6A - Flatirons Golf Course Master Plan Update
CITY OF BOULDER
PARKS AND RECREATION ADVISORY BOARD AGENDA ITEM
MEETING DATE: May 24, 2010
AGENDA TITLE: Flatirons Golf Course Master Plan Update
PRESENTERS: Kirk W. Kincannon, CPRP, Director
Alice Guthrie, Recreation Superintendent
Doug Cook, Flatirons Golf Course Manager
Perry Brooks, Park Planner
EXECUTIVE SUMMARY:
The purpose of this item is to update the Parks and Recreation Advisory Board (PRAB)
on the status of the Flatirons Golf Course Master Plan process. The scope of this master
plan includes recommendations for hole-by-hole improvements to the golf course and
identifies programmatic options for the pro shop, staff office, golf course food service
and banquet facility.
To complete the master plan work, staff contracted with Dye Design, a golf course
architectural firm based in Denver, to help collect staff and public input and identify
options for improving individual holes and the golf course. The Department has also
contracted with HVS International to develop a business plan for the golf course
operation, that provides input on improving the current operating functions and provides
analysis of the current market information for the golf course fee structure. HVS has also
helped with the development of a plan for the potential uses for a new or adaptively re-
used events center.
The concept plan for the Flatirons Golf Course and Events Center (Attachments A, B,C)
is based on input received from the community during two public meetings that were
conducted in April and May 2010. Additional Flatirons Golf Course planning process
documents can be found at www.BoulderParks-Rec.org.
ANALYSIS:
The Flatirons Golf Course is the only regulation length public golf course in the city of
Boulder and as the only public, regulation length course in the City of Boulder, the golf
course has had the unique challenge of trying to provide for many, sometimes conflicting
operations.
AGENDA ITEM # VI-A PAGE 1
The 17,400 square foot event center, currently being used as meeting space for business,
service clubs and for smaller banquets, is approximately 50 years old and is very
dilapidated and dated. The existing event center facility has approximately 4,500 square
feet of banquet space with two smaller banquet rooms, and is currently operated by A
Spice of Life, a local catering company. In addition, the current tenant uses the facility as
a production base for a substantial off-premises catering operation. The existing kitchen
is approximately 5,000 square feet, while smaller meeting rooms, offices and unused
locker rooms with bathrooms make up the remaining square footage of the facility.
In order to have a comprehensive perspective of the current golf operations, staff
contracted with HVS International, a local consulting business, that provides multifaceted
golf and resort valuation as well as feasibility and consulting capabilities for golf-related
operations.
As a supporting documentation for the business plan for the golf course, staff also
contracted with Dye Designs, a local and internationally known golf course architect, to
complete a hole-by-hole analysis of the course. The four major areas of study included
the golf play, aesthetic improvments of the golf course, course maintenance, improving
safety/liability. The combined effort of HVS and Dye Design will allow for a final
business plan to be developed that will identify potential revenue projections for the golf
course, create a plan for renovation or refurbishment and allow for staff to implement
suggested improvements to the course in the near and far term.
The proposed program elements for the new golf course building include a meeting area
with a capacity of 250-300 people, a kitchen facility for onsite operations, a pro shop,
and a grill/restaurant that would accommodate 60-70 people. Other elements within the
building include lobby space, mechanical rooms, restrooms, break-out space adjacent to
the meeting rooms and outdoor balcony space. The proposed building would range in
size from 17,500-19,000 square feet.
HVS ANALYSIS
Listed below are some factors identified by HVS that are the foundation for the business
plan and an initial look at the golf course design impacts. A complete Executive
Summary is included in Attachment D.
• The existing irrigation is 25 years old and at the end of its useful life. A portion of the
irrigation system for the greens and surrounding areas is being updated this spring and
the remainder of the system is in need of replacement in the near future
• The golf course is in need of a small restaurant/lounge where golfers can sit down and
eat after playing a round. Currently, the City of Boulder is utilizing the onsite building
as a meeting and banquet space. A banquet/meeting area overlooking the golf course
provides an ideal venue, and a new banquet area, adjacent to the golf course, would
serve to facilitate more tournament business and increase the revenue return and
financial potential of the golf course.
AGENDA ITEM # VI-A PAGE 2
• The current golf course design, and course features, are outdated and are not
in line with new facility design and today's player.
• Currently, there are 250 parking spaces at the golf course which is adequate for golf
course needs. The parking lot, however, is shared with the Spice of Life operation that
hosts community events and banquets for up to 300 people.
• The Flatirons Golf Course is an aging facility and is in need of physical improvements,
and suffers from deferred maintenance as well as obsolescence. As such, there is a vital
need for capital to provide improvements or new facilities to both the golf course and
the accompanying facilities.
• There are numerous inefficiencies in the current operating and management model for
the golf course. There are three separate areas of operation that are staffed by three
separate entities. In addition, each of these entities has their own service and financial
objectives, creating a fractured environment for facility users, and eliminating
opportunities for greater profitability.
• The events center serves as community meeting space for a large number of civic
groups and, currently, there are very few public alternative options for these users.
• There is only space for the storage of 40 golf carts, making it inefficient and difficult to
hold tournaments and events.
• An enclosed and heated driving range and practice center would add significantly to the
golf facility, and offer opportunities for additional revenue and for developing new
golfers to support the golf course in future years.
DYE ANALYSIS
As part of Dye's scope of work, specific design issues related to the golf course were
analyzed. A complete hole-by-hole analysis and improvement plan is included in
Attachment E. Key elements of the analysis include:
• Similar tee yard yardages don't provide proper challenges for golfers. The Four Tee
system does not provide adequate opportunities for golfers of varying abilities to learn
and enjoy the game.
• Lack of strategic hole design. The course is considered basic and straightforward and
not challenging for regular patrons.
• Unwanted views and/or improper feature location. Some cart paths are incorrectly
located, providing unwanted views down the hole corridor. Some off-site view and
views of the Clubhouse and parking lot should be screened for added visual enjoyment.
AGENDA ITEM # VI-A PAGE 3
• Difficult forced carries, such as creek crossing, should be avoided whenever possible to
decrease the level of difficulty for beginner and higher handicap golfers.
• Poor drainage, unhealthy vegetation and turf-grass. Areas of the course become
saturated and unplayable after heavy rains and snow, preventing quick returns to the
course after a weather event. Additionally, overgrown, aging and diseased trees exist
throughout the course. These trees prevent healthy turf grass from growing underneath
the trees and have narrowed the effective playing widths of the golf tees.
PUBLIC INPUT:
Staff held two public meetings in April and May to solicit input on the master plan for the
golf course. Each public meeting was organized into two groups. One group focused on
the hole-by-hole improvements to the golf course, while the other group focused on
program ideas for the building. Summary minutes from each of the meetings are included
in Attachment F and G.
From those meetings, the Department received positive feedback on the plans for the golf
course improvements and the public was supportive of the design recommendations.
Additionally, meeting participants were generally concerned about the condition of the
existing building and supported the proposed size, uses and programming for the new
building.
The Department has also continued to collect public comments from patrons at the golf
course pro shop. These comments provide further support for the proposed
improvements to the building and the golf course.
NEXT STEPS
Later this year, staff will request that the PRAB hold a public hearing to solicit input on
the final draft version of the master plan for the golf course improvements and the
proposed program and design for the golf course building facility.
ATTACHMENTS:
Attachment A- Proposed Golf Course Improvements
Attachment B- Proposed Banquet Facility First Floor Plan
Attachment C- Proposed Banquet Facility Second Floor Plan
Attachment D- HVS Executive Summary
Attachment E- Dye Design Hole-by-hole design proposals
Attachment F- Public Comments from April 14th Public Meeting
Attachment G- Public Comments from May 5th Public Meeting
AGENDA ITEM # VI-A PAGE 4
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Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 1-1
1. Summary of Salient Data and Conclusions
Property: Flatirons Golf Course
Location: 5706 Arapahoe Avenue
Boulder, Colorado 80303
Date of Inspection: July 31, 2008
Date of Report: May 18, 2010
Land Description
Area: ±131.13 acres, or ±5,712,026 square feet
Zoning: Public
Assessor's Parcel Numbers: 146334200001, 146334200002
Flood Zone: The property is located in the 100-year floodplain.
Improvements Description
Year Opened: 1933
Property Type: Municipal Public Golf Course
Food and Beverage Facilities: Spice of Life restaurant, just Hit It snack bar
Golf Amenities: 18-hole regulation length golf course
Practice range with limited flight balls, putting
green, and chipping green
Recreational Amenities: 1,800-square-foot pro shop, 1,800-square-foot cart
storage, 17,400-square-foot banquet facility and
restaurant
Salient Conclusions
The subject of the study is two parcels. The first is a ±5,596,592-square-foot (±128.48-acre) parcel
improved with a municipally owned public golf club known as the Flatirons Golf Course. The
second is the site of the banquet facility parcel, which totals 2.65 acres or ±115,434 square feet. The
improvements feature an 18-hole regulation golf course, pro shop, restaurant, and snack bar and
banquet facility.
AGENDA ITEM # V t-A , PAGE g
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salienf Data and Conclusions 2-2
The Flatirons Golf Course is the only regulation length public golf course in the City of Boulder. As
the only public regulation length course in the city as well as being owned by the City of Boulder, the
golf course has the unique problem of trying to be all things to all people. For this reason, the green
fees are well below the market average and significantly lower than other courses in the area.
In addition to the golf operations at the Flatirons Golf Course, there is a 17,400-square-foot banquet
facility that is used as meeting space and for banquets. The existing banquet facility at Flatirons Golf
Course contains approximately 4,500 square feet of event space and two smaller banquet rooms, and
is currently operated by A Spice of Life, a local catering company. In addition, the current tenant
uses the facility as a production base for a substantial off-premises catering operation. The existing
banquet facility is well established in the area; however, it suffers from its worn and outdated interior
and exterior, limited parking, and lack of curb appeal. This building also hosts the Just Hit It snack
bar where golfers can get a small meal or beverages. This entity is managed by a third-party operator.
There are several issues that are at the forefront of the Flatiron facilities.
1. The first is related to the irrigation system, which is 25 years old and at the end of its useful
life. The system is currently in the process of being upgraded, and this process will be
completed in the near future.
2. Secondly, the golf course is in need of a small restaurant/lounge, where golfers can sit down
and eat after playing a round. Currently, the City of Boulder has utilized the onsite building
as meeting and banquet space. An banquet facility overlooking the golf course provides an
ideal venue, and a new banquet facility adjacent to the golf course would serve to facilitate
more tournament business and increase the financial potential of the golf course.
3. The third issue is that the golf course design and course features are dated, and are not
competitive with the newer courses that are the primary competitors.
4. The fourth issue for the Flatirons Golf Course is the parking space. Currently, there are 250
parking spaces, which is more than enough to serve the golf course needs, even for
tournaments. However, the parking lot is shared with the banquet facility that hosts
community events and banquets for up to 300 people.
5. The Flatirons Golf Course is an old facility, in terms of the golf course and the existing
physical improvements, and suffers from deferred maintenance as well as obsolescence. As
such, there is a vital need for capital to provide improvements or new facilities to both the golf
course and the accompanying facilities. The existing Banquet buildings are dilapidated and
are functionally obsolete. The building has no salvage value, and the development of a new
AGENDA ITEM # VI-A-, PAGE 9
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 1-3
building to provide meeting space for community service and events requires the construction
of a completely new building.
6. The sixth issue is that there are numerous inefficiencies in the current operating and
management model for Flatirons. There are three separate areas that are staffed by three
separate entities. In addition, each of these entities has their own service and financial
objectives, creating a fractured environment for facility users, and eliminating opportunities
for greater profitability.
7. The seventh issue is that the banquet facility serves as community meeting space for a large
number of civic groups in the City, and there are very few alternative options for these users
at the current time.
8. There is only space for the storage of 40 carts, making it inefficient and difficult to hold
tournaments and events.
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9. An enclosed and heated driving range and practice center would add significantly to the golf
facility, and offer opportunities for additional revenue. In addition, it is critical for the long
term health of the golf course providing a means for developing new golfers to support the
golf course in the future.
Scenario Analysis
This study assesses the feasibility of making improvements to various aspects of the property. These
scenarios roughly follow the golf course master plan prepared for the City of Boulder. The three
separate scenarios that will be evaluated are:
• Continued operation as is, the Baseline Scenario;
• Removal of the existing banquet center and development of a golf-only clubhouse, the
New Clubhouse Scenario;
• Development of a full-service event and banquet facility in combination with an
integrated golf clubhouse, the New Banquet Facility Scenario.
f'il7EYVDA ITEM # Y ( A , PAGE 10
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 14
Baseline Scenario
In the baseline scenario, we assume the golf course is operated as it is currently, with changes
implemented that do not require additional capital for improvement of the clubhouse, the driving
range or other facilities. There are two exceptions:
(1) The first is that the golf course irrigation system will be completed.
(2) The second is that an outside, covered events area is constructed for tournaments.
In the Baseline scenario the banquet facility, pro shop and range are not improved. Under this
scenario, the lease of the banquet facility by A Spice of Life is expected to expire in 2010. Because the
banquet facility and particularly the banquet facility kitchen are in need of an overhaul, A Spice of
Life cannot continue to use the banquet facility as is. Thus, for the Baseline scenario we assume either
one of two options.
• A Spice of Life will leave and moving forward the Just Hit It Snack Bar will be the only food
and beverage operation at the golf course. The banquet facility will then be torn down,
allowing more space for tournament hosting.
• Alternatively, based upon the condition of the building and the amount of capital that will be
required to keep the building operational, it is assumed that the net of the lease is a break-even
proposition in terms of net rent to the city.
New Clubhouse Scenario
In this scenario the existing banquet facility and pro shop are replaced with one building that serves
as pro shop, cart storage, and a small restaurant that will accommodate approximately 50 to 60
golfers at any one time. The minimum needs for this building are 5,000 square feet, of which about
1,750 is dedicated to food and beverage facilities. An additional 4,500 square feet is required for cart
storage. Preliminary concept designs for this building show approximately 11,500 square feet, with
underground cart storage.
Golf Assumptions
(1) The golf course design will be altered, according to concept plans prepared by Dye Designs,
and this renovation of the golf course would allow for a larger area for the clubhouse, range
and practice facilities.
(2) Additionally, the golf course would be used more as a tournament course and green fees
would be increased moderately.
(3) Also contemplated in this initiative is the completion of a covered and heated range area for
teaching and hitting in the winter months.
AGENDA ITEM # V I , PAGE
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 1-5
Food and Beverage Assumptions
(1) The existing tenant would remain in place only through the termination of the current lease in
2010.
(2) The existing banquet center would be demolished in 2011.
(3) A new clubhouse will be constructed that would include a restaurant, bar, and kitchen that
will be targeted at golfers playing the Flatirons Golf Course.
a. The recommendation is for 50-60 indoor seats. An outdoor area for beverages and a
grill is also recommended, and would ideally be placed on the roof, providing views of
the golf course and the Flatirons.
(4) Self-management with yield management and market initiatives to increase utilization are
assumed for this scenario. Additionally, outside consulting is recommended for the operation
of these facilities.
New Event Center Scenario
The third and final scenario is the New Banquet facility scenario. As in the New Clubhouse scenario,
the existing banquet facility and pro shop are replaced by one combined building. Also contemplated
in this initiative is the completion of a covered and heated range area for teaching and hitting in the
winter months.
These improvements would encompass the pro shop, below grade cart storage, a small restaurant,
and also a meeting/banquet space with space for up to 200 people, and necessary office storage and
pre-function space.
Golf Assumptions
(1) In this scenario, the golf course design will be altered, according to concept plans prepared by
Dye Designs.
(2) This renovation of the golf course would allow for a larger area for the clubhouse, range and
practice facilities.
(3) The golf course would be even more focused on operation as a tournament course.
(4) Similarly, yield management and marketing initiatives to increase utilization are assumed for
this scenario as well.
(5) The golf operations are assumed to be self-managed, and yield management and market
initiatives to increase utilization are assumed for this scenario.
Food and Beverage Assumptions
(1) The food and beverage operations would be professionally managed, through a management
contract.
AGENDA ITEM # V1_~ , PAGE 2-
Attachment D
HVS Goff Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions I-6
(2) The existing tenant would remain in place only through the termination of the current lease in
2010.
(3) The existing event center would be demolished in 2011.
(4) A new clubhouse will be constructed that would include a restaurant, bar, and kitchen that
will be targeted at golfers playing the Flatirons Golf Course.
a. The recommendation is for a ±3,000-square-foot banquet room, three meeting rooms of
about ±500 square feet each, a ±1,750-square-foot restaurant/snack bar and
approximately ±2,000 square feet of kitchen and hack-of-house storage space.
(5) A management company will be contracted to manage all aspects of the food and beverage
services.
Conclusions
Marketing
The Flatirons Golf Course currently does very little, if any, marketing. It must be realized that golf is
a retail business and is directly affected by marketing efforts. There are opportunities for print media,
radio, public relations, and database marketing to have a significant impact on the levels of play at
the golf course as well as the pricing. The Flatirons Golf Course is in need of an extensive and
comprehensive marketing campaign to increase all avenues of business.
In addition, there are opportunities to work with the university athletics as well as other university
events to generate tournaments and paid play. This is certainly true for the weekends where CU
hosts football games, parent weekends, and other events.
Under the renovation scenarios, there are additional opportunities due to the large numbers of
daytime employment in Boulder and around the golf course. The most obvious is opportunities for
the driving range, but also for lunch specials and combinations of lunch and range experiences.
Management
One of the most important decisions in relation to the management of the facilities is that both the
golf course and the banquet facility need to be aligned so that they have similar objectives. Currently,
the banquet facility is operated for its own profit motives, and while community needs are often
considered, decisions relating to the golf course income stream are not typically a factor in those
decisions. The course is now severely hampered in both the scheduling of tournaments or events, as
AGENDA ITEM # Vfj~ , PAGE I ?J
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 1-7
the food and beverage component must be scheduled separately, through a different party, and the
golf course has no ability to adjust the availability or price of the food and beverage component. This
impacts the number of events, the size of the events, and the potential income stream to the golf
course. The end result is that rather than adding value to the golf course, the banquet facility
operations actually conflict with the golf operations at times, and detract from the value of the golf
course. The presence of a third operator at the snack bar on site makes operations very confusing for
the golfer.
Moving forward, in order to foster the profitability and serve the community needs, it is critical that
the golf course and banquet facility or other food and beverage operations are properly aligned. This
can be done through common management of the operations or through contractual controls that
assure priority, availability, and flexible pricing to the golf course. This condition applies equally to
all scenarios.
Construction Costs and Debt Service
All of the scenarios assume a new irrigation system. Because this is a necessary expense, it is not
included in the feasibility of any of the three scenarios but is assumed in the projections of revenue
and expense for the golf course. All three scenarios also assume $125,000 for a covered tournament
hosting area.
Under both the new clubhouse and the new banquet facility scenarios, the clubhouse is repositioned,
and several holes of the golf course are rerouted to create a more functional clubhouse area for all
users. In addition, the golf course will be refurbished, the course lengthened and general design
enhancements will be undertaken to give the course a modern feel, and make it competitive with the
other facilities in the area. The redesign concept has been performed by Dye Designs, and is
estimated to cost $1,313,188. Finally, the two new scenarios also assume the construction of a new
combined pro shop, range cover, and food and beverage facility.
In the New Clubhouse scenario, we assume the construction of a new clubhouse, which would
include the pro shop, cart storage, and a small restaurant for golfers. While the minimum
requirements for this property are 5,000 square feet of building space, and an additional 4,500 square
feet of space for cart storage, preliminary concepts for a new clubhouse have a total of 11,500 square
feet. Using a cost estimate provided by the City of Boulder, we expect the construction of this
building and the tournament facility to total $3,679,500.
AGENDA ITEM # VIA- , PAGE
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 1-8
In the New Banquet facility scenario, we assume the construction of a new clubhouse, which would
include the pro shop, cart storage, meeting/banquet space and a small restaurant for golfers. The
minimum size for this clubhouse is 16,000 square feet. Preliminary concepts for a new banquet
facility show 18,100 square feet. Using a construction cost estimate given by the City of Boulder, we
expect the construction of this building and the tournament facility to total $7,594,000.
Feasibility and Overall Conclusions
The table below shows the projected net profit after debt service for the next ten years of operation for
each scenario. Based on these projected cash flows, the table illustrates our projections that the New
Banquet facility scenario generates the most net income to the city each year beginning in 2011.
Scenario Net Profit Comparison
New
New Banquet
Year Baseline Clubhouse Facility
2011 ($68) $76 $215
2012 (9) 196 263
2013 55 266 460
2014 63 341 627
2015 65 353 669
2016 67 364 689
2017 69 374 710
2018 71 386 731
2019 73 397 753
2020 76 409 774
These are current conceptual financing arrangements for the golf course and banquet facility, but
additional mechanisms are being explored, and the actual financing mechanism could change these
characteristics in the future. Based upon the stabilized year, we have assumed a 5.0% interest rate, a
25-year term, a debt coverage ratio of 120%, 3% underwriting costs and no reserve. Based upon these
characteristics, the income streams would support the following budgets for the project, as well as the
hard costs:
AGENDA ITEM #-V I -A , PAGE
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 1-9
Budget for Project and Hard Construction
New
New Banquets
Item Rates Clubhouse Facillty
Stabilized Income 2014115 340,698 669,168
Debt Coverage Ratio 1.2 283,915 557,640
Rate 0.05
Term 25
Budget $4,000,000 $7,860,000
Underwriting 0.03 ($120.000) (5240.000)
Capitalized Interest (S31ccJ; ($'K, "'),G)
Budget for Hard Costs $3,570,000 $6,890,000
Course Hard Costs* $1,313,188 $1,313,188
Building Construction $3,679,500 $7,594,000
Total Renovation Costs $4,992,688 $8,907,188
*Course hard costs and potentially some building costs may not
be implemented in conjunction with the building and may be
phased in over time or can be built into the CIP in the coming
years.
Based upon this analysis, it is clear either of these projects will result in significant increases to the
bottom line of the golf course. It is also apparent that the costs as currently programmed are slightly
in excess of the estimated renovation costs of the project. This dictates that should the project move
forward, there are three alternatives;
1. The concepts would need to have cost controls and be designed slightly smaller than
preliminary concepts
2. The course hard costs and potentially some building costs may not be implemented in
conjunction with the building, and may be phased in over time, or can be built into CIP in the
coming years.
3. The city through other means covers a portion of the debt service.
From our analysis and net income projections of the three scenarios, as well as our understanding of
the goals and objectives of the development, it is our opinion that the best option for the City of
Boulder is the New Banquet facility scenario. Improvements to the golf course are necessary, there
must be better monitoring of tee times, and a marketing plan must be established. Utilization and
golf revenues can be increased through these initiatives. In addition, the driving range and
tournament play have tremendous upside potential.
AGENDA REM # PAGE 16
Attachment D
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions 1-10
Golf Course and Food and Beverage Conclusions
The Flatirons Golf Course, as currently structured is a net revenue producer for the City of Boulder.
As a golf operation, the fee structure has the potential to be increased significantly in respect to the
local golf market. However, the most pressing issue is the deteriorating banquet facility. A new
building could serve multiple functions for the City of Boulder. A new building would host the pro
shop, serve as cart storage, have a small restaurant for golfers, host community meetings and
banquets, and give the golf course a great place to host tournaments. This, of course, all would have
to be done along with an expansion of the parking lot.
The construction of new banquet facility option gives the City of Boulder a greatly needed
community meeting venue, while also providing a great location for golf tournaments and weddings.
The study also illustrates that the new clubhouse scenario provides similar financial potentials, and
illustrates that this option should be considered as well.
Based on the projections shown above, the New Banquet facility is the best option for the City of
Boulder. This scenario assumes a structured third-party management company to operate the food
and beverage facility.
Impact of Community Functions
One issue that was requested for consideration was the impact of community events on the income
stream relating to the new banquet facility scenario. Currently, the Banquet facility hosts about 950
events annually and generates approximately $1,000 per event. It is our estimate that all but about 80
to 90 of these events are community related. We have run a variety of analyses based upon future
projections of income and expense. It is our opinion that the average revenue per event is projected
at $1,730.66 at stabilization. Assuming the displacement of about 450 for-profit events at $20.00 per
guest, with community events at $10.00 per guest, the average revenue per community event would
decrease to $1,480.59, or a loss of income of $250.00 per event. The overall profit margin would be
reduced by about $82 per event, or an impact of about $37,000 in annual profit. This would translate
into roughly $500,000 in supportable debt for the project.
AGENDA ITEM # V I_PC , PAGE-a
Attachment D
i
HVS Golf Services, Boulder, Colorado Flatirons Golf Course - Boulder, Colorado Summary of Salient Data and Conclusions I-II
Impacts of Providing Community Events at Reduced Costs
Evert
BAX t Capttre 6mnts/
Capacity Rate Year Revenues
1,535 63% 960 Total F&BReverm $1,661,000
For Profit Rejections Revenue Per Event $1,730.66
Profit: 15% $249,150
Profit Per Event $259.60
1,535 63% 960 Total F&BRnveme $1,421,000
ReMerm Per Event $1,480.59
Oxrnuity Everts Projections Profit: 120/6 $170,520
Profit Per Evert $177.67
Profit Ditference per Evert $81.93
Impact to Profits (450 Bmrts) $36,867.41
Building Design and Development
The development of a combined clubhouse and banquet is a complex endeavor that needs to serve
multiple users and operators. If the project moves forward, the design of the facility is critical to the
ability to efficiently operate the various on site businesses, and thus to the long term success of the
endeavor. HVS would recommend that the design and development process be collaborative, and
include experienced operators of golf facilities, banquet and events centers, as well as design
professionals in order to maximize the experience for the users, and minimize the operating costs for
the facility.
AGENDA ff EM # RAGE L5
Attachment E
FLATI R NS
ooLF COURSE
Flatirons Golf Course
Boulder, Colorado
Public Meeting
May 5, 2010
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AGENDA ITEM #_LL, PAGE 1.1
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FLATIRONS GOLF COURSE
BOULDER, COLORADO
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EXISTING GOLF COURSE SCORECARD
October 16, 2009
HOLE PAR BLACK BLUE GOLD GREEN Dog-leg
1 4 435 391 377 325 Left
2 4 445 424 400 335 Left
3 4 445 415 396 318 Left
4 3 212 196 181 145 West
5 4 418 395 350 292 Right
6 4 373 353 340 340 Left
7 5 572 557 470 460 Right
8 3 185 165 150 101 East
9 4 396 383 365 315 Left
IN 35 3,481 3,279 3,029 2,631 5L - 2R
10 4 370 360 344 330 Left
11 3 185 170 145 104 East
rn 12 4 387 351 333 285 Left
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0 13 4 417 398 385 320 Left
> 14 5 490 470 418 416 Right
m 15 3 216 190 155 150 North
16 4 449 423 406 355 Left
Ic 17 4 404 404 310 310 Right
18 4 415 400 385 325 Left >
OUT 35 3,333 3,166 2,881 2,595 5L - 2R
TOTAL 70 6,814 6,445 5,910 5,226 10L-4R
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FLATIRONS GOLF COURSE
BOULDER, COLORADO
PROPOSED IMPROVEMENTS
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GOLF COURSE SCORECARD
Concept 5 - March 31, 2010
HOLE PAR BLACK BLUE GOLD GREEN RED Dog-leg
1 4 437 412 394 348 321 Ri ht
2 4 441 417 398 360 328 Left
3 4 447 424 403 366 338 Left
4 3 228 208 187 164 143 West
5 4 415 390 372 323 288 Right
6 4 409 384 363 316 282 Left
7 5 614 560 494 450 419 Right
8 3 188 152 132 104 95 East
9 4 367 347 331 285 246 Right
IN 35 3,546 3,294 3,074 2,716 2,460 3L - 4R
10 4 382 360 348 299 262 Left
11 3 201 167 149 121 108 East
G) 12 4 387 365 354 304 273 Left
0 13 4 468 442 419 387 357 Right
14 5 490 479 467 420 380 Right
m 15 3 216 190 171 143 124 North
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;M 16 4 451 428 412 378 347 Left
I~ 17 4 425 399 384 331 295 Right
f ; 18 4 433 407 388 338 311 Right
OUT 35 3,453 3,237 3,092 2,721 2,457 3L - 4R y
TOTAL 70 6,999 6,531 6,166 5,437 4,917 6L-8R +7
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Model Scorecard Yardages
Advanced Junior Regular Junior Novice Junior
Professional Women Advance Women Regular Women
Advance Senior Intermediate Senior Regular Senior Novice Senior
Professional Men Advanced Men Intermediate Men Regular Men Novice Men
Hole Tournament Black Blue White Red Green
Par3 1 260* 230 210 190 160 140
2 240 215 190 170 140 125
3 220 200 170 150 120 110
4 200 180 150 130 100 95
Par4 1 510* 475 440 420 380 340
2 500* 460 425 405 360 330
3 490* 445 410 390 340 320
4 470 430 400 375 330 310
5 450 415 390 360 320 300
6 425 400 375 345 310 290
7 400 385 360 330 300 280
8 380 370 345 315 290 270
9 365 355 330 300 280 260
10 350 340 315 285 260 240
Par5 1 630 580 550 530 450 420
2 600 560 530 505 435 405
3 570 540 515 485 420 390**
4 540 520 495 465 405 375**
M
rn Totals 7600 7100 6600 6150 5400 5000
o Male Handica 0 or less 1 to 5 6 to 12 13 to 20 21 to 27 28 or more
Average Male Score 72 or less 73 - 77 78 - 84 85 - 92 93 - 99 100 or more
Female Handicap 0 to 5 6 to 20 21 or more
U Average Female Score 72 - 77 78 - 92 93 or more y
Percentage of Golfers*** 1% 4% 10% 10% 27% 47%
Driver Car 275 ds 245 ds 215 ds 180 yds 140 ds 110 ds
3
NOTE: * longer than USGA Guideline, shorter than USGA Guideline, Percentages adjusted from NGF report 71
M Statistics from the NGF: Average score for: Men = 96.4 Women = 108.1
N Twenty-one percent of all golfers maintain a handicap; average handicap: Men = 15 Women = 23
0
FLATIRONS GOLF COURSE
BOULDER, COLORADO
DESIGN ISSUES: IMPROVEMENT GOALS:
Similar Tee Yardages Diversified Tee Yardages w
- Current design has holes playing the same length. This does not provide - Converting to a Five Tee System will provided more options for all
a proper challenge and enjoyment of the game. Four Tee system does not golfers to enjoy a tee length at there playing ability. Adjusting hole
provide adequate opportunities for golfers of varying abilities to learn lengths to provide more variety and less duplicity will enhance the
and enjoy the game. challenge of the game. The goal is to have every golfer use every club in W
his or her bag. 0
Lack of Strategic Design
- The course as it is presently configured is considered basic and Increase in Hole Strategy 0
straightforward. There are only 17 bunkers on the entire course. - The course is relatively flat North/South course with few bunkers and U 0
little strategy. Adding bunkers in strategic locations will provide an a 0
Unwanted Views/Improper Feature Location element that the course currently does not have. 0 U
- Some cart paths are incorrectly located, providing an unwanted view down
the hole corridor. Some offsite views and views of Clubhouse/parking lot Improve Visual Aesthetics Z W m
should be screened for added visual enjoyment as you play the round. - Locating Cartpaths in less conspicuous areas will provide a more pleasing 0 Q
view of the hole. In general the cart pathshould be located on the vE m
Difficult Forced Carries outside of the hole and not down the middle, as is the case on holes 2, 4, 0 rh
- Forced carries such as creek crossings should be avoided whenever and 5. Screening offsite and clubhouse views with vegetation will provide < W
possible to decrease the level of difficulty for beginner and higher a soft enjoyable view. The addition of bunkers will also add to the visual
handicap golfers. improvement of the course.
w
Poor Drainage Increase Playability W
- Areas of the course become saturated and unplayable after heavy rains and - Forced Carries such as creek crossings or even bunkers can be difficult Q m
snows preventing quick returns to the golf course after a weather event. for golfers of all abilities. They should be eliminated whenever possible o
or an alternate avenue should be provided to allow the golfer to play 0
Unhealthy Vegetation/Turfgrass around the forced carry. Dye has proposed creeks to be piped on holes 5 > o
- Overgrown, Aging, and Diseased Trees exist throughout the golf course. and 11 to eliminate the forced carry. Dye is also proposing a new hole 8 N Mg!
These trees prevent healthy turfgrass from growing underneath the trees and which will eliminate a forced carry. Dye is proposing a realignment of the
have narrowed the effective playing width of the golf holes. creek parallel on running holes ng 6 and creek 7 to on hole lessen 6 is the easier affect to of navigate the .forcewhen
d cpl A playing a shot o w
N °
rrt verses a perpendicular creek. The re-routing of the creek on hole 7
0 eliminates the forced carry for the Green and Red Tee. V)
Drainage Improvements
rn - Installing drainage systems in bunkers and areas of the fairway that are N
low and do not positively drain will allow the course to dry more quickly Q w
after storm events allowing play to commence on the course sooner. °
C
Improved Tree Health/Tree Planting Plan
- Dye recommends removing all diseased and aging tre es that are unhealthy
and are hazardous to golfers. Dye also recommends selectively removing
trees to widen playing corridors to the original playing width- r-
- Dye proposes a 1:1 ratio of tree removal to proposed tree planting.
Ry - Dye proposes a Tree Planting Plan that strategically installs a series of trees every few years. The problem with planting a large amount of trees
n at one time is that all of the trees mature and decline at the same time.
v I When you plant a smaller amounts of trees every few years, you get a health
cycle of trees throughout the golf course
xax
Attachment E
Flatirons Golf Course
Hole by Hole Descriptions
Hole 1- Par 4 - Black 437, Blue 412, Gold 394, Green 348, Red 321
The first hole gets a new back tee to the Right turning this once fairly straight
hole into a dog-leg right. The proposed fairway bunker on right side of the
fairway also helps turn this hole from left to right. A new green side bunker on
the front left side of this green will protect a front left pin location. Drainage
will be added to the fairway to improve conditions after storm events.
Hole 2 - Par 4 - Black 441, Blue 417, Gold 398, Green 360, Red 328
The second hole will stay long from the back tees, but will play a little shorter
from the forward tees with the addition of new tees. Two new fairway bunkers
have been added on the left side to help emphasize this hole as a dog-leg left.
Drainage will be added to the fairway to improve conditions after storm events.
Hole 3 - Par 4 - Black 447, Blue 424, Gold 403, Green 366, Red 338
The forward tees have been adjusted for better yardage variety throughout the
course. Two directional fairway bunkers have been proposed on the right side
of the fairway. These bunkers will sit up high and will act as a target for the
golfer to aim at when playing from the tee. The drainage channel on the left
side of the hole will be cleaned out, drained, and filled in. This will make it
easier for the golfer to find and play his or her ball, speeding up the pace of
play. A chipping area has been proposed on the left side of the green to give
the golfer more options of play when playing from this area.
Hole 4 - Par 3 - Black 228, Blue 208, Gold 187, Green 164, Red 143
A new back tee has been proposed to make this the longest par 3 on the golf
course. The cart path around the tee will need to be relocated to provide a
better visual aesthetics from the tee. Bunkers have been added to the left side
of the green in the existing depressions.
Hole 5 - Par 4 - Black 415, Blue 390, Gold 372, Green 323, Red 288
A new tee complex is proposed to the left of the existing tees. This is in order
to gain a little more room away from the hole-4 green. The cart path is also
proposed on the left side of the tee box and further down the left side of the
hole, this will provide better visual aesthetics like the relocation of the path on
hole-3. This will prevent long shots on hole-4 from hitting the path and
deflecting farther away from the hole. Mounding or a vegetation screen maybe
needed between the hole-4 green and hole-5 tee complex. A large fairway
AGENDA ITEM # VI-A, PAGE
Attachment E
bunker is proposed on the right side of the hole which will challenge the
players to hit a straight drive.
Hole 6 - Par 4 - Black 409, Blue 384, Gold 363, Green 316, Red 282
A significant change to the routing of the water hazard is proposed on hole-6.
The hole is difficult and slightly unfair as it is currently configured. The
location of the perpendicular hazard provides an easy carry and a short iron into
the green for the better player and an impossible carry for the beginner or high
handicap golfer. The beginner or high handicap golfer has to play short of the
creek and has a long iron or fairway wood into the green. The proposed re-
alignment of the creek and the tees, will make it more difficult for the better
player to carry the creek, and it will provide an avenue for the beginner or high
handicap player to play down the left side of the hole providing a shorter
distance into the green. Two left green side bunkers will protect the left side of
the green promoting a right to left shot into the green.
Hole 7 - Par 5 - Black 614, Blue 560, Gold 494, Green 450, Red 419
The seventh hole becomes the bear of the course. A new back tee makes this
the longest par-5 on the course. New forward placed Gold, Green, and Red
tees make the hole more manageable for the forward tee player. The re-
alignment of the water hazard on hole 6 will make the hazard more visible from
the tees with its parallel alignment. The forced carry is also eliminated for the
Green and Red tees. Modified Church Pew style bunkers line the right side of
the fairway. A fairway bunker in the second landing area and a green side
bunker will make the golfer choose there club wisely on there second shot.
Hole 8 - Par 3 - Black 188, Blue 152, Gold 132, Green 104, Red 95
A new hole-8 has been proposed to utilize area of the property that has been
currently unused. The new par-3 will have a water hazard to the right of the
green, but will not have a forced carry like the existing hole has.
Hole 9 - Par 4 - Black 367, Blue 347, Gold 331, Green 285, Red 246
A new tee complex is proposed for the ninth. The hole will now play as a dog-
leg right. A new green complex may be proposed closer to the water hazard to
provide added visual interest and challenge.
Hole 10 - Par 4 - Black 382, Blue 360, Gold 348, Green 299, Red 262
A new back tee is proposed on the tenth to add a little length, but new forward
tees are also proposed to shorten the hole for the beginner and high handicap
player. The existing fairway bunker will be re-built and expanded to
emphasize a dog-leg left hole.
AGENDA ITEM # l , PAGE °Z7
Attachment E
Hole 11- Par 3 - Black 201, Blue 167, Gold 149, Green 121, Red 108
Some length has been added to the eleventh. The water hazard on the right has
been expanded in order to provide dirt for protection mounding of the proposed
hole-16 back tee. The creek in front of the green is proposed to be piped, this
will provide players the ability to play a run up shot to the green.
Hole 12 - Par 4 - Black 387, Blue 365, Gold 354, Green 304, Red 273
New forward tees are proposed to provide for better yardage variety throughout
the course. Two new fairway bunkers are proposed to help turn the hole from
left to right. A chipping area is proposed on the left side of the green to add
shot variety.
Hole 13 - Par 4 - Black 468, Blue 442, Gold 419, Green 387, Red 357
A new back tee has stretched this par-4 out making it the longest on the course.
A new green is also proposed to help lengthen the hole. A small fairway pot
bunker is placed in front of the existing fairway tree. The tree is on the decline
and will not last much longer. The bunker will keep the original strategy of the
hole after the tree is gone.
Hole 14 - Par 5 - Black 490, Blue 479, Gold 467, Green 420, Red 380
New forward tees are proposed to shorten the length of the hole. Fairway
bunkers have been added short of the crossing water hazard to help stop balls
that may end up in the hazard. A long bunker is proposed down the left side of
the second landing area and the green.
Hole 15 - Par 3 - Black 216, Blue 190, Gold 171, Green 143, Red 124
New forwards tees are proposed to shorten the length of the hole and the ease
the forced carry off of the tee. A large flat bunker is proposed down the right
side of the hole. This bunker will stop some low right shots from entering the
hazard. It is a saving style bunker.
Hole 16 - Par 4 - Black 451, Blue 428, Gold 412, Green 378, Red 347
The sixteenth hole has been extended for the back tee making it a long par-4.
The forward tees have also been moved up to provide better course length
variety. Two Target style bunkers are lined down the right side of the hole;
they will provide the player a target to aim at off the tee. Trees will be cleared
around the edge of the water hazard opening up the view of the water. Two
long bunkers will buffer the fairway to the water next to the green. These
bunkers will act as saving style bunkers. A small pot bunker is added on the
right side of the green to challenge players who may miss the green right.
AGENDA ITEM #Yf7k PAGE
Attachment E
Hole 17 - Par 4 - Black 425, Blue 399, Gold 384, Green 331, Red 295
A new back tee is proposed for the seventeenth, this along with the addition of
the two fairway bunkers will help turn the hole from left to right. Drainage will
be added to the fairway to improve conditions after storm events.
Hole 18 - Par 4 - Black 433, Blue 407, Gold 388, Green 338, Red 311
A new back tee is proposed for the last hole, this will lengthen the hole
providing a sterner test. New fairway bunkers will challenge the player to hit a
good drive. Two green side bunkers will protect the right side of the green.
Drainage will be added to the fairway to improve conditions after storm events.
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AGENDA ITEM # VI-A, PAGE
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Attachment E
Public Comment Meeting 4.14.2010
The following Questions and Comments were taken during the public meeting on
April 14t. Dye has answered or responded to all reasonable questions that are of
the golf course architecture variety.
General Comments/Questions
Greens
- It would be nicer if some of the greens were more contoured; A. The existing
greens were determined to be of good health. A complete greens renovation
would be budget restrictive, therefore it was determined to leave the greens as is
for the time being.
- A little more slope; A. See above comment.
- Don't want the greens to be like the old course here; A. See above comment.
- Nicer greens would be better for tournaments here. A. See above comment.
Fairways
- Fairways need to be improved; A. Dye understands that the quality of the
fairways is below par. Drainage improvements have been suggested and a first
phase should be implemented by the end of this year.
- Like the line of symmetrical lines between 2 and 3 fairways.
Bunkers
- What type of sand will be used? A. Dye recommends native/local sands. The
existing bunker sand is adequate.
- How will the issue of wind be addressed? A. Dye designs bunkers with flat
sand, not flashed sand. Flat sand bunkers typically have turf faces that help
protect wind from blowing sand out of the bunkers.
Practice Facility
- Will the improved range have practice bunkers and the ability to hit off of grass
more often? A. The proposed Improvement Plan has a Short Game Area that will
provide a space for Green Side bunker practice. The existing bunker on the North
end of the Driving Range will stay, allowing Fairway bunker practice.
- Practice facility needs to be improved. A. Proposed Improvements to the
Driving Range include lengthening and widening, addition of target greens and
bunkers, and a covered Range Tee for practice during inclement weather.
Club House
- Change the name of the "Just Hit It" grill;
- Will there be a card room area;
- Will there be a men's grill;
- Will there be club storage.
Pace of Play
AGENDA ITEM 4 y I-/T, PAGE 3 S
Attachment E
- How much will improvements speed up pace of play. A. Tough to quantify
time, Dye has drawn on our years of our experience to propose several pace of
play improvements. Some examples are: clearing of trees on the first three (3)
holes to ease in ball finding and recovery shots, addition of waste bunkers in place
of tall grass to ease in ball finding, and the elimination of forced carries by piping
and or re-routing of water hazards.
Question #1- How do 1 use the facilities?
- I golf, putt, and have a brat;
- Golf only;
- Practice facility lacking; A. Proposed Improvements to the Driving Range
have been noted above.
- Less mats more often; A. The proposed widening of the Driving Range should
allow more time on the turf and less on the mats.
- I get my walking exercise in on the course;
- Exercise;
- Family outing;
- I like to ride my bike here (club storage would help that);
- I like to teach kids in jr. golf,
- Would like kid's tees. A. Dye has proposed a five (5) tee system which will
provide more teeing options for a variety of golfers, including junior golfers.
Question #2 - What is working/what's not?
Working:
- Optimists meetings;
- pleasant environment;
- good golf course;
- good atmosphere;
- laid back;
- haven't seen slow golf.
Not Working:
- lack of rangers;
- need significant 19t' hole facility;
- no one eats lunch or dinner here;
- poorest after golf facility in Colorado;
- better bunkers; A. All bunkers are proposed to be re-built.
- lose bunkers;
- pro shop can't see #9- frustrating to make the turn after a fast front 9 and then
get slowed down by players being squeezed in; A. New clubhouse design may
help with this problem.
AGENDA ITEM # 11-A, PAGE 3~
Attachment E
- have rangers report back for the turn.
Question #3 - If you could pick one major thing to improve:
drainage; A. Drainage is being addressed.
grass in fairways; A. Drainage is being addressed.
improve practice area. A. Please see Driving Range comments above.
Question #4 - Needs for the Event Center:
- decent grill;
- sports bar;
- better after golf.
Public Comments Collected by email and in proshop
through one-on-one discussion 10.31.2009-4.21.2010
The following Questions and Comments were collected in the Proshop or by e-mail
during the dates list above. Dye has answered or responded to all reasonable
questions that are of the golf course architecture variety.
• Greens-want more contours if practical. A. Please see Greens comments above.
--Drainage
• Golf-pickup style food.
Golf Only- because there is no other option.
Limited flight balls are deterrent. A. Lengthening of the Driving Range should
allow the use of standard flight golf balls.
Exercise.
Would like to bike here but no club storage (what works and what doesn't).
Family time-Kids Golf. A. Dye has proposed a five (5) tee system which will
provide more teeing options for a variety of golfers, including junior golfers.
Teach kids manners.
• Web cam/security camera to monitor play
• Optimist meetings
• Pleasant golf environment
• No significant after golf environment
Practice Facility. A. Proposed Improvements to the Driving Range have been
z addressed.
AGENDA ITEM #J , PAGE 37
Attachment E
• Drainage; improve practice facilities. A. Proposed Improvements to the Driving
Range have been addressed.
• Restaurant/after golf
• Left turn out of facility is dangerous
• Need no mow area around new #7 tee and around #4 tee.
• Bunkers on range impractical
• Cut bunkers down to 20 new ones?
• How do cross bunkers handle wind erosion? A. Proposed bunkers will have flat
sand with turf faces that will protect the sand from wind erosion.
• Can we expand some waterways? 16, 17, 14, 18? A. Dye had proposed the water
hazard on Hole 11 to be expanded.
• Need to further identify no mow areas both new and old.
• Most critical new bunkers: #'s 1, 7, 3, 5, 10, 13, 14, 16.
• #5 green solution? Green is small, and berm behind is awkward. A. Please see
Greens comments above. Berm prevents long errant shots from ending up out of
bounds.
• I like small bunkers (like on 13 green) rather that 1 big one; do that more?
• If spice is gone, too many parking spots?
0 #7 seems like a monster, too long? Not enough excitement. A. The proposed
yardages for hole 7 range from 419 yards to 614 yards. Playing the proper Tee
for your skill level will add to the enjoyment of your round and speed up play. If
you feel the course plays too long from a particular Tee, just move up until you
find a tee length suitable to your skill level. Bunkers have been proposed to add
strategy to hole 7.
• What happened to leaving 13 ditch and cutting it through the fairway to 14? I
heard it at some point and liked it. A. Unaware of a previous ditch. More water
hazards equal slower pace of play, especially hazards that cross in the middle of
holes.
AGENDA ITEM # VI_~ PAGE o
Attachment E
• A lot of fantasy in the design. Look to leave much of the course as is, and fund
creative ways to spice it up. Most of the new ideas are great, but very expensive.
A. Dye has developed the Master Plan with a budget conscious approach. Dye
has proposed phased improvements of the Master Plan to help meet budgets. It is
understood that the implementation of the proposed Improvements will be spread
out over time as money becomes available.
• Green on 1 I has to be bigger or flatter to play 230 yards. A. Hole I I has a
proposed back tee yardage of 201.
• Double green on #2 and #9? A. Solution will be explored.
• Mowing pattern on doglegs should square up to tees
• All mowing patterns on tees need to be aligned correctly
• Why is tree on #13 not shown for removal on long range plans? A. Tree is on
decline and will need to be removed once health of tree is below acceptable
standards.
• Would it make more sense to have #4 as the long par 3? #11 is very hard already
to hold a shot. Ball carom off back of slope into waste area? A. Hole 4 is
proposed to be the long par-3 with the back tee measuring 228 yards.
• Bunkers existing to be renovated? A. All bunkers will be renovated.
• Bury power lines. A. May be cost prohibitive but will be investigated.
• Customer wants #16 turned into a par 5. A. Proposal has been explored.
Required length for a par-5 is not safely achievable.
• Many customers want more grass on the fairways
• Needs comprehensive tree program
• Concerned about too many bunkers and if the sand will blow away in the winter
winder periods and be expensive. A. Bunkers will be designed to prevent sand
from blowing away.
• Wants for greens built like #10 and #11. A. See Greens comments above.
• Fairway bunker of #17 to encroach.
• Why so many bunkers? Aren't they expensive? Do they slow play down? A.
Bunkers have been proposed to add strategy to an otherwise flat straight forward
AGENDA ITEM PAGE 3~
Attachment E
course. Not all bunkers will be built immediately; they will be phased in over
time as money becomes available. Bunkers can speed up play, as players can
easily find there ball in a bunker verses in tall grass where it can take minuets to
find.
• What are you going to do first? A. Has not been determined yet, will depend on
available budget. High priority items like drainage improvements and playability
improvements will be addressed first.
• Could there be a bunker in the fairway on #17 like #10? A. Will investigate
proposal.
• 4 "pot" bunkers on the course, 2 on front and 2 on the back.
o #4 left? #9 front right?
o #14 front left, #18 in view of practice putting green? A. Will investigate
proposal.
• Email-The truly unique (for Colorado) feature of Flatirons Golf Course is the
number of mature trees. As trees are lost each year as evidenced recently of the
Par 3 15`h hole, it becomes important to plan for replacements. We have played
this course for many years and our group would recommend more tree
replacement in large stands with fast growing poplars or maples to bolster the
separations between trees, tees, and parallel fairways. The course could also use
addition berming and bunkering around greens and along fairways to break up the
flat layout. A. Your suggestions will be considered.
• Email-The golf course be used for cross-country skiing in the winter, where there
is adequate snowfall. As with N. Boulder Park on 9`h street, the track could be
laid by responsible community members on the areas of the course that are
walkways or pathways for golfcarts. There could be a fee of $5 to use the course,
paid on the honor system, like some parking lots are, or some other way for skiers
to pay. However it is done, it would be revenue-producing for the city of boulder
Parks and rec. I believe a cross-country track is needed on the east side of
Boulder, as N. Boulder has the park, and south and central has Chautauqua, and I
for one, would use it!
• Email- Make it more multiple use by adding benches, playground, walking paths,
public use of cafd, ect. It has a great setting and views. I realize there may be
safety issues, but maybe it's possible! A. Multi-use solutions to the facility will
need to be addressed by the City. Safety may be an issue for some activities. Dye
will assist in making those activities safe when possible.
AGENDA ITEM # , PAGE
Attachment F
Public Meeting Comments
Flatirons Golf Course/Event Center
April 14th, 2010
Event Center Comments
Golf Oriented
Which facilities would be included? Clubhouse, grill, pro shop
wetland area, use to enhance golf course
golfers- reason to stay after and have a meal or drink
Civic Group Oriented
- Lack of meeting facilities and space inadequate
- advocate for a facility for civic use and a revenue source
- increase size to capacity- allow for concurrent groups
- Boulder Chamber meetings don't fit in Boulder
- bringing people here- marketing opportunity- gathering place
- art show space
- meetings for a variety of sizes - up to 450
- bridge club 20-24 women- small meeting rooms needed also
- 180 people typically @ a Boulder Rotary club meeting but needs room up
to 275 people
- meeting space for civic groups needed - many groups can't spend the
(and hotels typically don't want these groups because they tie up space on
a regular basis)
- kitchen- civic use like Meals-on-Wheels
- expo space
General Comments
- "raze" the facility would be ok and start over
- what's the timeline? (hopefully 5-8 years)
- funding?
- City owned but could be leased
- property very unique and beautiful- leverage the huge asset
- cost is a factor- Spice of Life is reasonably priced
- audio visual sound system inadequate due to facility
- noise levels in existing facility - acoustic problems, need good technology
- cost effective facility- doesn't need to be high end
- free parking is great
- provide facilities to keep revenue in Boulder
- conference/event center NOT convention center
- positive, not many nearby neighbors
- weddings- community benefit and revenue generator
- take advantage of the views
- public transit access is important
- versatility is key
- ceiling height is important on 1St floor - taller ceilings needed for larger
group meeting spaces
- flagship GREEN building- building construction and operation
AGENDA ITEM # Vl- , PAGE l
Attachment F
Other
- Spice of Life is a great concessionaire
- land utilization could be improved
- site could be location for boutique hotel (50-100 rooms) and Spice of Life
could partner with it
- Spice of Life is a good community member and great staff
- Spice of Life able to make deteriorating facility seem good. Home grown
business is important
- tenant should be socially responsible- Spice of Life is- shared values
- national x-country championship was great. City was flexible. Other
opportunities for off season events
Golf Facility
Operational
Greens
- it would be nicer if some of the greens were more contoured
- a little more slope
- don't want the greens to be like the old course(Loveland) here
- nicer greens would be better for tournaments here
- #5 green solution? Green is small, and berm behind is awkward
- green on #11 has to be bigger or flatter to play from 230
- double green on #2 and #9?
- want greens built like #10 and #I I
Fairways
- fairways need to be improved
- like the line of symmetrical lines between 2 and 3 fairways
- improve grass in fairways
- can we expand some waterways? 14,16,17,18
- more grass on the fairways
Bunkers
- what type of sand will be used
- how will the issue of wind be addressed?
- cut bunkers down to 20 new ones
- how do cross bunkers handle wind erosion?
- most critical new bunkers: #'s 1,3,5,7,10,13,14,16
- I like small bunkers (like on 13) rather than 1 big one; do that more?
- bunkers existing to be renovated?
- concerned about too many bunkers and if the sand will blow away in the
winter
- fairway bunker of 417 to encroach
- why so many bunkers? Aren't they expensive? Do they slow down play?
- could there be a bunker in the fairway on #17 like #10?
- 4 "pot" bunkers on the course, 2 on front and 2 on back (#4 left, #9 front
right, #14 front left, #18 in view of the practice putting green?)
- better bunkers
- loose bunkers
AGENDA ITEM # VI-~ ~R,•~7i
Attachment F
Practice Facility
- will the improved range have practice bunkers and the ability to hit
off of grass more often ?
- practice facility needs to be improved.
- improve practice area
- limited ball flight is a deterrent
bunkers on range impractical
practice facility lacking
less mats more often
Tees
need to mow area around new #7 tee and around #4 tee
all mowing patterns on tees need to be aligned correctly
would like kid's tees
Pace of Play
- how much will improvements speed up pace of play?
- lack of rangers
- haven't seen slow golf
- pro shop can't see #9- frustrating to make the turn after fast front 9 and
then get slowed down by players being squeezed in
- have rangers report back for the turn
General Operational
- need to further identify no mow areas both new and old
- #7 seems like a monster, too long? Not enough excitement.
- What happened to leaving the i 3ffi ditch and cutting through the fairway to
14? I heard it at some point and liked it.
- why is tree on #13 not shown for removal on long range plans?
- would it make sense to have #4 as the long par 3? #11 is very hard
already to hold a shot. Ball carom off back of slope into waste area?
- turn #16 into a par 5
- what are you going to do first?
- drainage
Food Service
need decent grill
sports bar
- better after golf
- pick up style food
- change the name of the "Just Hit It" grill
- poorest after golf in Colorado
Club House
will there be a card room area?
will there be a men's grill?
will there be club storage?
General Comments
golf only- because there is no other option
exercise
I get my exercise walking on the course
AGENDA rMm it WA , PAGE 13
Attachment F
family outing
would like to bike here but no club storage
Optimist meetings
family time/kids golf
- teach kids manners
I like to teach kids in jr. golf
pleasant golf environment
a lot of fantasy in design. Look to leave much of the course the way it is
and fun creative ways to spice it up. Most of the new ideas are great, but
very expensive.
need comprehensive tree program
good atmosphere
laid back
good golf course
I only use the facility for golf
I golf, putt, and eat a brat
Email-The truly unique (for Colorado) feature of Flatirons Golf Course is
the number of mature trees. As trees are lost each year as evidenced
recently of the Par 3 15`h hole, it becomes important to plan for
replacements. We have played this course for many years and our group
would recommend more tree replacement in large stands with fast growing
poplars or maples to bolster the separations between trees, tees, and
parallel fairways. The course could also use addition berming and
bunkering around greens and along fairways to break up the flat layout
Other
what is the possibility of use Web cam/security camera to monitor play?
- left turn out of facility is dangerous
- if Spice is gone, too many parking spots
- bury power lines
- Email-The golf course be used for cross-country skiing in the winter,
where there is adequate snowfall. As with N. Boulder Park on 9th street,
the track could be laid by responsible community members on the areas of
the course that are walkways or pathways for golf carts. There could be a
fee of $5 to use the course, paid on the honor system, like some parking
lots are, or some other way for skiers to pay. However it is done, it would
be revenue-producing for the city of boulder Parks and rec. I believe a
cross-country track is needed on the east side of Boulder, as N. Boulder
has the park, and south and central has Chautauqua, and I for one, would
use it!
Email- Make it more multiple use by adding benches, playground, walking
paths, public use of cafd, etc. It has a great setting and views. I realize
there may be safety issues, but maybe it's possible!
AGENDA I'MM O V I-A PAGE
Attachment G
PUBLIC MEETING COMMENTS
Flatirons Golf Course/Events Center
May 5, 2010
• Support for improved driving range
• S building best usage for weddings, etc.
+ 2nd story views
• 'After golf' grill, host tournaments
• Close proximity from clubhouse to first tee
+ Uses for "notch" in NW corner? Not too many neighbors?
+ Wider driving range - generates more revenue
• Think about future expansion
• Intersection improvements on Arapahoe? Future traffic light not yet warranted
• Look at Buffalo Run at golf cart operations
• Don't skimp on size of clubhouse
• Upper level restaurant
• Green building
• Grill size - small tournaments - 60 seat - add a good size deck
• Age of cottonwoods and silver maples
• Pine beetles
• Golf course implementation
10 year plan
Phase 1 - 2011
Formalize plan at PRAB
• Phasing of new facility tricky
• Support for golf course improvements
• Water rights and impoundment (consideration)
AGENDA ITEM # vi-A , PAGE-~J~