
aspects in 2022 and 2023?)
3. South patio hardscape rebuild $85k May 2025
4. Chipping facility (per course Master Plan) $85k December 2025
5. Redo #7 Green $80k December 2025
6. Bunker Replacement $250k October 2026
$951k20% contingency $200k
$1,141k
PLAN PRIORITIESProposed Sequence of Implementation
2022-2026
41
Project Cost Targeted Date of Completion1. Lower-level Reimagined (lockers, grill room, business office) $460k ?
2. Bar expansion $290k ?
3. Golf simulator addition $302k ?
4. #6 green—redo $80k ?
5. #4—redo— Tee work— Shave down hill — Green redo in same location
$150k ?
6. Driving range overhaul ? ?
7. Parking expansion ? ?
8. Technology upgrades ? ?
9. Recreation putting course ? ?
PLAN PRIORITIESFuture Implementation
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CONCLUSIONS• Maintaining membership near current levels provides capacity to address many needs
without increasing • Club debt
• Member cost beyond inflation
• Additional member investment would address more needs and wants
• The current implementation strategy meets many club needs, but does not enable• Further course master plan implementation-Holes #4 and 6
• Indoor/outdoor bar expansion
• Golf/simulator
• Recreation putting course
• Absent your feedback, this strawman will become our plan
• An annual review process is essential as needs, wants and circumstances change
DISCUSSION
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NEXT STEPS• Consider member feedback through 10/15
• Modify plan as necessary and create penultimate version for Board review
• Board approval of plan
• Revise financial forecasts to reflect the plan approved
• Create implementation team to develop the most productive design and construction strategy to realize plan benefits in a cost-effective and timely manner
• Engage in an annual process of plan review and modifications as conditions change
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THANK YOUBoard of DirectorsLong-Range Planning Steering CommitteeLong Range Planning Focus Groups
Ø Mark Melas—Course Master Plan CommitteeØ Bryan Smith, Dennis Woloszynski and Eric Kanner—House Focus GroupØ Dave Jones—Simulator Facility Focus GroupØ Drew Thompson—Infrastructure Focus Group and the Chipping Facility
Focus GroupØ Matt Hasselback—Driving Range Focus Group,Technology Focus Group
and the Originator of the House Master PlanØ Eric Burghardt—Long-Range Financial Planning Focus GroupØ Members of the Advisory Council
All EACC Members providing feedback and ideas to inform the planning effort