HomeMy WebLinkAbout7D - Re-Development Master Plan Former Angel Pines Country Club at Flatirons Golf CourseDO NOT REMOVE -
PRAB F~le Matenal
~ `~ PARKS AND RECREATION DEPARTMENT
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MEMORANDUM
To: Park and Recreation Advisory Board Members
From: Chris Dropinski, Director, Parks and Recreation Department
Douglas R Hawthome, Park Superintendent
Ken Ramsey, Parks Planning & Construction Superintendent
Re: Re-Development Master Plan - Former Angel Pines Country Club at Flatirons Golf
Course
Date: October 4, 2000
Purpose•
The purpose of ttus memo is to provide u~formation to date to the Pazks and Recrearion Board regazding
the planning efforts of the re-development master plan at Flatirons Golf Course Staff is seelang input and
direction from the Board on potential conceptual design options and is seeking approval from the Boazd
r'""' of the past and future process for Snal decisions that will be made in January 2001
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Backaround:
In October, 1998, the Pazks and Recreation Advisory Board approved $375,000 in capital
unprovement funding for the design, development and construction of an expansion to the existing pro
shop The proposed project would have added 940 squaze feet of rest room and locker faciliries, a
new first level dining deck, snack bar storage fac~hUes and outdoor barbecue grill azea totaling 2,580
squaze feet, and a 300 squaze foot upper deck However, m November 1998, the owners of Angel
P~nes approached the City about their desire to sell the Club It was decided that the Department
would forgo any expansion of the existing pro shop pending further discussions with the owners and
pending the Snal outcome of the sale of Angel Pines Staff from Pazks and Recreation and Real Estate
successfully negotiated a deal in late summer, 1999 The Pazks and Recreahon Advisory Boazd, in
August 1999, and City Council, in October 1999, in two sepazate public hearings, approved the
purchase of Angel Pines The sales price was $1,650,000, wtuch mcluded approximately 2.61 acres,
an 18,000 square foot buildmg, a 25-meter outdoor pool, two tennis courts and other amenit~es.
Funds for this purchase came from $1,225,000 in bonding proceeds from the 1995 Sales Tax Issue
(for the neighborhood pazk component including the pool and tennis courts), and $459,000 from the
Flatirons Golf Course Expansion fund in the Permanent Pazks and Recreation Fund The purchase
agreement also required the City to honor two existing leases on the property, an operating agreement
with Spice of Life Catermg, and a facility use agreement with the Poseidon Swim Team.
Prior to the closing of the sale, the Parks and Recreahon Advisory Boazd discussed staffs
~' recommendations regazding the plan to pmceed on renovations to the Angel Pines faciliry and the
'"~ North Boulder Recreation Center. The Boazd considered six opt~ons regazding the Angel Pines
pool and made the decision to keep the pool and lease it to the Poseidons Swim team through
August 15, 2000. The City negotiated a lease, which requires Poseidons to staff, maintain, and ~f"'
opeiate the facility, wlrich could be used only for swim practices and would not be open for ~
recreational swim to the genesal public. The Department is in the final process of extending the
lease through August 15, 2001.
Goals and Objectives of the Master Plan
In January 2000, staff received the appmval from the Parks and Recreation Advisory Boazd to
begin a process to develop a master plan for the Angel Pines facility. In March 2000, staff
advertised a formal Request for Proposal (RFP) fmm qualified architectural, engineering,
landscape architectural and/or desiga consultant firms to provide design and economic feasibility
studies on the Angel Pines pmperty. Staff received no response to the RFP, and in Apri12000
began calling upon firms that we lrnew had experience in developing these types of designs.
The master planning effort outlined five basic goals identified in attachment A:
1). To pmvide two conceptual design options for the development of the Angel Pines facility for
consideration by the Parks and Recreadon Advisory Board in January 2001. The first design
option is to explore the renovation of the existing facility, keeping the swimming pool and kennis
court facilities as well as the banquet facility. Considention will be given to look at We existing
foot print of the buildiag and developing design plans, which will enhance the existing facilities
and solve the "as-is" challenges. The second design option will be to pmvide designs which may
remove the swimming pool and tennis courts and eacplore the opportunity to provide facilities and
services wluch complement the golf experience.
2). Provide economic, cost and operadonal analysis for the pmposed options.
3). Maintain and enhance the existing golf course.
4). Enhance the public's overall experience.
5). Capitalize on the natuial qualities of the site.
Staff selected the fum of Odell Architects, P.C. out of Evergreen, Colorado to master plan the
Angel Pines facility. Otis Odell, representing Odell Architects has extensive eacperience in
developing master plans for golf courses and other recreational facilities. Recent projects include
development of The Raven at Three Peaks Golf Clubhouse in Silverthome, Colorado; the Ice
Center at the Promenade design-build project for the City of Westminster, and; The Heritage at
Westmoor Golf Clubhouse for We City of Westminster. Odell Arclutects has teamed with:
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i.) Economics Research Associates (ERA) to develop the recreation-oriented economic analysis
for the two options. David Leininger, Senior Vice President of ERA has extensive
experiences pmviding economic analysis to both public and private agencies nationwide. ,,„,~,
2.) Architecturel Resources Consultants, Inc. to develop the cost estimating For the two design
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options selected for consideration by the Board
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~"" 3.) Britina Design Gmup to assist Odell in the landscape architecture and land planning services
for the project.
The kick off for the project began in ]ate July 2000. Odell has divided the project into two
components, a research phase and a conceptual design phase. The research phase began with a
series of individual meetings with key stakeholder and staff groups. Representatives from the
Boulder Golf Associadon, Poseidons Swim Team and Spice of Life Catering, as well as staff from
Flatirons Golf Course, Parks Planning and Recreation Divisions and City Planning have met with
Odell to discuss strengths and weaknesses of the facility, opportunities and needs assessment.
Overviews of the stakeholder and Planning Department comments, as well as the comments
genented from these meetings aze included in attachment B. The Department has initiated a
Design Advisory Committee (DAC), made up of representatives of the groups identified above, as
well as two members of the Pazks and Recreation Advisory Boazd (Gwen Dooley and Dave
Wining). The DAC was formed to assist Odell in the master planning effort, provide input prior
to taking components of the plan to the public, and advise the Department on future efforts related
to tlus pmject. The DAC has met twice and will be meeting monthly with Odell through the end
of the pmject period.
Included in attachment C is the schedule for the planning efforts. On September 26, 2000, the
Department held the first of two public meetings. Meeting nodces were placed in the Daily
Camera, Flatirons Golf Course Pro Shop and snack bar, the Spice of Life Event Center (Angel
~ Pines Clubhouse), three recreation centers, the Municipal Building and the Iris Center. Twenty
people attended the public meeting and offered their recommendations to the Ciry in regards to the
development of the Angel Pines Facility. The comments generated by the public meeting are
included in attachment D.
Analvsis•
A Minimum Improvements
The research phase of the master planning effort has revealed minimum unprovements that should be
undertaken, regazdless of wtuch option is eventually selected The DAC and those attending the
September 26, 2000 meehng have agreed upon these minimum unprovements The mimmum
improvements will be discussed more in detail at the Parks and Recreahon Advisory Boazd meeting These
improvements include
1) Improved arrival and departure at Arapahoe Avenue This will include conducting a traffic study
analysis of Arapahoe Avenue
2) Redesign golf holes #8 and #9
3) Construct a 55 foot height fencmg along both sides of the dnvmg range
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~ 4) Improve pazking layout and signage/wayfindmg/hghting
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5) Improved service and delivery azeas
6) Address buildmg code issues, i e- ADA and Life Safety issues
7) Re-utilize the tennis court azeas for a different purpose
B Pro¢ram ComQarables
ERA has conducted a study of land needed for various types of recreational faciliUes, based on theu
experiences nahonally and along the Front Range Attachment E is a document that shows what land is
typically being set aside in the industry, both for public and pnvate facilities, sunilar to the programs and
facilihes found at Flatvons Golf Course ERA will discuss these program compazables during the
presentation
C Concentual Desi s bein~Considered Further
Odell, m conjunction with feedback by the DAC, and the public meeting has proposed four general concept
options for further consideration ATTACHMENTS F aze color rendrtions of these options The four
ophons and the proposed design changes are
1 Concept Option A
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Concept option A is an option that identtfies and utilizes the existing facilities on the site Tlvs ophon ~
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proposes to utilize the mmimum unprovements identified above This option proposes expanding and
improvuig the main pazldng azea, changmg the entry and erut lanes into the parlnng area as well as adding
a new overIlow parkuig lot to the north Further changes mclude improved service and delivery to the
banquet and catering program, addihons to the existing building on the south and northeast sides,
addressing all ADA, Fue safety and buildmg code issues This opuon proposes using the land previously
occupied by the tennis courts as an outdoor event azea for banquet/catering programs Finally, the option
also proposes adding appro~cimately 1,500 S F to the north of the e~stmg pro shop building as a cart
storage azea
2 Concept Option B
Concept Option B proposes many of the items identified ~n Ophon A Included m ttus option aze many
of the minimum requ~rements identified above Tlvs option proposes to expand and improve the main
pazlung lot to accommodate appro~rimately 275 velucles The option also removes the existing pro shop
bwlding, pool, tennis court and the entire east end of the e~sting Angel Pmes building A new,
approximate 14,000 S F golf clubhouse is proposed to be integrated into the e~tisting Angel Pines
Budding The remainder of the existuig Anget Pines Building will be remodeled and a twq small additions
will be designed on the south side of the facility A new sunken outdoor event azea is proposed adjacent
to the banquet/catering azea Tlils opdon will provide landscape buffers azound the sunken outdoor area,
and will add improvements to the exisring golf practice azea
3 Concept Option C
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~ Concept Option C proposes to make the e3ristang Angel Pmes land azea as a golf only facility and
+...- eluninatmg the banquet and catering, pool and tennis court facilities Tlus options proposes adding land
in the existing pazking lot to expand the driving range from 22 to 30 stalls This option proposes re-
designing the main parking lot to accommodate 225 vehicles, and proposes developmg a new golf
clubhouse building that would have cart storage in the basement, and a 7,500 S F pro shop and eatmg
azea above New putting and practice areas would be developed wrth this option
4 Concept Option D
Concept Option D proposes the most number of changes Besides addressing the muumum improvements,
this option proposes two sepazate buildings A new or expanded 7,500 S F pro shop building would be
developed in place of the existing pro shop The Angel Puies facility, and the associated uses would be
eliminated and a 200 vehicle parking azea would be designed Further north of the current Angel Pmes
budding would be designed a new buffding pad, which could house banquet and catenng, pool tennis
courts or other uses A new 200-vehicle space pazking azea would be developed north ofthe new buildmg
to accommodate this building use
D Economic Findings and eeneral economic potentials for the four options
ERA will be presenting material to the Boazd concerning general economic findings relatuig to golf
faciliUes, and general findings relating to the four opuons bemg discussed Attachment F will be discussed
as a part ofERA's presentation
`-~ Neat Steos: "
Based on the feedback generated by the Board's discussions, staff will rewnvene the DAC to further
narrow down the four concept ophons DAC meetings aze scheduled for October 26, and December 6,
Z000 The next public meeting is scheduled for December 14, 2000, at a yet to be named locarion
Ouestions for the Board:
Staff ~s interested in receiving feedback from the Boazd to the following questions
1 Does the Board generally agree with the muumum improvements recommended, regazdless of w]uch
option is eventually selected~
Z Are there elements of the four conceptual design ophons that the Boazd wishes us to explore further~
3 Does the Boazd agree with the schedule and process for identifying the final two options~
4 Is there other information that the Board needs to have in which to assist m the decision making
process~
5 Does the Boazd wish to have an addirional opportunity, before the January, 2001 public heanng to
~' discuss and comment on the two design options that will be presented for final consideration~
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Attachments
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A - Master Plaruung Goa1s -
B- Comments from Stakeholders Meetings
C - Master Plan Schedule
D- Comments from 9/26/00 PubGc Meeting
E- Land Program Compazables (to be distnbuted at the 10/23/00 PRAB Meeting)
F - General Conceptual Designs
G- General Economic Findmgs (to be distributed at the 10/23/00 PRAB Meeting)
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Attachment A
Purpose - Goals - Improvements
r'~'' Project Purpose:
• To research, document an~ evaluate the economic an~
programming potential of the Flatirons facility
Goals:
• Provide two conceptual design options for the City of Boulder
Parks and Recreation Advisory Board consideration
• Provide economic, cost, and operational analysis for the
proposed options
• Maintain and enhance the existing golf course
• Enhance the public's overall experience
• Capitalize on the natural qualities of the site
~ Recommended Minimum Improvements:
• Improved arrival and departure at Arapahoe Avenue
• Study the potential for a traffic light at Arapahoe Avenue
• Redesign golf holes #8 and #9
• 55' height fencing along both sides of the driving range
• Improved parking layout and signage/wa~nding
• Provide parking lot lighting
• Improved service and delivery areas
• Remove existing tennis courts
~ • Address building code issues; i.e.. ADA and Life Safety
Flatirons Golf Course Master Plan ~,~ ~'~.;°~;,
oean a~n~.+.. em~. osxm awv. ew~,o~x. a~.~ a.oa~. s~amea~ x, xooo
Attachment B
Stakeholder Informatlon Gathering - Overview
FleMmne Colf Couras Sblf, Spce dLHe CaM'q, Faealtbro 8 Gela Svlm Taem, Bwper OoMAeeoGatlan, C O B Recreetlon
• This is a very important facility to the Boulder community - all agreed
• GreatestAttributes ofthe Site:
Location, Outstanding Views, Mature Trees, Visually Pleasing Nature,
Site Potential
• Poorest Attnbutes of the Site.
Parking layout 8~ quantity, Wa~nding/Signage, Access to/from Arapahoe Ave
• GreatestAttributes of the Buddings.
Few Good Qualities, Size of the Facility, IYs Available
• PoorestAttributes ofthe Buildings
Overall Esthetics, Accessibility, Lack of Restrooms, Does Not take advantage
of Views, Minim~l Storpge, H V A C, Plumbing, Electrical, Lack of Control,
Pools long list of Deferred Maintenance Issues, Tenrns Maintenance
• Contenfion•
Competition for a Parking Space, Access to Uses, Confusion due to
lack of Wayfinding/Signage, Proximity of Uses
• Are Users P~oud of this Facility~
Golf Course Yes! - Facilities - No~, Food - Yes! - Esthetics' - No~, Minimal Pride
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Planning and Zoning Pre-Appllcation Comments:
C O B PlennlnB ~P~~. C 0 B Publc Wab
• Site Issues 100 year floodplam (floodplain permit required for development,
new construction two feet above 100 yr. water surface, No construction allowed
in conveyance zone - reviewed w/ Allen Taylor)
• Zoning• Property zoned Public Established (PE) & located in a PUD
• Minor Modifications to the PUD Minimal changes, staff level review process
• Minor Site Review to Amend the PUD: Could be staff level or Planning Board
review process
• Concept Review & Comment Process~ Substantial changes to the PUD,
2-3 month review process, goes to pianning board for public hearing
• Use Review: Ce~tain Land Uses are listed as use review, can either be staff
level or planning board revie,w depending upon proposal
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• Additional Pre-Application Meeting Recommended by Planning Dept.
• Travel Demand Management (T~M) plan may be required pending final proposal
• No historical significance
Flatirons Golf Course Master Plan
OEM Nchbrb. erltln Deeqn OiauP. Emwrnke Rasae~ch AnotlNm
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O D E L L A R C H I T E C T S, P C
Flatirons Golf Course Master Plan Project
Boulder, CO
Information Gathering Sessiou - City of Boulder Community Meeting
September 26, 2000
Purpose:
The purpose of tlus pro~ect is to reseazch, document and evaluate the econonuc and programmmg potenhal
of the existuig former Angel Pmes Counhy Club and Flahrons Golf Course facil~hes The
recommendahons for considerahon by [he Ciry of Boulder Parks & Recrearion vnll be estabhshed tluough
meehngs ~nth City of Boulder officials, parks and recreahon department staff, stakeholders groups and
public user groups
Goal:
The pro~ect goal is to provide two conceptual design plan ophons for the former Angel Pmes Country Club
property at the Flahrons Golf Course Each concept ophon w~ll be accompamed by an econoiruc analysis,
wtuch wIll mclude potenhal capital development costs, operahng, and mamtenance costs and potential
revenues to be generated The relahons}up of the surroundmg golf course would be mamtamed
^~ Design Options:
A The £ust ophon will be to explore the renovahon of the exishng s~te and bmldmgs Ex~shng
facihry uses wnll be reviewed and compahble uses will be studied Recommendauons for
renovahons aze mtended to enhance the golfmg sw~nmvng, tenms, and banquet expenence
B The second ophon will be to look beyond the exisring fac~lity and propose potenhal new or
expanded exishng uses that will agam enhance the golfing expenence and create a new and
excihng facihty for the Boulder Commumty
Information Gathering and Needs Assessment:
The commumty comments dunng the meehng were as follows
• Econo~ruc unpact is cnhcal to consider
• Develop the nght budget for a complete, good quahty facihty
• Understand publ~c pohcy, re pubhc/pmate
• Floodplam affecu all ophons potenhally
. Is 265 spaces enough ~n scheme A~
. Fndays are biggest conflict between uses
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'" • Frt ultunate soluhon concurrent w~th City of Boulder Parks & Recreahon master plan
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,~nf'ormahon Gathenng - Commuruty Meehng
Page 2
• Swunmmg needs are not bemg met, but thts srte doesn't make sense for pool [see Valmont Masterplan]
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• If pool is bemg elumnated and no replacement is built, the pool vmd is made greater
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• Cons~der pro~ect durahon for each option~
• Comprehensive economtc analysis mcludmg lease buy-ou[s, etc
• Impact of keepmg pool - could rt be phased out~
• Ophon D- new mdoor pool at tlus sue makes no sense
• Honor existmg mature vegetadon as much as possible
• Focus on compahbihty beriveen uses with conflicts resolved
• After dark uses - fmd wu~/ww
• Study double deck dnvmg range
• Must unprove golf teachmg/trauung/prachce
• Study widetung dnv~ng range m scheme A, B
• Study steppmg the he~ght of fence at the dnvmg range
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O D E L L A R C H I T E C T S, P C
Flatirons Golf Course Master Plan Project
Boulder, CO
Information Gathering Session - Flatirons Golf Course Staff
August 23, 2000
Purpose:
The purpose of tlus pro~ect is to research, document and evaluate the economic and prograznmmg potential
of the exishng former Angel Pmes Cottntry Club and Flatuons Golf Course facihhes The
recommendahons for cons~derahon by the City of Boulder Pazks & Recreahon w~ll be establ~shed through
meehngs wtth C~ry of Boulder officials, pazks and recreahon department staff, stakeholders groups and
public user groups
Goal:
The pro~ect goal is to provide two conceptual design plan ophons for the former Angel Pmes Country Club
property at the Flahrons Golf Course Each concept opt~on wIll be accompamed by an economic analysis,
wluch Knll mclude potenhal capital development costs, operatmg, and mamtenance costs and potenhal
revenues [o be generated The relahonslup of [he surroundutg golf course would be mamtamed
,.~ Design Options:
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A The fust ophon will be to explore the renovation of the existmg site and build~ngs Exisnng
facihty uses will be rev~ewed and compahble uses will be studied Recommendauons for
renovahocu are mtended to enhance the golfing, sw~mm~ng, temus, and banquet expenence
B The second ophon will be to look beyond the exishng facility and propose potenaal new or
expanded exishng uses that w~ll agam enhance the golfmg expenence and create a new and
excihng facihty for the Boulder Commumty
Information Gathering and Needs Assessment:
A representahve ltsts of genezal queshons is pcovided below m pcepazahon for dtscussion
A How important is th~s facdtty to the Boulder community~
• Important, serves only certam mches of users
• Senwr, Jumor's and Colleges unportant user groups
• Ehhsts thoughts about the facihty from publ~c
B What do you 6ekeve are the three greatest attnbutes of the ex~sting Flatarons GoljCourse s~te~
~ e, locatwn, v~ews, etc
• Locahon is the greatest attnbute
• Estabhshed golf course, mature trees
~''"` • V~ews of the front range
a..r • Lututed # of residences azound the course
Informahon Gathenng - Flahrons Golf Course Staff Page 2
C What do you bekeve are the three greatest attrtbutes of the exuhng Flahrons Pro-Shop facdtty
and snack bar area~ r e, quaGty ojspaces, relabonshrp to the golfcourse, etc
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`-~' • Height of the Pro-Shop provides good views of golf course and mountains
D What do you believe are the three poorest attributes of the exuhng Flaarons Golf Course s:te~
t e, entry from Arapahoe road, parking, drop-ofj; etc
• Access from Arapahoe problemahc
• Dnving range ad~acent to pazkuig bad relahonstup, need lugher fence
• Way fmdmg (Signage) poor
• Traffic flow unclear, not adequate
• Parlung lot does not allow proper fire deparhnent access
E What do you 6eheve are the three poorest attnbutes of the exutmg Flatirans Pro-Shop facdity and
snack bar area~ + e, quakty of spaces, quantrry of space, krtchen, etc
• Accessibihty to spaces poor, to many steps
• To many spaces at different elevahons
• Poor overall esthehcs
• View from pro-shop to clubhouse poor, ~ e loolung at roof top eqmpment
• Mmm~al storage for carts, need storage for 50 carts
• Mmunal storage area
• Overall space m~nimal, need more program area
• Swiniming pool & tenrus progtams not preferred for tlus site grven conslramts
~ F N'hat additeonal building spaces would you like to see at the facihry~
`"r' • Outdoor deck space for tournamenu, 140 persons
• Casual duung facihty w/ lutchen, 90-150 persons u~side
• Changmg rooms
• Adequate restrooms w/ showers
• New spaces shall take full advantage of wonderful v~ews
• Indoor hamwg room for wu~ter programs
• E~shng pro-shop s f seems adequate
• Enhanced prachce facilrty
G What lnnd of turn away 6usiness occurs because you can not support the need ~
• Toumaments
• Lack of dwuig and concessions does not keep golfers at the facihty
H Contentton Wken do con~kcts occur dunng other use achvides~ To what extent u the con~lrct~
How often does confkct occur~
• Park~ng
• Pool users droppmg off kids block access to #1 Tee
• Traffic pattems conflichng witl~ all users
• Jumor golf & toumaments, conflicts due to lack of parlung ava~lable
• Ram delays, golfers have no place to go to
J `
[nformahon Gatheruig - Flatuons Golf Course Staff Page 3
• I To establuk the pr:maty of goljwhat would you do d~fferently~
• Max~mize to enhre golf potenhal for tlus s~te and facilrt~es
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~ . Integrate the golfer mth the golf course and surroundmgs
J Are your users proud of this factGty~
• Golf Course, Yes~
• Fac~hhes, No~
K How do the users perce:ve this factkty~
L N'hat emprovements do you see for the golf course~
• Improved prachce area
• Mmmial course unprovements
• Potenhal floodplam issues
• Autobahn status necessary to enhance ttus course and envuonment
M What improvements are necessary at the mantenancefacdrty~
• Mm~mal
N What is the composihon of users~ Who aze you sernng~
• Men's and Women's Leagues
• Semors
• Sumor Golf
• Youth
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`'`~' O What percentage ofyour users u res:dent and non-res:dent~
• Res~dent 32%
• Non-res~dent 68%
P Kow would you benefit from other uses on thcr site~ r e, ue arena, lodgrng facd~ty, sports club,
etc
• Golf should be the prunazy use only
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~ O D E L L A R C H I T E C T S, P C
`"~' Flatirons Golf Course Master Plan Project
Boulder, CO
Information Gathering Session - Poseidon's & Gators Swim Team
August 14, 2000
Purpose:
The piupose of tlus pro~ect is to research, document and evaluate the econoauc and progranmruig potent~al
of the exishng former Angel Pwes Country Club and Flatuoas Golf Course facilmes The
recommendahoas for constderahon by the Crty of Boulder Parks & Recreaaon will be estabhshed through
meehngs with City of Boulder offic~als, parks and recreahon depaclment staff; stakeholders groups and
pubhc user groups
GoaL•
The pro~ect goal ~s to provide two conceptual design plan oprions for the former Angel Pmes Country Club
property at the Flahrons Golf Coutse Each concept ophon will be accompazved by an econoiruc analys~s,
wluch will mclude potenhal capual development costs, operahng, and mamtenance wsu and potenhal
revenues to be generated The relahotvslup of the surroundmg golf course would be mamta~ned
Design Options:
,~^
~..~ A The fust ophon will be to explore the renovahon of the ex~shng sue and buildmgs Exishng
fac~hty uses wffl be rev~ewed and compahble uses will be studied Recommendahons for
renovahons aze ~ntended to enhance the golfmg, sw~mmmg, temus, and banquet expenence
B The second opaon wdl be to look beyond the ex~shng facihty and propose potennal new or
expanded exisung uses that will agam enhance the golfmg expenence and create a new and
excmng facility for the Boulder Commumty
Information Gathering and Needs Assessment:
A representahve lists of general queshons is provided below m preparahon for d~scussion
A How important ~s thu jacdity to [he Boulder commun~ry~
. Very important with regazds to water availabihty (pnme hme)
• Could be located at another srte
• Pose~don 1101uds
• Gators 180 k~ds
• Central locat~on related to users
Informauon Gatheruig - Poseidon's Page 2
B What do you beheve are the three greatest attrrbutes of the exiskng Flatirons Golf Course site~
t e, locatron, v~ews, etc
~'"" • Locarion
'~ • Views
• On the bus route
• Closeto neighborhoods
C What do you bekeve are the three greatest atirabutes of the ex~shng Flahrons Clubhouse
(restrooms and locker room areas) ~~ e, quality oJ spaces, relahonship [a the pool, etc
. Very httle
• IYs available
• S~ze of Spcce of L~fe rooms (awards)
D N'hat do you beheve are the three pooresi attnbutes of the exuting Flaarons Golf Course srte~
t e, entry from Arapahoe road, parktng, drop-off, way-frndmg, etc
• Signage
• Park~ng s~ze, orgawzahon
• Conflict w/ catenng velvcles
• Tough to operate as a year round facihty
• Access and locahon from park~ng
• Icy steps m the w~nter at pool entry
E What do you bekeve are the three poorest attnbutes of the exutang Flahrons Clubhouse
(restrooms and locker room areas) ~+ e, quakty ofspaces, quantrry of space, access, etc
• Esthehcs
'~ • Electncal
`r-- • Odors
• Pump house roof leaks
• Restroams not lazge enough
• Showers not workuig properly
• H V A C venhlauon poor when pool is covered
F What addinonal bu:ldtng spaces would you hke to see at the fac:ltty~
• New lockers, showers
• Added deck space
• Offices for coaches
• Storage
• Workoutroom
• Trammg room
• Concess~ons azea
• Shaded areas
G What kinds of turn away events occur because you cannot support the use ~
• Luruted due to pazkuig
• Leam-to-swun progranumng
• Pazty/rentals
• Preluns/finals
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Informahon Gathenng - Poseidods
H Are your users proud ojthcr faczhty~
• No
~' • Have been m past, 1999 when rt was Angel Pmes - better mamta~ned
~' • Not a home
• No sense of place or belongmg
/ How do the users perceive this facthty~
• No[ a home
• Uhhtanan use only
• Uncertamty about the future
Page 3
J Contention When do conflicts occur durrng other use actevides~ Ta what extent u the conJl~ct~
How often does con~lut occur~
• Golf cazts conflict with lnds
• Lu[uted wrth banquet use
• Internal programauug usage
• Pazkmg
K What is the current conditron ojthe pool facdrty~ i e poor, farr, good
• Poor
L What areas are rn the poorest cand~dan and need emmediate repair~ r e paol shell, pool deck,
and mechamcaUwater treatment system
~"^ ~
`W.. .
•
•
Au' leaks mto intake system
Intake manifold valves do not work
Poor mechawcal system design
Pool shell has cracks, needs repau
Has not been dramed s~nce 1995
Total tumover low - 8 hours
Backwash Imes not to S S
Needs new pump
Pool pump house lealang
M Do you see a need for a le~sure pool component at thu facdrty~
• Yes, needed - lose members to other facihhes, because we do not have one
• Maybe not - confl~cts with compeuave progranumng
N If the exuhng pool u replaced what seze poo! and components woulrl you recommend~
• 8 lane, 25 meter preferred
• 6 lane, 25 meter ~s acceptable
O What u your prime hme schedule for members ~
• Poseidon
o Sam-7am
0 3 30pm-7pm
. Gatois (summer schedule, Apnl 15 - July swun season)
~ o Monday-Fnday Sam-11am,5pm-7pm
o Saturday lpm-3pm
V
Informahon Gathenng - Pose~don's Page 4
• P What zs the composthon of users~ Who are you serving~
• Poseidon 8- 16 years old
`~ • Gators 5- 18 yeazs old (ma~onty 10 yeazs and younger)
~
Q N'hat percentage ofyour users u restdent and non-resident~
• Poseidon 60% residents
• Gators venfy
R Kow would you 6enefit from other uses on this site~ i e, ice arena, lodgrng faceliry, sports club,
etc
• Nottung beneficial to swun groups
S What are the future goals ojthe Poserdon's organrzatron~
• Bwld a home, if at Flatuons great
• Gators make Flatuons a home (summer)
• Expanded progamm~ng with new facility
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O D E L L A R C H 1 T E C T S, P C
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Flatirons Golf Course Master Plan Project
Boulder, CO
Information Gathering Session - City of Boulder Recreation Department
August 9, 2000
Purpose:
The purpose of tlvs pro~ect is to reseazch, document and evaluate the econonuc and programming potenhal
of the exishng former Angel Pmes Country Club and Flatuons Golf Course fac~hnes The
recommendahons for considerahon by the City of Boulder Parks & Recreahon will be establ~shed through
meehngs with CiTy of Boulder officials, pazks and recreahon deparnnent staff; stakeholders groups and
public user groups
Goal:
The pro~ect goal is to provide two conceptual design plan ophons for the former Angel Pmes Counny Club
property at the Flahrons Golf Course Each concept ophon will be accompazved by an economic analysis,
which will mclude potenhal capual development cosu, operahng, and mamtenance costs and potential
revenues to be generated The relahonslvp of the surroundmg golf course would be maznta~ned
~ Design Options:
~"' A The first opaon w~il be to explore the renovauon of the exishng s~te and buildmgs Ex~shng
facihty uses will be reviewed and compahble uses will be stud~ed Recommendahons for
renovahons aze mtended to enhance the golfing swimmmg, tenius, and banquet expenence
B The second ophon wdl be to look beyond the e~ustwg fac~hry and propose potenaal new or
expanded exishng uses that w~ll agam enhance the golfing expenence and create a new and
excitmg fac~hry for the Boulder Conunumty
Information Gathering and Needs Assessment:
A representauve hsts of general quesaons is prov~ded below in preparahon for discuss~on
A How important is thu facility to the Boulder commun~ty~
• Tennis
o Currently not as important
o Future development pendmg
• Pool
o Not as unportant
o Pendmg future conshuchon
o Used mostly for prune-hme
• If pool and tenms remam, more pamcipahon from recreahon divis~on
o Management pool & tenms
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Informahon Gathenng - Ciry of Boulder Recreahon Dept
Page 2
B N'hat do you belteve are the three greatest atmbutes of the exukng Flahrons Golf Course s~te~
~ e, locahon, v~ews, etc ,
r.,~,, • Cool, visually pleasmg
~,..
C What do you believe are the three greatest attnbutes of the eruhng Flanrons Pro-Shop, Snack
Bar and Sp~ce of Lafe Catenng facthhes~ i e, quahry of spaces, relat~onship to the golf course,
etc
• No comment
D What do you bekeve are the three poorest attnbutes of the exuhng F[anrons GolfCourse site~
i e, entry from Arapahoe road, parlnng, drop-off, etc
• No comment
E What do you believe are the three poorest attnbutes of the exuhng Flatirons Pro-Shop, Snack Bar
and Spme ojL fe Caterrng facrGaes~ i e, guaGty of spaces, quanhty ofspace, etc
• No comment
F What opporturaty for impraved or addihonal programming does the recreation d~vuion envrsion
for this facrGty~ ~ e, expanded tennrs jacrlrty, youth actrvides, etc
• Maybe temus/golf/swun camps
o Needs more space
G What are the cunent respons~biht7es of the Recreahon D~vtston jor the Flahrons fac~hty~
• Mamtenance of temus
j~` • Consulhng role
~v
H What is the planned future rnvo[vement of the Recreat:on Drvision on thu facdtty~
• No couunent, undetemvned at ttus hme
I What operahona! tssue or concerns does the Recreanon Dtvaston have regardtng the Flatrrons
facihry~
• Money to mamtam tlus fac~hty takes away from other facilihes
• Pool needs mamtenance
o Waterquality
o PunficaUOn system
o Not hed mto S S
o Structuralissues
o MechamcaUelectncal disrepau
o Poorau quahty when covered
o ADA (not compl~ant)
o Locker rooms (need remodelmg)
o Deck problems, crackuig
o Locahon relahve to pazlung and drop-off is poor
o If Recreahon owned, needs manager
o Busmess plan, lifeguards and labor mcreased
• Tenms
o Fencmg
o Courts need resurfacmg
~.~ o Net replacement
~
Informahon Gathenng - C~ty of Boulder Recreahon Dept Page 3
, • J Has a golf teachtng center been cons3dered for thes stte~
• No comment
M"^`
ti,,,,,, K How would you benefit from other uses on thu stte~ i e, ice arena, lodg~ng facihry, sports club,
etc
• Mmmature golf
• RestauranUduung fac~hty wrth meehng spaces
• Disk golf
L Contenhon When do confkcts occur dunng other use acdvutes~ To what eztent u the conJl~ct~
How often does conJkct occur~
. Pazlung
• Access to spaces
. Why can we (the ne~ghborhood) not use the pool~
• Tenms proxmuty to golf
• Locker room conflict
o Pubhc vs pnvate
M Are your users proud of thu fac~liry~
• Mmunal
N How do the users perceive thu facilety~
• Teiuus ease of use
~ O What improvements are neressary at the maintenance facikry~
• No comment
P What percentage ofyour users es res~dent and non-resadent~
• Tenws 50/50 (league)
• Pool 50/50, venfy w~th pool user
Q Do the pool and tennu facihues meet desired needs ~ Is there adequate spectator area jor pool
and tennu ~ Are restroom and locker room faetkhes adequate~
• No
• No spectator space
• Locker room/resh~oom contenhon
R General
• Do not beheve ttus srte ~s appropnate for pool or te~uus
• Pool demand specific to Prune Tune
f"'.
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O D E L L A R C H I T E C T S, P C
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Flatirons Golf Course Master Plan Project
Boulder, CO
Information Gathering Session - Boulder Golf Association
August 8, 2000
Purpose:
The pucpose of tlus pro~ect is to reseazch, docutnent and evaluate the ewnomic and programvvng potentral
of the exishng former Angel Pines Country Club and Flatuons Golf Course facilihes The
recommendahons for cons~derahon by the City of Boulder Pazks & Recreahon ~nll be estabhshed through
meehngs with City of Boulder officials, pazks and recreahon departrnent staff; stakeholders groups and
public user groups
Goal:
The pro~ect goal is to provide two concep[ual des~gn plan ophons for the former Angel Pmes Country Club
property at the Flaurons Golf Course Each concept ophon will be accoinpazued by an economic analysis,
whtch wIll ~nclude potenhai caprtal development costs, operahng, and mamtenance wsts and potenhal
revenues to be generated The relahonslup of the surroundmg golf course would be mamta~ned
~ Design Options:
~" A The fust ophon will be to exploce the renovahon of the exishng site and buildmgs Exishng
facil~ry uses w~ll be reviewed and compahble uses will be studied Recommendahons for
renovahons aze mtended [o enhance the golfing, swimimng tentus, and banquet expenence
B The second ophon Hnll be to look beyond the exishng faciliry and propose potenaal new or
expanded e~ushng uses that w~ll agazn enhance the golfmg expenence and create a new and
exc~hng facility for the Boulder CommumTy
Information Gathering and Needs Assessment:
A representahve hsts of general queshons is prov~ded below m preparahon for discuss~on
A How ~mponant is thu facikty to the Boulder commuraty~
• Exh~emely unportant
• Only publ~c course m town
• Golfmg focal pomt for Boulder
• Benefits mulh-user groups
/'~
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Informahon Gathenng - Boulder Golf Associahon Page 2
' B What do you 6eheve are the three greatest attnbutes of the zcunng Flahrons Go1J Course stte~
~ e, locahon, views, etc
°-~ • Locahon
,,,,,,, • Mature trees
• Core concept (no houses around)
• Good access from Arapahoe
• Affordable/value
• Site Potenhal
C What do you believe are the three greatest atbtbutes oJthe exuhng Flahrons Pro-Shop facd~ty
and snack bar area~ ~ e, quakty ofspaces, relatronsh~p to the golfcourse, etc
• Snack baz uriproved
• Cart storage close to golf actrvity
• Close to park~ng
D What do you bekeve are the three poorest attnbutes of the e,ruhng Flatirans GoljCourse site~
t e, enhy from Arapahoe road, parlang, drop-off, etc
• Way-£mdmg and signage poorly designed and not adequate
• #1 tee relahonslup to Pro-Shop
• Do not staff starter shack
• Non-Ex~stent bag drop-off area
• No connechons between golf, catenng, pool, and tenms
E What do you beGeve are the three poorest attrrbutes af the e,ruhng Flahrons Pro-Shop jacdity and
snack bar area~ r e, quality ofspaces, quanhty ofspace, kitchen, etc
/^ • Lack of food service
~`~,,, o After-[oumament funchons
o Dunng-toumament funchons
o Duung fac~hhes for golf
• Margmal revenue opportumty (exishng)
• Restrooms (ADA)
• Accessibil~ry problemahc
• Snack baz access behveen 9 holes
• Esthehcs poor
o Does not enhance gol£mg expenence
. No prachce azea wittun Pro-Shop
• Youth space not available
• Separate women areas (resu~oom, changmg, etc
F What addidonal bu~ld:ng spaces wou(d you like to see at the fac~lity~
• Youth learrung center
• Duung, banquet, reshooms
• Changmg areas w~tlvn restrooms
• Men's league mtecested m membership spaces
• Improved outside prachce, cluppmg, puthng uea
• League member azea (tournament mf'ormahon, handicap numbers)
G What kmd of turn away business accurs because you cannot support the need~
• Leagues tumed away due to pubhc needs
~ • Tum away's mostly due to lack of course capacity
• Lack of food and beverage ~s not at~achve for some groups
Informat~on Gathenng - Boulder Golf Assoc~ahon Page 3
H Contenhon When do con//:cGS occur durrng other use activtt:es ~ To what extent rs the conflict~
How aften does confl:ct occur~
~
~, • C O B commument to Spice of Life -12 year lease structure conflichng
• Compehhon for parkmg spaces
o Noon-lpm (3-5 days/week) pazk~ng conflict
• Pool conflicts with golf
o Pazking
o Otherrevenues,food
o No~se
• Golf revenues bemg used to benefit non-golfmg uses
I To estab/~sh the pnmacy ofgo fwhat would you do different(y~
• Recreate a sense of place
o More parkmg
o Improved dnvmg range
o Non-buildmg estheacs (entuety)
o Way-findmg from Arapahoe Rd
o Remove tenms and swmmvng programmmg
• Improved relauonslup to holes (#1, #9, #10, & #18)
• Take advantage of views
• First class deshnahon, showcase facihty
J Are your users proud ojthu facthry~
• No~, ~mproved facilihes a must
~ K How do the users perceeve th~s facdity~
• Not a good social envuonment
• Poor esthehc value
L What ~mprovements do you see for the golf course~
• No comment
M What tmprovements are necessary at the ma~ntenance facihty~
• No comment
N What u the composiUOn of users~ Who are you serving~
• Broad-based
• Youth least served
• Men 70%
• Women 30%
O What percentage ofyour users u res:dent and non-resident~
• Not enough data available
• Residenu requued to purchase card to keep uack of user data, most golfers do not purchase
card
~
Informahon Gathenng - Boulder Golf Assoc~ahon Page 4
• P How would you beneftt from other uses on thts s:te~ a e, ice arena, lodgtng jacdiry, sports clu6,
etc
~+.. • Golf-related, puthng course, mdoor prachce facility, golf tech center
~ • Not sure how lodgmg facihry would benefit golfers
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O D E L L A R C H I T E C T S, P C
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Flatirons Golf Course Master Plan Project
Boulder, CO
Information Gathering Session - Spice of Life Catering
August 8, 2000
Purpose:
The purpose of tlus pro~ect is to research, document and evaluate the econorsuc and pro~amnung potenual
of the ex~shng former Angel P~nes Counhy Club and Flatuons Golf Course fac~hties The
recommendahons for considerahon by the C~ty of Boulder Parks & Recreaaon will be establ~shed tluough
meehngs w~th Ciry of Boulder o~cials, parks and recreauon department staff, stakeholders groups and
public user groups
GOaI:
The pro~ect goal is to provide two conceptual design plan ophons for the former Angel Pmes Country Club
property at the Flahrons Golf Course Each concept ophon will be accompazved by an econom~c analys~s,
wluch will mclude potenhal capital development cosu, operahng, and ma~ntenance costs and potenhal
revenues to be generated The relahonstup of the surroundmg golf course would be mamtamed
Design Options:
A The fust ophon will be [o explore the renovahon of the exishng s~[e and buildmgs Exisring
f^ facihty uses w~ll be rev~ewed and compahble uses will be stud~ed Recommendauons for
`~~ renovahons are mtended to enhance the golfmg, sw~mmmg, tenrus, and banquet expenence
B The second opuon w~ll be to look beyond the exishng fac~hry and propose potenhal new or
e~cpanded e~ushng uses that will agam enhance the golfing expenence and create a new and
excihng fac~hty for the Boulder Commumty
Information Gathering and Needs Assessment:
A representahve hsts of general queshons ~s prov~ded below m prepararion for d~scussion dunng the
scheduled stakeholder meeangs
How important u thzs facikty to the Boulder commumry~
• Very unportant, meetmg space is m demand
• 3-4'" largest room facil~ry m Boulder area
• Supportslocalgroups
o Fund-raisers
o Sernce groups & Contract Groups Boulder Rotary, Boulder Valley Rotary, Boulder
Tomorrow, Boulder Chamber Leads Group, Boulder Commucury Hospital,
Chnshan Women's Associahon, Boulder Evenmg Ophavst Club, Boulder Lions
Club, Inshtute for Spintual Partnerstup, Democrahc Women's Associahon, Boulder
Profess~onal Women's Group; Boulder County Homebuilders Associahon; Insnrute
of Management Accountants, Skillpath Semmars, Boulder Optumst Wednesday
Lunch Group, Strateg~c Connecnons, and Zonta These groups are contracted on an
Q annual basis for theu weekly, b~-weekly, and monthly meehngs Some of the
outstandmg contracts aze through 2003
Informahon Gathenng - Sp~ce of Life Page 3
• • Inadequa[e hghtutg m some spaces
~
• Storage (lack o~
• Office space (]umted azea) - 10 wockspaces across the street
^ • Audio, m-house systems
~ • Lobby not large enough
• Weddmgs or weddmg recephons not ath~acted to tlus bmldmg - mostly from lack of outdoor
weddmg s~te, and due to esthehcs
• Outdoor weddmg site not adequate or mtegrated w~th buildmg
• No open route to cazd room, secunry, conhol
• H V A C- none m front office, Ops, or card room
• Power - access to outlets
• Doesn't take full advantage of the views
• the srte is broken up mto a couple of different hquon c~enses
• Small resh~ooms
• Difficult access to locker rooms
• Poor traf~ic flow
• Porte Cochere is a httle too close to traffic m front ttuuway -~mportant to note however that
the cherry hees m the front ~sland were ~ust donated to the city tl~rough the boulder Valley
Rotary Club from the sister ciTy m Japan
• The landscapmg around the bmldmg is very poor
F What addikonal buddrng spaces would you kke to see at the facthty~
• Office space
• Storage
• Second floor caf€
• Second floor ballroom enth glass, balcomes - takmg advantage of views
• More meetwg/banquet rooms
o Take advantage of views
~ 0 300-person capactty room - add to existmg with soundproof walls and more
access~ble hallways for both service, and guest
• Dme-m facilrty and lutchen
• Outdoor weddmg area, recephon, & picnic
o Pahos
o Decks
• Stage
• Changmg room (re-use exishng) - for weddwg recephons, fas}uon shows
• More restrooms
• Upgrade Audiov~sual capabthry - new cable, at~d phone lines aze lumted
G What lnnd of turn away 6usaness occurs because you cannot support the need~
• Outdoor weddmg/recephon
• Lazge events above 250 person
• Prox~m~ry to downtown Soulder not ~deal
• Bmldmg's unage wrns away more social clients
• Corporate busmess needs access to data ports, etc
• Trade busmess needs more electncal power/access
• One person said the meehng wouldn't be held here because rt was roo hard to find
• The booked buswess at the facihry is not as lvgh a cahber as the busmess booked off-srte We
would like to upgrade our fac~hty to capture a lugher cal~ber chent on-s~te
~
Informahon Gathermg - Sp~ce of Life Page 4
.
.
H Contention When do conflicts occur during other use achvihes~ To what extent ts t e con ict
How often does confLct occur~
i • Saturday momuig parkmg (golfers vs banquet), Fnday rotary luncheons
~"' • Noise from pool users, golf carts
• Other users mtenupUng banquet achvmes
• Other users usmg Sp~ce of Life phone - no[ enough pay phones
• Not enough handicapped spaces (2 e~ustuig)
• Not nohfied when golf events occur
• Weddmg ac~d outdoor events conflict with golf, pazkmg spaces, etc outdoor weddmg srte ~s
only available m late evemng
• Golfers do not use the facility to serve breakfast for toumaments - trymg to estabhsh a
relahonslup w/assn - Snack Baz is gemng some of tlus naffic
I Are your users proud of thu facakry~
• No esthehcs does not match potenual cl~ents - the cahber of chent the company has off-sue
is lugher t6an on site The fust unpression of the property ~s fauly poor
• Needs updatmg (esthehcs)
• Yes food, service, company
• View of service azea poor/not attracuve
J How do the users perceive fh~s facil~ty~
• Lower cahber facihty
• Bad for wedd~ngs - No outdoor spot with a v~ew
• Poor esthehcs - No wow
~ K What is the composiuon ojusers~ Who are you servmg~
• On Srte Users
o Rotaty
o Semwars
o Service Indus~y Assoc~auon
o School reuwons
o Co:porahons
o Chnstrnas events
o Semors
o Fund-raismg events
o Religous
• Off-Site Users
0 2/3rds busmess is Weddmg and Social events, along wRh our corporate lunch delrvenes
Produchon for the enwe couq~any is 100% on property, as well as 100% of eqmpment
storage
What percentage ofyour users u resident and non-resident~
• Resident 60%
• Non-resident 40%
• Revenues
0 2/3 offsrte catenng
0 1/3 onsite catenng
~
Informahon Gathenng - Sp~ce of Life Page 5
•
M How would you benefit from other uses on th:s sue~ i e, ue arena, lodgeng facdity, spora c/ub,
etc
,,.«.
• Sports club
~
• Family-onented acUvihes (pool, muu-gol~
• Restaurant - destmahon
• Lodgmg-hotel
• NONE OF THE ABOVE SUGGESTIONS WOULD BENEFIT A SPICE OF LIFE AS A
BUSINESS
* Notes It is unportant to note that the C~ty will be gett~ng a convenhon facil~Ty/ conference center downtown Of
course we want to have the busmess and the city may also purchase some property for development at the crossroads
mall Tlus area has also been proposed as a potenhal conference center development The entue 36W comdor is
develop~ng plans for more conveahon and hotel space
A'~
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Attachment C
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y~ O D E L L A R C H I T E C T S, P C
FLATIRONS GOLF COURSE MASTER PLAN
Boulder, Colorado
Project Schedule
Task One - Research:
• Saturday 07 15 00 Odell Architects, P C Notice [o Proceed
• Tuesday 08 08 00 Stakeholder Meetmg Sptce of Life Catenng & Boulder
Golf Associahon
. Wednesday 08 09 00 S[akeholder Meehng Ciry of Boulder Recreanon Department
• Monday OS 14 00 Stakeholder Meehng Poserdon's/Gators
• Wednesday OS 23 00 Stakeholder Meetmg Flahron's Golf Course/Mamtenance
• Wednesday 09 06 00 Design Advisory Comrruttee Meetmg D A C 9am @Flatrrons
~
Task Two - Conceptual Design Plan:
• Thursday 09 14 00 D A C Meetmg 9am @ Flatuons
• Tuesday 09.26.00 Commumty Meehng @ Flahron's Golf Course: 7pm
• Monday 10.23.00 Park's and Recreahon Adv~sory Board Preseutat~on
• Thursday 10 26 00 D A C Meetmg 9am Flatuons
• Wednesday 12 O6 00 D A C Meetmg 9am @ Flahrons
• Thursday 12.14.00 Community Meehng: Locahon and ttme t.b.d
• Fnday 12 15 00 Owner Nohce [o Proceed with Prefetred Concept Designs
• Wednesday Ol 10 Ol D A C meehng @ Flatuons
• Monday 01.22.01 Final Park's and Recreahon Adv~sory Board/Commumty
Presentation
• Tuesday 01 23 Ol Submit Final Delrverables to Owner
~
' ~ ARCHITECTURE PLANNING INTERIORS
CENTERPOINT I, J2065 CASTLE COURT, SURE 150, EVERGREEN, COLORADO 80439
PHOrvE (303) 670-5980 Fnx (303) 670-7162
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O D E L L A R C H I T E C T S. P C
Flatirons Golf Course Master Plan Project
Boulder, CO
Information Gathering Session - City of Boulder Community Meeting
September 26, 2000
Purpose:
Attachment D
The pucpose of this pro~ect is to research, document and evaluate [he econoi[uc and programcrung potenhal
of the exisnng former Angel Pmes Counfry Club and Flanrons Golf Course facilmes The
recommendahons for considerahon by the City of Boulder Pazks & Recreahon will be established through
meehngs with City of Boulder officials, pazks and recreahon departrnent staff, stakeholders goups and
pubhc user groups
GOaI:
The pro~ect goal is to provide two conceptual des~gn plan ophons for the former Angel Pmes Country Club
property at the Flaurons Golf Course Each concept ophon will be accompamed by an economic analysis,
wluch w~ll mclude potenhal capual development costs, operadng, and mamtenance costs and potenhal
cevenues to be generated The relahonslvp of the surtoundmg golf course would be maintamed
a"~.."'
~...-
Design Options:
A The fust ophon vnll be to explore the renovahon of the exishng site and bu~ldmgs Ex~shng
facihty uses w~ll be reviewed and compahble uses will be studied Recommendaaons for
renovauons are mtended to enhance the golfing, sw~mmmg, tenius, and banquet expenence
B The second ophon will be to look beyond the exishng facihty and propose potent~al new or
expanded exishng uses that will agam enhance the golfmg expenence and create a new and
esciung facility for the Boulder Commumty
Information Gathering and Needs Assessment:
The community comments dunng the meehng were as follows
• Economic impact is cnhcal to cons~der
• Develop ffie nght budget for a complete, good quahry facihty
• Understand pubhc policy, re public/pnvate
• Floodplam affects all opaons potenhally
• Is 265 spaces enough m scheme A~
• Fndays aze biggest conflict between uses
,..-.
~,,,, • Ft[ ultunate soludon concurrent with City of Boulder Parks & Recreahon master plan
Informahon Gathenng - Commumty Meehng
Page 2
• Sw~mmmg needs aze not bemg met, but [h~s s~te doesdt make sense for pool [see Valmont Masterplan]
~w
• If pool is bemg elimmated and no replacement ~s built, the pool vo~d ~s made greater
• Cons~der pro~ect durahon for each opaon~
• Comprehensrve econottuc analysis mclud~ng lease buy-outs, etc
• Impact of keepmg pool - could rt be phased out~
• Ophon D- new mdoor pool at tlus srte makes no sense
• Honor exishng mature vegetanon as much as possible
• Focus on compahbihty between uses with confluts resolved
• After dazk uses - find wm/wui
• Study double deck dnvmg range
• Must unprove golf teactung/tramwg/prachce
• Study widemng dnvmg range m scheme A, B
• Study steppmg the height of fence at the dnvmg rnnge
...,..
s
Attachment E
ILLUSTRATION OF COMPARITIVE CLUBHOUSE SQUARE
FOOTAGE REQUIREMENTS FOR THREE TYPES OF GOLF
p" COURSE FACILITIES
~
Table 1
Bar/Gnll (50 seat) 250 (1) 750 750
Ala Carte Dmmg (75 seats) 0 0 750
Banquet Room (300 seats) 0 0 4,500
Pnvate D~mng Rooms (4) 0 0 1,000
Outrng Pavilion (150 seats)(2) 1,500 2,000
Kitchen 750 1,500 2,500
Men's & Women's Locker Rooms 1,500 2,500 10,000
Fimess Area 0 0 2,500
Admm Area 250 250 1,500
Cart and Bag Storage Facil~hes (3) 5~ 5 500 7 500
Total Area 10,750 14,000 32,500
(1) Assumes snack bar only
,,,.~
(2) Assumes a roofed space only (no heat/air condihomng)
~
(3) Assumes an 18-hole golf course
Source Econom~cs Reseazch Assomates
~
FAMILYAQUATIC CENTER PROGRAMM/NG
ESTIMATES
, - SCENARIOS
t,,,, Small Modest Medium Ma~or
Park Capacity 500 750 1000 1500
Entertainment Capacity @ 80% 400 600 800 1200
of Peak In-Park Attendance
Pools
Pool Capacity Reqwrements @ 60% 300 450 600 900
of Entertainment Capaaty
Pool Area Reqwred at 20 Square
Feet Per Unit of Pool Capacity
Slides
Slide Capacity Requirements @ 40% 120 180 240 360
of Entertainment Capacity
Slides Reqwred @ 100 Units of 1 2 2 4
Capacity per Flume
Food and Beverage Service
Peak Hour Service @ 30% 150 225 300 450
of Peak In-Park Attendance
,,,.,,
~ Serving Outlets @ 75 Servings 2 3 4 6
Per Hour
Lockers
One Locker for Every Four 125 188 250 375
Persons in-Park
Shade
10 Square Feet of Shade for 5,000 7,500 10,000 15,000
Every Person In-Park
Parking
One Space for Every Four Persons 156 234 313 469
In-Park Plus 25% For Peak Days
William L Haralson & Assoaates,lnc
Source Economics Research Assoaates
~
OVERALL PROGRAMMATIC RECOMMENDATIONS WITH RESPECT TO
EXISTING AND POTENTIAL USES
GOLF
• UPDATE AND MODERNIZE COURSE
. EXPAND AND IMPROVE PRACTICE FACILITIES
• UPGRADE AND EXPAND CART STORAGE
FACILITIES
. PROVIDE INTEGRATED EATING AND PAVILION
OUTING FACILITIES
BANQUET AND CATERING
. REDUCE SCOPE OF SERVICES TO SNACK BAR,
BAR/GRILL AND BANQUET/PAVILION USES
. ELIMINATE OFF-SITE CATERING OPERATIONS
BECAUSE OF NON-CONFORMING USE
SWIMMING
"~ . PHASE OUT EXISTING FACILITY
~` . DO NOT REPLACE WITH NEW FACILITIES DUE TO
LIMITED PARKING AREA ON-SITE
TENNIS
. ELIMINATE EXISTING FACILITY IMMEDIATELY
NEW USES
• DO NOT CONSIDER OTHER RECREATIONAL USES
DUE TO PARKING LIMITATIONS
. CONSIDER A SMALL HOTEL/MEEfING FACILITY
USE WHICH COULD WORK WITHIN PARKING
CONSTRAINTS BUT PURSUE IF THERE IS BROAD
NEIGHBORHOOD SUPPORT FOR REQUIRE ZONING
~
OPTIONS NOT CONSIDERED FURTHER AfTER INITIAL
EXAMINATION OF DEl/ELOPMENT AND OPER,4 TIONAL
,R--
~~
IMPLIG4 TIONS
Natatorium
Add~honal program requirements would mclude a Chmate-
Controlled Building w~th 8 Lane 25 Meter Lap Pool, Drvmg End,
Indoor Shower and Changmg Facilities, Concession Stand and
Bleacher Sechon
• Although parkmg requirements would generally be limrted,
parkmg for meets and events would be extensive, potentially
generahng demands similar to a Family Aquahc Center
• Economics of Swimmmg Sports Facility would require both
caprtal and operahng subsidies
Full Service Banquet and Meetings Complex
• Facility requirements to accommodate meehngs or banquets
seahng up to 500, mcludmg banquet rooms, meetmg rooms, pre-
function azea, kitchen and storage and admmistrahve offices would
r`^ be 10,000 to 15,000 square feet
~..,.
• Pazkmg requirements would likely exceed 500 spaces for these
uses (not mcludmg ouhngs and other events associated with golf
pavihon facilihes)
• Econom~cs of such a facihty would most hkely be unattrachve and
may require cap~tal subsidies to permit the facility rent payments to
be affordable for operator
~
Attachment F
Conce tual Desi n 0 tions
p J p
•
•
•
•
Concept Option 'A " Definition:
Works within the framework of the existing buildings and programs to
solve the existing challenges for site and building. Assumes 3 uses:
golf, banquet/catering, and pool.
Concept Option "B" Definition:
Utilizes portions of the existing clubhouse building and incorporate~
new building program onto existing. Assumes 2 uses: golf and
banquet/catering.
Concept Option "C" Definition:
Assumes all existing buildings are removed and a new golf clubhouse
building as the primary use on the site. Assumes 1 use: golf.
Concept Qption "D" Definition:
Explores the potential for new building uses on the site in conjunction
with golf. Assumes 2 uses: golf and (b/c, pool, tennis, or other).
Flatirons Golf Course Master Plan
Odell Architects, Britina Design Group, Economics Research Associates September 26, 2000
Conce t 0
p
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PR~POSED DESIGN CHANGES: ~
• Main entry improvements at Arapahoe Ave. 0 200~ 400~
• Redesign of golf holes #8 and #9.
• 55' height fencing along both sides of driving range.
• New over#low parking area - approx. 65 spaces.
• ~xpanded and improved main parking area - approx. 200 spaces.
• Improved service and delivery to banquet/catering.
• Existing clubhouse remodel and additions; address building code, ~DA,
fire safety, etc.
• Tennis removed, pool remains - pool and pool facility upgrades.
• ~utdoor event area for banquetlcatering (at tennis court location).
• Cart storage addition to existing pro-shop; approx. 1,500 s.f.
Flatirons Golf Course Master Plan
Odell Architects, Britina Design Group, Economics Research Associates September 26, 2000
Conce t 4 tion - B
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PR~POSED DESIGN CHANC~E~:
~ ~~
• Main entry improvements at Arapahoe Ave. 0 2o0~ 4oo~
• Redesign of golf holes #8 and #9.
~ 55' height fencing along both sides of driving range.
• Expanded and improved main parking area a approx. 275 spaces.
• Removes existing pro-shop building, pool, tennis, and east portion of
existing clubhouse building.
• New golf clubhouse integrated with existing clubhouse building -
approx. 14,000 g.s.f.
• Existing clubhouse remodel and addition~; addre~~ building code, AD~,
fire safety, etc.
• New out~oor event area a~jacent to banquet/catering (at tennis ~ourt
location).
Flatirons Golf Course Master Plan
Odell Architects, Britina Design Group, Economics Research Associates September 26, 2~00
Concept Option - C
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PROPOSED DESIGN CHANGESe
•
~
•
•
•
•
•
Main entry improvements at Arapal~oe Ave.
Redesign of golf holes #8 and #9.
55' height fencing along both sides of driving range.
New main parking area - approx. 225 spaces.
~ s
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0 200' 400'
Improved driving range - 300 feet wide w/ 30 10-ft-wide stalls.
Expanded and improved golf practice/training areas.
New golf clubhouse building - approx. 14,~00 g.s.f.
Flatirons Golf Course Master Plan
Odell Architects, Britina Design Group, Economics Research Associates September 26, 2000
Conce t O tion - D
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PROPOSED DESIGN CHANGES:
•
•
•
•
•
•
•
•
Main entry improvements at Arapahoe Ave.
Redesign of golf holes #8 and #9.
55' height fencing along both sides of driving range.
New parking layouts - approx. 400 spaces.
~
0 200' 400'
Two buil~ing zones established.
New building site - banquet/catering, indoor pool facility, tennis facility,
or other use.
New golf clubhouse building - approx. 14,000 g.s.f.
Improved golf practice/training area~.
Flatirons Golf Course Master Plan
Odell Architects, Britina Design Group, Economics Research Associates September 26, 2000
Attachment G
~
~
FLATIRONS GOLF COURSE MASTER PLAN
GENERAL MARKET AND FACILITY OVERVIEW
INTRODUCTION
As parc of che master plan process, ERA has been requested to evaluate che existmg and
proposed operaung uses for che Flaurons Golf Course Complex m terms of estimated
operatmg and financial performance The purpose of the review is to estimate the cost/benefit
tradeoffs associated with the various development options which have been identified for the
complex This mformauon wdl form paz[ of [he basis for the Boulder Parks and Recreation
Department decistons with regard to the scope, tuxung and warranted investment levels
associated with an overall updaung and renovation of the fac~liues at the Flatirons Golf Course
Complex
WORK PERFORMED TO DATE
ERA represen2auves have toured the Flaurons Golf Complex, interviewed representauves
t'^ of the golf and banquet operaung groups, attended a staff bneftng on the overall pro~ec[,
~-' reviewed the results of the meetings which members of Odell Architects have conducted with
stakeholders in the program, toured the ma~ority of area golf and banque2 facilittes and
comp~led general market demand information based upon population and demographic data
obtained by ERA in con~unction with chis pro~ect, In addiaon, ERA has prepared a stmple
"Peak Penod Parking Estunate" model to assut the team in ascertaining the physical parking
demands which vanous combinations of uses would impose on the si[e
GENERAL OBSERVATIONS AND CONCLUSIONS
The comments below summarize the observations and conclusions which have been
developed as of aud-point in the planning process Esumated operaung and financ~al results
will be prepared in the nex[ phase of the process This work will be based upon the two
development scenarios which have been endorsed by the Parks and Recreazion staff as
appropnate to pursue further and the capual cost es[imates which be provided by other
members of the consultant team
Site Considerations
The total area avadable for use by the vanous extsting and proposed uses zs somewhat
hmited. This ts especially ttue with regard to the area set aside for parking, traffsc cuculation
~ and specific uses such u the golf practice fac~lity Provision of adequate parking and
2
~„ , circulation would have to come at the expense of the golf pracuce facdity and/or golf course
~ i[self
~...
The pazking area serving the various uses at the complex has a number of problems, which
must be addressed as pnonty improvements as well Access into the facilrty and through the
parking area is poor The parking lot itself is inadequate in overall size to accommodate the
current range of acuvines operaung out of [he locauon at peak summer penods If the exisung
uses are all retained at the site, the parking azea w~ll need significant upgradtng An estima[e of
to[al parkmg demand at peak periods m che summer was prepared to illustrate [he problem
confroncing the faahcy If the swim, golf and banquet programs are all upgraded at the site the
composi[e peak penod demand could approach 750 au[omobiles A11er takmg mto account
employee parkmg, overall parking demand could be as high as 850 cars or vehicles
Given the s~te constram[s it seems unhkely that the srte can accommoda[e much more than
350-400 cazs at peak pertods ELnunating swimming altoge[her but upgrading [he banquet and
meeung program ts esumated to require peak penod parking m the order of 525 spaces Only a
reduced program of golf and hmited scope food and beverage resul[s in a peak period parking
demand under 300 vehicles
Golf Facilities
The 18-hike golf course itself, whde somewhat shor[er than regulauon courses bemg
constructed at this time, is entirely adequa[e [o address the ma~ority of the market popula[ton
served by the golf course The golf course is reponed to have had 58,640 starts in 1999 of
'~' which 33,741 were 9-hole starts and 24,899 were 18-hole starts This is the equivalent of 41,770
~ 18-hole equivalent rounds Of shese rounds, approximately 16,000 1S-hole equivalent rounds
were played by non-residents, the largest smgle ca[egory of golfers Overall activity is reported
to be down somewhat from previous periods in which over 66,000 starts were recorded On
balance, the course is well utilized
However, the golf practice range is quite constrained in a number of areas It is [oo short,
too narrow and it u not adequately buffered from che parking areas and fairway which he
connguous to it The screening fenung which is used on both sides of the range is too low
The pracuce facdity, despice these sigmfican[ hnutauons, is busy and generates m excess of
$150,000 in annual gross revenues Therefore, this fac~lity must be considered as a pnority for
upgrading. The approprtate upgrading will, at a minunum, require higher fencing and
enlargmg the range [o the eaaent posstble
The golf operation has inadequate storage facihties for golf cares They can oniy
accommodate 40 in covered spaces at the proshop area An aaive course should be able to
store up to 75 golf carts, preferably in facihties located next to the proshop or underneath it
/"
`.~-
„~, Swimming
,~
The swimming complex is poorly loca[ed in relauon to the parking lot and the golf course
operation The pool is behmd the main clubhouse and no[ directly accessible [o p2rttes
attempting to drop off or pick up swimmers. Access to the restrooms and snack bar is
cumbersome The pool hterally encroaches mto the golf course itself If the pool acuvi[y is
mazntained at the site, the appropriate location would be closer to the main road with direct
access from the parking lot For all intents, preservation of [he pool use at the site wilI entail
construcnon of an altogerher new faciLty, mcludm~ pool, locker rooms and snack bar
faciliues
Contemporary swimming facilities tend to range from simple free-form neighborhood
pools with adult and wading pools, co commumty pools with a 25 meter length 8 lanes lap
pool, a divmg end, a wadmg pool and bleacher section, to mdoor/outdoor facihues offering
community pool facilities on a year-around basis to mdividuals, leagues and clubs, or, finally,
to "family aquatic centers" wi[h a wave pool, water slides and children's atxracuons
Grven the site constramts, ic would seem reasonable to conclude that n would be difficult
[o accommodate any[hmg larger than a commumty pool complex However, [he parking
demands associated wi[h suppor[ing this level of recreational activity would be difftcult to
accommodace wichouc disrupnng the golf and banquet operanons at the si[e For these reasons,
it does not seem appropria[e to con[inue or expand [he swimming program at [he Flatirons
si[e
~ Banquet and Catering
The exisang clubhouse can accommodate 40 m[he lounge, 32 m the pauo, 120-180 m the
East Ballroom and 80-120 in the West Ballroom The banque2 and catenng operation hosted
730 events m 1999 and the staff esttma[es the facility will exceed 900 events in 2000 The
ma~onty of the events tend to be groups of 25-30 or 80-120. Contract business wish
associa[ions represents 48% of the total revenue generated at the complex, which was reported
to be approxunately $598,000 in 1999 This represents shghtly less than 33% of [he total
revenue generated by facility, the balance being off-premise catenng business wherein the food
was prepared in the Flatirons kitchen facilities
The physical faciliues exhibit the lttsutanons assoctated wtth operaung out of a facdtty
which was previously designed to support prtvate country club food and beverage program.
Pre-function areas are totally inadequate, restrooms are hcruted, pubhc telephones are too
lumted and the rooms muc is not ideal The facihttes appear to be sufferuig from deferred
mam[enance and the krtchen area is not large enough to handle the volume of food
preparanon now being performed at the location
There are a number of competiuve fac~lities in the local Boulder area ERA visi[~d six
funcnon sites located m area hotels and an addiuonal six s[and-along facdiues It has been
brought to our actencion that the Crty of Boulder has held discussions about the possible
development of a civic center and convention facdity in another area of che crty It is not
obvious that there is a pubhc purpose to be served, therefore, by creating an upgraded and
(~ enlarged banquet and catenng complex at the Flacirons ute
v~
4
~,. On balance, there is a clear need for food preparauon faciliues ac the site to support the
~ golf course, both with respec[ to casual snack bar and bar service but also wi[h respect to
tournaments and outings. The golf operatton nor the curren[ banquet and catenng group have
access to an outdoor pavilion to accommoda[e outings and other group events and ceremonies
In addition, the current golf facility food and beverage program is linuted to a small snack bar
operation located under separa[e room from the proshop
Other Possible Uses
The other recreauonal use which might be considered would be a commumcy ice nnk
Parking demands would no[ be as great at peak periods in the summer months However, once
again, site constraints razse questions about the possible location for such a use On balance, it
does not seem hkely that such a recreauonal use can be accommoda[ed at [he si[e
A possible non-recreauonal use tha[ could be considered would be a smaller hotel facih[y
with meetmg rooms Several developers are approachmg mumcipalcues azound che Umted
States wrth proposals whereby the muntcipality pernuts the developer to construct a100-125
room hotel and small meenng room complex on the golf course grounds. In some instances,
the hotel ts located on the clubhouse stte and the proshop and food and beverage facilities are
mtegraced mto the overall budding The parking demand is somewhat lower due to evemng-
oriented nature of the demand There are defimte operating synergies among the hotel, the
food and beverage and the golf course uses
~ With regazd to Flatirons, the hotel option may be worth constdenng if [he de[ermination
~ is made [o clear the extsnng faciliues and totally recons[ruc[ the clubhouse complex An
economic case study will be prepared which documents [he ftnancial effects of a hotel Site
analysis efforts wdl be required co verify whether such a use can be accommodated
Next Steps
ERA will prepare financial models for each of the two approved development scenanos.
This informanon wdl be organized and presented in format intended to cleazly identify the
overall costs and benefits of each alternative In the non-status quo scenazio, the only new use
which will be evaluated, if so desued by the city, will be a small commercial hotel and
meetmg room facilitq Although no detailed analysis has been performed on either an
upgraded swimming complex or ice rmk £acili[y, the site limitations and likely modest
financial performance of such faciliues argues [hat such options be d~scarded from further
consideration
~""~
~
5
ECONOMICS RESEARCH ASSOCIATES
,,,~ _
~
~
EXHIB IT S
FLATIRONS GOLF
COURSE
~
~
~ Tab~le I ~~
Peak Period Parking Estimates
lllusfration - Upgrades Complex with Golf, Swimmming and Banquet Uses Retained
Flatirons Potential Daily Site Visitor Estimate in High Season, Peak Period of Day
V~si'ors
GoNCourses 1 Peak Period capaaty 156 Outside Play 100%
Practice Range 1 Peak Period capacity 40 Outside Play 100%
Golf Pavf/~on 1 Peak Period capaaty 150 Outside Play 100%
Swim center 1 Peak Period capacity 500 Outside Visitor 100%
DestlnaNon Restaurants 1 Seating capacity 120 Outside Visitor 100%
BanqueUConference Faal~ty 1 Seating capacity 300 Outside Visitor 100%
GoHCourses Number of courses X 140 X 100% outside players
Practice Range Peak Period Range and Putting Green Capacity
GoN Pavdion Peak Period Post Round Ceremony
Swim Center 100% autside visitor
Destlnahon Restauiant 100% outside visitor
BanqueUConference Faal~ry Daily capacity X outside visitor
Employees
Goff 20 employees per course X number of courses
Golf Pracbce Range 10 employees per location (ball pickers, attendants and instructors)
Sw~m Cente~ 20 employees per iocation
Restaurants 1/7th employee per seat
BanqueUConference Faalrty 1/10th employee per seat
Total Site Visitors and Vehicles At Peak Period
156
40
150
500
120
300
Veh~cles
78 00
30 00
75 00
250 00
90 00
225 00
1,266 748 00
20 20 00
10 10 00
20 20 00
18 18 00
30 30 00
g8 98 00
1.364 846 00
Prepared by David Leininger
Economics Research Assoaa[es
~ ~ ~~
Tab/e !!
Peak Period Parking Estimates
lllustration -Revlsed Program With Golf and Banquet Facilities
Flafirons Poteirtial Daily Site Visitor Estimate in High Season, Peak Period of Day
Vrsr ors Vehicles
Golf Courses 1 Peak Period capacity 156 Outside Play 100%
Pructice Range 1 Peak Period capaaty 40 Outside Play 100°k
GoN Pavflion 1 Peak Period capaaty 150 Outside Play 100%
Swlm center 0 Peak Perwd capaaty 0 Outside Visitor 100%
GoNBar/Gri/l 1 Seating capaaty 60 Outside Visitor 100°/a
BanqueUConference Faal~ty 1 Seating capacity 300 Outside Visitor 100%
Golf Courses Number of courses X 140 X 100°k outside players 156 78 00
Practlce Range Peak Period Range and Putting Green Capaaty 40 30 00
GoH Pavi/ion Peak Period Post Round Ceremony 150 75 00
Sw~m Center 100°h outside visdor - -
GoNBai/Gri/I 100% outside visitor 60 45 00
Banquet/Conference Facil~ry Daily capaaty X outside visitor 300 225 00
-~ 706 453 00
Employees
Golf
Gol/ Practice Range
Swim Centar
Restaurants
BanqueUConference Fac11Ry
20 employees per course X number of courses
10 employees per location (ball pickers, attendants and instructors)
20 employees per location
1/7th employee per seat
1/10th employee per seat
20 20 00
10 10 00
Total Site Visitors and Vehicles At Peak Period
0 -
9 9 00
30 30 00
69 69 00
775 522 00
Prepared by David Leininger
Economres Research Associates
~ ~ Table lll
Peak Period Parking Estimates
~i
lllusfration -Revised Program With Golf and Support F&B Facilities
Flatirons Pote~ial Daily Site Visitor Estimate in High Season, Peak Perfod of Day
Visrbrs Vehicles
Go/f Courses 1 Peak Period capaaty 156 Outside Play 100%
Practice Range 1 Peak Period capacity 40 Outside Play 100°h
Golf Pavilion 1 Peak Period capaaty 150 Outside Play 100%
Swim center 0 Peak Period capacity 0 Outside Visitor 100%
GoHBai/Gnll 1 Seating capacity 60 Outside Visttor 100°k
BanqueNConference Facil~ty 0 Seating capaaty - Outside Visitor 100°/a
GoH Courses Number of courses X 140 X 100% outside players 156 78 00
Prechce Range Peak Penod Range and Putting Green Capacity 40 30 00
GoN Pavlllon Peak Period Post Round Ceremony 150 75 00
Swim Centei 100% outside visitor ' '
GoHBaNGriII 100% outside visitor 60 45 00
BanqueUConference Facility Daily capaaty X outside visitor - '
406 228 00
Emp/oyees
Golf 20 employees per course X number of courses 20 20 00
Golf PracGce Range 10 employees per location (ball pickers, attendants and mstructors) 10 10 00
Sw~m Center 20 employees per location ~ -
Restaurants 1/7th employee per seat 9 9 00
8anquet/Conference Faal~ry 1/10th employee per seat ! 0 -
39 39 00
Total Site Visitors and Vehicles At Peak Period
445 267 00
Prepared by Dav~d Le~nmger
Economics Research Associates
-~M ANALYSIS OF SELECTED FUNCTION SITES
~
ERA examined the characteristics of 12 function sites in the geater Boulder area
Six are facilities located within hotels (Table 1) and six are stand-alone facilities (Table
Z) IIased on pcrso~.~l mterv~ews w~tl; t3~~ va,i~~.s ~a,Lty operators, it was gener211y
agreed that these facilities represent the primary competition for the Spice of Life Event
Center
Conference/Function Areas ~thin Hotels
Hotel Boulderado
It was generally ageed that the Hotel Boulderado is the top social function site in
Boulder, and the most e~cpensive With an opening in 1907, the Victorian-era hotel is
located m downtown Boulder just off of Peari Street The 160-room hotel is listed as a
Historical Landmark building The hotel offers about 7,000 square feet of function space
and the maximum reception capacity is about 300 people The Hotel Boulderado does a
~ strong weddings business with food and beverage minimums ranging from $3,000 to
$4,500 (There aze no separate room rental fees) During the peak Spring to Fall seasoq
the hotel typically hosts about two to four weddings per weekend with an average group
size of about 100 to 150 The Hotel Boulderado also does stmng corporate business and
the average group size is about 40 people Overall, the function business market m~x is
about evenly divided between social and corporate goups It is typical for corporate
business to be concentraied on weekdays with social group business wncenuated on
weekends For the conference center, food and beverage minimums range from $4,000 to
$5,500
Regal Harvest House
The 269-room Regal FIarvest House hotel occupies a great locarion near CU
adjacern to Boulder Creek The property is especially well known for its outdoor banquet
area and is the host site for parties relating to CU football games. The hotel offers about
18,000 square feet of function space and the maximum indoor capacity is about 700
people Also, the outdoor area can accommodate about 500 people The function
business is strongly corporate-oriented and is estimated to accouat for about 80 percent of
~ the total function business The typical meeting room rental fee is $150 A constraint of
the property is that outdoor music cannot be played after 8 pm. It is planned that the
~"` hotel will undergo renovations and, when complete, the hotel name will be changed to
i"` Millennium (the name of the ownership group)
Boulder Broker Inn
The function space at the 116-room Boulder Broker Inn is generally considered to
be high quality Key strengths include the decor and a sense of tradirion 'The hotel
reportedly does strong weekday busmess w~th corporete and association groups w~th
social groups on the weekends The hotel offers about 5,000 square feet of space with a
total capacity of about 676 The main ballroom measures about 3,000 square feet and can
accommodate 300 people For the main ballroom, food and beverage aunimums range
from $2,500 on weekdays to $4,000 on weekends Also, the ballroom can be split into
five sections with each section renting for $250 per day The auerage group size for
social goups is about 150 to 200 (including weddings) and the average group size for
corporate groups is about 30 to 60
Bouldei Masriott
The 155-room Marriott Hotel opened in 1997 and includes about 3,500 squaze
~. feet of function space The maximum capacity is about 520 and about 80 percent of the
~ function business is corporate Meeting room rentals range from $300 to $525 and the
hotel does not host wedding ceremonies (although wedding receptions and rehearsals are
hosted) The Marriott hotel serves the local upscale, full-service niche in the market
Omni Interlocken Resort
The new 390-room Omni Interlocken Resort is located about a 10-minute drive
Southeast of Boulder off Highway 36 in Broomfield The hotel is situated witlun a
business park that inciudes such companies as Sun Microsystems, I.evel Three
Communications, and Hunter pouglass Also, the hotel is located near the new Flatiron
Crossing Mall The Omni offers the most function space in the area at about 34,000
square feet
• Main ballroom: 9,000 square feet, capacity of 450 for a wedding, minimum food
and beverage spending of $16,000
• Smaller ballroom 4,000 square feet, capacity of 200 for a wedding, cnmimum
food and beverage spending of $9,000
"~ • Meeting rooms. 600 to 1,100 square feet, rental rates of about $500 per day
~..~
~ The function business market mix is about 70 percent corporate and 30 percent social
The hotel reportedly does a strong weddings business on weekends in the summer The
Omni hotel also owns and operates a high-end, daily-fee, 27-hole golf course The
course was designed by Graham and Panks and regular greens fees range from about $70
to $90 The course plays out of a clubhouse of 4,500 square feet and a tent is used during
the warmer montlvs for banquets (capacity of 150)
Raintree Plaza Hotel, Longmont
The 210-room Raintree Plaza Hotel is located about a 15-minute drive northeast
of Boulder in Longmont The hotel offers about 30,000 squaze feet of function space and
management states that their capacity of 1,100 people is the largest in the area The main
ballroom measures about 9,000 square feet, the capacity is 650, and the typ~cal rental rate
is about $1,700 The function business market mix is about 60 percent corporate and 40
percent social and the hotel hosts about four to six weddings per month The hotel can
accommodate up to six weddings a day, three at a time It is generally believed that the
Raintree Hotel offers good value for the money for its function space
Stand-A[one Event Centers
~ Of the stand-alone event centers listed below, four offer on-site food and beverage
services and two do not (I.ions Gate Center and the Chateau)
Chautauqua Dining Hall
The Chautauqua Dining Hill is an histonc 100-year old building situated next to
the moumains in west Boulder The facility includes a full-time restaurant and it is also
possible to rent the indoor space (150 seats) and the outdoor space (130 seats) for special
events For the indoor area, the minimum food and beverage spending requirement is
$6,000 and there are no minimums for the outside area The function business market
mix is about 40 percent corporate and 60 percent social and the facility hosts about 50
weddings per year
Lions Gate Ceater
The Lions Gate Center is located in Lafayette about a 15-minute drive southeast
of Boulder The site used to be located in farmland but a residemial subdivision has been
developed nearby The facility includes two main Victorian buildings as follows
,r* • Gatehouse. buik in 1910, measures about 13,000 square feet, capacity of 370,
~""' room rental rate of $350 per day and, generally, $3 per person.
+'R"`" • Dove House, built in 1927, measures about 5,000 square feet, capacity of 150,
~..-
room rental of $250 per day and, generally, $3 per person
As mentioned, the Lions Gate Center does not offer extensive food and beverage
facilities on site The operator reports that this is an advantage because people have
the choice of what caterer to use and they can bring the'u own food to save money, if
desired 4t~eddinsc renrecPnt ah~~rt 60 percent ofbu~iness and corporate eroups
account for about 40 percent The outdoor azeas are considered quite good at Lions
Gate
Chateau at Fax Meadows
The Chateau at Fox Meadows is located in a residential area in Louisville about a
25-minute drive southeast of Boulder The }ugh quality structure measures about
15,000 square feet and was built in 1998 Features include one large room, a large
bar, sp~ral staircase, wooden floors, and large windows The facility is used primarily
for weddings and about 460 events have been held over the last two years Room
rental prices vary widely depending on the day of the week and the season In the
~ peak season, rental rates range from $1,000 to $5,800 on a Saturday In the off-
season, rental rates range from $650 to $3,700 These pricing levels are on the high-
end for the area As mentioned, there are no on-site food and beverage facilities thus
people hire their own caterer The average group size for weddings is about 250 and
dunng June, July, and August, weddings are held virtually every day of the week
Red Lion Inn
The Red Lion Inn is a rustic building located up a canyon just west of Boulder on
Boulder Creek The facility includes seven rooms with a combined capacity of 300
and a large outdoor area. The food quality is reportedly very good and the specialty
is game Food and beverage minimums range from $200 to $1,800 and for weddings
the minimum spending is $600 to $2,500 There is also an additional wedding fee of
$300 The Red Lion Inn is populaz with both social and corporate groups and the
mazket mix is about evenly split between the two It is not possible to have outdoor
music •
Trios Restaurant
Trios is an upscale "wine bar" restaurant located in downtown Boulder with its
''~~ own on-site parldng The facility offers three rooms for special events~ 500 square
~...
~ feet, 500 square feet, and 3,000 square feet There are no food and beverage
minimums and room rentals range from $50 to $400 with holidays up to $1,000 The
market mix is about evenly split between corporate and social groups Social groups
range in size from 30 to 150 and corporaLe groups range in size from 20 to 40
Boulder Dushanbe Teahouse
The'Ieahouse is a very distinctive and aLUdcuve rescaurant building locatea in
downtown Boulder near the Boulder Creek It is owned by the City of Boulder Two
azeas can be rented, an indoor area with 85 seats and an outdoor area with 75 seats
Rentals range from $150 to $300 and social busmess comprises about 80 percent of the
total It is not possible to host weddings at the Teahouse
~
R'""`
~..,
~~
Table 1
OVERVIEW OF FUNC7'ION SPACE IN HOTELS
~~
~~
Boulderedo
Renge of Funcuon Func6on Market M~x
Year Number Rack Space Mazimum
Location ~en~ed of Raoms Room Raks S Ft C ci Sooial Coroorate Commenlv
Boulder 1907 160 5159 - 5246 7,000 300 50% 50% His[oncal Landmarl building, dowMOwn locafion
Harvest House Boulder t960 269 $79 - 5200 18,000 700 20%
:r Broker hm Boulder 1972 116 S90 - S 128 4,926 676 40%
aulder Marriott Boulder 199'I 155 5150 - 5250 3,500 520 20%
'IM~iocken Broomfield ~999 390 S99-S250 34,000 700 30%
RBmtree Plazs Hotel l,ongmont 1985 210 S89 - 5265 30,000 1,100 40%
Source• Individual Facili6es, 10l2000
F&B Mmimum for weddings 53,000 - 54,500
F.@B Minimum for cc~•~ference cemer 54,000 - 55,500
80% Located ad ac~t to Bouider Creek
Soc~al cent~ r for CU football games
Typ~cal rrom mntal fet of 5150
60% FBeB minimum m baliroom 52,500 on WD and 54,000 0~ WE
Mee6ng room rent ~Is. 5250 / sec6on (5 sec6ons)
Grand ba' I room capacity of 300
80% Range of R~ om rrntals. 5300 - 5525
Do not accomr •odace wedding ceremonies
70% Largeat ballroom 9,~00 sf, mmimum F.@B. S ~6,000
Smaller baliroom 4 000 sf, mwmum F&B: 59,000
Meehng rooms~ 600-1, I00 sf, avemge room rental. 5500
Strong wedding busmc ;s, especially during the summer
60% Mam ballroom 9,1' l sf, typical rental rate S1,700
LarBest func~ ~on sP~ caPeatY m area
~~ ~ ~~
Table 2
OVERVIEW OF STAND-AIANE EVENT FACILII'[ES
_-. ..---_ __... __. _.
Year _. __..
On-S~be -u. _ _.,- . _ . _ _ .
Market M~x ,.
!S~ ~ ~ ~ ~~ Pno~ Soe~el or _ Comments
~tsuqua Dming Hell Boulda 1898 Yea 130 aitside no m~mmum
I50 inside F&B mm of 56000 60% 40% Fu~l-time restaumnt
5500 RenffiI Fce Do about 50 weddmgs per year
~a GaAe Crnhx LafayetR Gntehoux 1910 No 370 GH bellroom 5350 +$3/person 60% 40% Dove House 5,000 sf
Dove Houae 1927 No 150 DH S250 / dey +$3 per person Gafdwuse ~3,000 sf
GHroom 5150/day+$3person Weddmgs 60%overail
eeu at Fox Meadowa Lomsvitle 1998 No 500 Peak Season 51,060 - 55,800 70% 30% ' ooked about 460 weddmgs m 2 yeers
Off-Season 5650 - 53,700 15,000 sf bmidmg
Ceremony fce of 5300
L~on IM &wlda 1963 Yes 7 Rms~ 300 F&B Minimuttt. 5200 - 51,800 50% 50% I.ocekd on Boulder Creek
Weddmga F&B Min 5600-52500 Noted for game mrnus
Weddmg rentel fee 5300
s Boulder 1996 Yes ~50 No F&B Mimmums 50% 50% 3 roana 500, 500, and 3,000 sq. R
Room renmis SSO - 51,0(10 Plus outdoor pn6o wiH~ mV~. V~ews
On-s~te perkmg availeble
Ider Dushanbe Teahouse BoWdsr Yea Oubide 75 Roan rentals $150 - 5300 80% 20% No weddmg ceremaues
Inside 85 Unique erchitecNml venue
Dowmtown locntion
Sa~rce: Indiv~dual Facilities 10/2000
Flatirons Golf Course
Annuai Golf f2ounds in 1999
~
~..
1999 Rounds of Play Total
Category of Golfer 9-Holes 18-Holes Total Rounds 18-Hole Rds
Resident 11,158 6,254 17,412 11,8330
Non-Resident 12,771 9,662 22,433 16,047 5
Junior 1,851 739 2,590 1,664 5
Expans~on 6,851 7,147 13,998 10,572 5
Senior 1,110 1,097 2,207 1,6520
33,741 24,899 58,640 41,769 5
~ Source Flatirons Golf Staff
`~..~
Prepared by David Leininger
Economics Research Associates
^~' Table 1
`` Inputs:
Pro~ect Name
Boulder Site
Percentage of Rounds
Capwred m Marl.e[ BUro
Estimated Pubhc Play by Income
<$15,000 100%
$15,000-$24,999 100%
$25,000-$34,999 100°/a
$35,000-$49,999 95%
$50,000-$74,999 80%
$75,000-$99,999 75%
$]00,000+ 60%
Calculated Percent Pubhc 80 I%
Change Percentage by Altermg Each [ncome % above
~"" Approximatety how many umes more average rounds do pnvate
'~.~ golfers play than pubhc golfers~ 2 00
Rounds per Public Course 45,000
Rounds per Pnvate Course 30,000
Calculated Mazket Participat~on Rates
Pubhc Pnvate Total
0-10 mm 10 3 3 1 l3 5
10-20 mm 10 9 3 1 13 9
20-30 mm 9 5 2 1 11 5
Total Market 10.0 2.5 12.4
Calculated Market Average Rounds
Pubhc Pnvate Total
0-10 mm 14 6 42 7 21 1
10-20 mm IS 6 4l 8 21 3
20-30 mm ] 8 2 44 2 22 S
Total Market 16.9 43.1 22.1
,e"n+
~r~
Source Economms Reuerch Assoc~ates
~ Table 2
Summary Presentation of Public Demand
Boulder Sde
Res~dent Rounds 0-10 mm 10-20 mm 20-30 msn Tofal
Lessthan $75,000
Demand 101,293 271,026 624,130 996,449
$75,000-$125,000
Demand 40,830 107,199 147,138 295,168
$125,000 - $250,000
Demand 9,547 14,161 18,349 42,057
$250,000 +
Demand 3,248 2,396 4,443 10,087
Total Demand 154,919 394,752 794,060 1,343,760
S~u por[able Courses 0-10 mm 10-20 mm 20-30 mm Total
Less than $75,000
Demand 2 3 6 0 13 9 22.1
~ $75,000 - $125,000
Demand 0 9 2 4 3 3 6.6
$125,000 - $250,000
Demand 0 2 0 3 0 4 0.9
$250,000 +
Demand Ol O1 Ol 0.2
Total Demand 3 4 8 8 17.6 29.9
,,~"'^
r...
Source Econom~cs Research Associates
~ Table 3
Summary Presentation of Private Demand
Boulder Site
Res~dent Rounds 0-10 mm 10-20 mm 20-30 mm Total
$75,000 - $125,000
Demand 40830 107199 147,138 295,16R
$125,000 - $250,000
Demand 38,189 56,642 73,396 168,227
$250,000 +
Demand 12,993 9,585 17,770 40,345
Total Demand 92,013 173,426 238,304 503,743
Supportable Courses 0-10 mm 10-20 mm 20-30 mm Total
$75,000 - $125,000
Demand 1 4 3 6 4 9 9.8
$125,000 - $250,000
~
Demand 1 3 1 9 2 4 5.6
$250,000 +
Demand 0 4 0 3 0 6 1.3
Total Demand 3.1 5.8 7 9 16.8
Note Households earnmg less [han 575,000 is excluded from prrvate club demand potenhal
1~'
V.n'
Source Econom~cs Research Assoc~ates
( ~3 ( ~) C 1
Lble /
Gleu6hon of Estlmated Partapahon Rata and Average Play by Income
Boulder Srte
Pubho Golfers
GS15,000
SI5,000-524,999
525,000-E34,999
535,000-f49.999
550.000-f74.999
575,000-E99,999
5100.000+
Total
less ihan 5'/5,000
Pnve[e Golfen
615.000
EI5,000-E24,999
525,000-534,999
535,000-549,999
550,000-574,999
E75,000-E99,999
EIOO,WM
ToW
leu than f75,000
All Golfers
<SI5.000
SI5,000-224,999
525,000-534,999
535,000-549,999
f50,000-574,999
f75,000-E99,999
f100.000+
Totel
0-10 mm
IQ294
10.714
12,901
19,881
24,828
16,020
04 7
125,085
78.618
Od0 mm
I0.294
10.714
12.901
19,881
24,828
16,020
30"447
125,085
78,61 B
0-00 mm
10.294
io.~ia
12.901
19.881
24.828
16,020
30"447
125,D85
GoIRr Populatlon
10-20 m~n 2030 min Totel
12,504 74,768 97,565
16,341 68,943 95,998
24.893 '75.627 113,421
4$178 105.898 173,95fi
6Q642 115.832 210 303
40,702 60.360 117,082
46 77 ~ 141.806
258636 566,4I0 950,132
171,556 441,068 691,243
Golfer Popula4on
10-20 m~n 20-30 mm Totel
12,504 74768 97,565
16 341 68,94J 95.998
24 893 75,629 113 421
48 178 105.898 173,955
69,642 II5,832 210,303
40,702 60,360 117,082
46 377 64 982 141 80fi
258638 566,410 950,132
19I,558 <41,068 691.243
Crolkr Populanon
10-20 min 20-30 mm Tofal
12,504 74,768 97,565
16,341 68,943 95,998
24,893 75,627 113,421
48,178 105,898 173,95fi
69 642 115,832 210,303
40,702 60,360 117,087
46.377 64 982 141 805
258,638 566,410 950,132
0.10 mm
447
615
1.082
2,036
2,959
2,302
3.469
12.910
7,139
0-10 mm
0
0
0
107
740
767
2.313
3.927
847
0-10 mm
447
615
1.082
2.143
3 698
3,069
5 782
16.837
Pubhc Golfers
70-20 mm20-30 mm
522 3,142
919 3,863
2,072 6,285
4,981 lOJBi
8,420 13,662
5,903 8,561
5 39 7 304
28,154 53,598
16,9I2 37,733
Pnvate Golfers
10-20 mm20d0 m~n
0 0
0 0
0 0
262 567
2,105 3,416
1,968 2,854
3.559 4 869
7,894 I I 706
2.367 3 983
Totai GolCers
1D-20 mm20-30 mm
522 3.142
917 3,863
2,072 6,255
5,243 11,349
t Q525 17 078
7.870 11,414
$.899 12 1"73
36,048 65,303
Partm~panon Rate
Total 0-10 mm 10-20 mu20-30 mm Tatal
4,111 43 42 42 42
5,396 57 56 56 56
9,439 84 83 83 83
17,796 I0 2 10 3 10 2 10 2
25,040 I I 9 12 I I 1 8 11 9
16,766 I4 4 14 5 14 2 14 3
16 1 11 4 11 5 11 2 11 4
94,662 10 3 10 9 9 5 10 0
61784 91 99 86 89
PaNmpanon Rate
Total 0.l0 mm 10-20 mu20-3~ mm Total
0 00 00 00 00
0 00 00 00 00
0 00 00 00 00
937 OS OS OS OS
6,260 30 30 29 30
5589 48 48 47 48
1074I 76 77 75 76
23,527 3 1 3 1 2 1 2 5
7197 I I 14 09 10
Overall Panmipanon Rste
Total 0-1D mm ID-20 mu2030 min Total
4,111 43 42 42 42
5,396 57 56 56 56
9439 84 83 83 S3
18734 108 109 107 108
31,301 149 I51 147 149
22,354 19 2 19 3 18 9 19 1
26854 190 192 187 189
II$188 135 139 Il5 124
0-IO min
9.164
12,354
23,220
41,600
44,910
32,014
25.249
188.512
131,248
0-10 m~n
0
0
0
4,622
29 940
32,014
1 W 998
I67 574
34 562
D-10 min
9.164
12,35d
23.220
46.222
74.849
64,028
126 247
356,085
Total Rounds
IOQO mm 20d0 mm
13,722 83.194
22,549 96.742
50,257 154,973
105,992 240,174
126,943 219,775
81,196 124130
38039 55115
438 498 974 I03
319,263 794,857
To~al Rounds
10-2~ mm 20-30 min
0 0
0 0
0 0
11,755 26,686
84 629 146,517
61 196 124 130
152155 220459
329,735 5 U,792
96 363 173,203
Total Rounds
10-20 mm 20-30 mm
13,722 83.194
22,549 96,742
50,257 154 973
717,546 266860
211 571 366 292
162,393 248,261
190 194 275 574
768 2J2 I 491,895
Averege Rounds
Total 0-10 mm 1040 mm 2030 mm To~al
106 O80 20 5 26 3 26 5 25 8
131645 20I 246 250 264
228,450 21 5 24 3 24'7 24 2
367,565 204 212 223 218
391,628 IS 2 15 I 16 I IS 6
237,341 13 9 13 8 I4 5 14 2
~ ~~ ~ ll Z Z2
1601,112 746 156 182 169
1,245,368 784 189 2I 1 202
Average Rounds
Total 0-10 mm I0.20 mm 20.30 m~n ToW
0 00 00 00 00
0 00 00 0o aa
0 00 00 00 00
43 063 43 I 44 8 47 0 46 0
261 O65 d0 5 40 2 42 9 41 7
237,741 417 413 435 425
473 612 43 7 42 7 45 3 4~
I.O I5,101 42 7 41 8 44 2 43 1
304,148 40 8 40 7 43 5 42 3
Average Aounds
Total 0-10 mm 10-20 mm 20.30 mm Totel
106 080 20 5 26 3 26 5 25 8
131,645 20 I 24 6 25 0 24 4
228,450 21 5 24 3 24 7 24 2
430 628 21 6 22 4 23 5 23 0
652 713 20 2 20 1 21 4 20 9
474,682 20 9 20 6 21 7 21 2
5920,5 218 214 226 220
2 616,213 21 I 21 3 22 8 22 1
lasthen575,000 78,618 171,558 441,068 691,243 7986 19,299 41,716 68,981 102 112 95 100 165810 415,646 968,060 I,549,516 208 216 232 225
Savm Finamrcs Re euch Ass«i~rcs
A"~
i..
Table 5
POTENTIAL PUBLIC GOLF DEMAND - INCOME LESS THAN $75,000
Boulder Srte
Pro~ected 2004
~ 0-10 mm 10-2P nam ?~-30 min Tat ~~
Pnmary Marke[ Area PopulaUOn m Households <$75,000
Percentage of Pop Age 12+
Potenhal Golf Populahon (age 12 and above)
Pubhc Golf Participat~on Rate
Eshmated Public Golfer Populahon
Average Rounds Per PubLc Golfer (~o suppiy ~o~~e~~~)
PotenUal Public Rounds
r
~'~+' Eshmated Percen[ Played m the Pnmary Market Area
Potenhal Pubhc Ivlarket Area Rounds by Residents
Supportable PubLc Golf Courses @ 45,000 Rounds 1/
1/ Hypothet~cal number for ~11usVahon purposes only
~r'"~
Wr
92,491 222,009 527,943 842,444
82°/a g2% $2% 82%
75,843 182,047 432,914 690,804
91% 99% 86% 90%
6,889 17,946 37,035 61,869
184 189 211 201
126,616 338,782 78Q163 1,245,561
80% 80% 80% 80%
101,293 271,026 624,130 996,449
23 60 139 221
Somce Na4onal Crolf Founda~on md Economma Research Aeeoc~ales
~"",
'~....
Table 6
POTENTIAL PUBLIC GOLF DEMAND - INCOME BETWEEN $75,000 AND $125,000
Boulder Site
Prmiary Market Area PopulaLOn m Households $75,000-$125,000
Percentage of Pop Age 12+
Potenhal Golf PopulaUon (age 12 and above)
Pubhc Golf PaRicipahon Rate
EsUmated Public Golfer Populat~on
Potenllal Average Rounds Per PubLc Golfer ~~o=~PPty ~o~so-a~~~)
~+ Potenhal Public Rounds
~
Eshmated Percent Played m the Pninary Market Area
Potent~al Public Market Area Rounds by Residents
Supportable Public Golf Courses @ 45,000 Rounds 1/
1/ Hypothehcal number for illustrahon putposes only
~
`...~
Pro~ected 2004
0-10 mu~ 10-20 mui 20-30 mm
'I utnl
31,146 81,916 109,067 222,129
82°/a 82% 82% 82%
25,540 67,171 89,435 182,146
14.4% 14.5% 14.2% 14.3°/a
3,670 9,741 12,684 26,096
13 9 13 8 14.5 14 1
51,038 133,999 183,923 368,960
8~% 8~% g0% 8~%
40,830 107,199 147,138 295,168
0.9 2.4 3 3 6 6
Source Nallonal Galf Fowida4on and Econom~ce Research Assoc~ates
~w.. Table 7
``..
POTENTIAL PUBLIC GOLF DEMAND - INCOME BETWEEN $125,000 AND $250,000
Boulder Site
Projected 2004
0-10 mm 1U-20 m~n ZU-30 mu~ Tutal
Pnmary Market Area Populahon ~n Households $125,000-$250,000 U,550 26,318 32,979 76,846
Percentage of Pop tlge 12+ 82°fo 82% 82% 82%
Potential Golf Populauon (age 12 and above) 14,391 21,581 27,042 63,014
Public Golf Parttcipahon Rate 11.4% 115% 11 2% 11.4%
Eshmn[ed Public Golfer Populahon ],640 2,484 3,040 7,164
PotenLal Average Rounds Per Pubhc Golfer ~~o so~ty ~o~va~~a~ 7,3 7 1 7 5 7.3
~ PotentralPubhcRounds 11,934 ]7,701 22,936 52,57]
Eshmated Percent Played m the Prtmary Market Area 80% 80% 80% 80%
Potenttal Public Market Area Rounds by Residents 9,547 14,161 18,349 42,057
Supportable Public Golf Courses @ 45,000 Rounds 1/ 0.2 0.3 0 4 0 9
~""
~...
1/ Hypothehcal number for ~llustrahon purposes only
Source NWonal Golf Foundat~on and Econom~cs Reseetch Assoc~ates
~.. Table S
``...
~~""
~...-
POTENTIAL PUBLIC GOLF DEMAND - INCOME GREATER THAN 5250,000
Boulder Site
Pnmary Market Area Populat~on ~n Households >$250,000
Percentage of Pop Age 12+
Po[en[~al Golf Populauon (age 12 and above)
Public Golf Participahon Rate
Estimated Public Golfer Populahon
Potenhal Average Rounds Per Pubhc Golfer ~~o s~PPy ~o~vaN~>
Potent~al Pubhc Rounds
Estimated Percent Played m the Pnmary Market Area
Potential Pubhc Market Area Rounds by Residents
Supportable Public Golf Courses @ 45,000 Rounds 1/
5,971 4,453
82% 82%
4,896 3,652
11.4% 11.5%
558 420
7.3 7.1
4,060 2,995
SO% 80%
3,248 2,396
0.1 0.1
7,985 18,409
82% 82%
6,547 15,095
11.2% 11.4%
736 1,714
7.5 7.4
5,553 12,609
SO% 80%
4,443 10,087
0.1 0.2
~
L
~ Projected 2004
I 0-10 min 10-20 min 20-30 mm Total
1/ HypotheUcal number for illustrahon puiposes only
Source Nahonel Golf Foundahon md Economtcs Research Associates