PRESENTED BY:
NOVEMBER 22, 2023
Economic & Market Research / Land & Development Planning Landscape Architecture / Community Planning & Design
Golf Feasibility Analysis
PROPOSAL:
SAN CLEMENTE MUNICIPAL GOLF COURSE
COMPREHENSIVE MASTER PLAN UPDATE
Prepared For:
City of San Clemente
ATTACHMENT 3
2953 South Peoria Street, Suite 101
Aurora, Colorado 80014
303.770.7201 fax 303.770.7132
[email protected]
CITY OF SAN CLEMENTE 1 THK ASSOCIATES, INC.
November 22, 2023
Ms. Samantha Wylie
Beaches, Parks & Recreation Director
City of San Clemente
100 North Calle Seville
San Clemente, California 92672
Re: Proposal – San Clemente Municipal Golf Course Comprehensive Master Plan Update
Dear Ms. Wylie:
Thank you for your request for a proposal to perform a comprehensive evaluation of the City of San Clemente’s municipal golf course and provide an analysis of the overall San Clemente golf market and make site, facility and planning recommendations and financial projections for the future use and operations resulting in a physical site concept plan and comprehensive master plan update for the San Clemente Municipal Golf Course. The golf course is certainly a tremendous community asset, and it’s renewed, and ongoing viability and success should be ensured. THK Associates, Inc. is extremely qualified to work with you and the city on an evaluation and assessment of the golf course and support facilities. The San Clemente Municipal Golf Course (SCMGC) consists of an 18-hole course, with the initial nine holes, designed by renowned golf course architect Billy Bell, opening in 1930, with the second nine added in 1955. The course hosts approximately 90,000 rounds per year. The pro shop is currently operated by Dave Cook, under a long-term agreement set to expire in 2026, while the food and beverage operation is managed through a concession agreement with Z Golf Services. The city maintains the golf course.
THK is familiar with the San Clemente area and overall Southern California regional golf market, and in recent years THK has performed several golf course and real estate market analyses in the area, including assessments of the Fallbrook Golf Club and the Country Club of California in Fallbrook, and studies in Temecula, Palm Springs, Desert Hot Springs and San Diego. THK has been providing golf course consulting, appraisal, management, and marketing services regionally and nationally for over 50 years. THK has the professional staff and capability to easily conduct the proposed services for the City of San Clemente’ s municipal golf course operations evaluation.
Joining THK to conduct the physical inspection and assessment of the SCMGC and provide site analysis and make recommendations that address clubhouse and food and beverage operations and needed site and facility improvements and provide a short and long-term capital improvement plan with their associated financial cost and return, will be Staples Golf Design. The Atkinson Design Group will serve as a sub-consultant to Staples Golf Design. Together they have partnered before on similar community focused projects and have extensive relevant experience as their provided resumes indicate.
The purpose of the proposed assignment is to conduct golf course business planning and site analysis with financial analyses and operational audits and produce a comprehensive master plan that will allow the SCMGC to operate at maximum efficiency and profitability, while best servicing the residents and visitors of San Clemente. In order to achieve this goal, a wide variety of data will need to be assembled, reviewed, and critiqued. This will include all contracts, equipment and services related to the golf facilities, a physical inspection and review of all assets, as well as the course itself, an analysis of current and future market potentials for the golf course, and review CITY OF SAN CLEMENTE 2 THK ASSOCIATES, INC.
Ms. Samantha Wylie
November 22, 2023
Page Two
of the marketing, maintenance, staffing, budgets, and financing that are in place for the golf facilities.
Specific questions that need to be answered by our research include, but are not limited to:
• What is the status of the overall San Clemente golf market? • What are some innovative strategies to increase revenues at the golf course? • What should be the structure for annual membership options, punch cards and green fees?
• How can revenues that originate from pro shop and restaurant/concession sales at the course be maximized?
• What will be the total operating revenues that should be expected each year through the next ten years?
• What should be the annual costs to operate, manage and maintain the golf course? • What are the key market segments that comprise golfers and demand at the SCMGC, and how can they best be targeted?
• Are outside events, banquets and tournaments being emphasized and promoted adequately?
• Are existing equipment, inventories, leases and operating systems adequate and prudent?
• What physical improvements should be implemented at the course? • What are the conditions and needs for the buildings and structures, irrigation system, trees and foliage?
• What is the necessary and optimum 10-year capital improvement schedule at the golf course and overall?
• What are the short-term capital needs and costs at the golf course? • What should be the marketing structure and budget for the golf course? • Are there any design or safety concerns based on the current routing of golf holes, and if so, what are the needed modifications and their associated costs? • What other recommendations can be made to insure the long-term sustainability and success of the City of San Clemente’s golf operations?
In general, THK would use extensive market research and analysis to assist you in isolating the most advantageous course of action with regard to the future marketing opportunities and needs for each of your municipal golf courses.
THK has the technical expertise and experience necessary to undertake this project. We offer the following summary in support of our capabilities.
• THK will visit San Clemente and the San Clemente Municipal Golf Course as well as the area's competing golfing facilities, and it will also have its analysts conduct thorough interviews with the appropriate City of San Clemente representatives and any other key stakeholders or parties that might have some bearing or input on the research. At the completion of the draft analysis THK principals will present the study to the city council and whoever else the city deems appropriate, whether it be a group of stakeholders or any other related gathering.
CITY OF SAN CLEMENTE 3 THK ASSOCIATES, INC.
Ms. Samantha Wylie
November 22, 2023
Page Three
• This ensures that everyone with an interest in the project understands the study's conclusions and the numerous intricacies and implications that inevitably accompany any golf course analysis. Moreover, this provides an opportunity for all those involved to voice their concerns and to have addressed by the THK Team's industry experts any questions on the study or overall project.
▪ THK has extensive experience and expertise in the analysis of all types of golf courses having studied more than 600 golf operations including municipal, public, daily fee, regulation, 9- hole and executive layouts, independent practice facilities, semi-private resorts and private country clubs. We have the experience and capabilities of providing a wide range of golf course related services including market and economic feasibility analysis, cash flow analysis, valuations, golf course and clubhouse design, and construction, marketing, maintenance and cost estimating.
Research by THK, along with Staples Golf Design (including the Atkinson Design Group as a subconsultant) being the architectural design and planning consultant, will include a complete review and assessment of all financial and physical aspects of the current operations of the golf course operations, a projection of golf course usage and demand will be presented; an analysis of competitive supply will be conducted; recommendations as to the structure of the staffing, marketing, equipment needs, capital improvements, maintenance and management of the course will be profiled; a thorough physical assessment will be conducted; and, a financial and a cash flow analysis with estimates of revenues and expenses for entire course operation will be projected for the next 10-year period. This analysis ultimately derives the projected annual net operating income for the SCMGC and allows for an accurate estimation of the performance of the facility in years to come. Recommendations will be made regarding all aspects and facilities at the San Clemente Municipal Golf Course.
Based on this extensive research and analysis, THK will provide a comprehensive master plan plan that details the type, scope of services, and costs for structural and procedural changes that should be incorporated into the City of San Clemente’s future golf operations.
I trust this submittal is complete. We look forward to working with the City of San Clemente on your San Clemente Municipal Golf Course Comprehensive Master Plan Update. If you have any questions, please do not hesitate to give me a call. Again, thank you for the opportunity to present this proposal.
Sincerely,
Daniel M. Conway
President
DMC/kas
CITY OF SAN CLEMENTE 4 THK ASSOCIATES, INC.
SCOPE OF SERVICES:
SAN CLEMENTE MUNICIPAL GOLF COURSE COMPREHENSIVE MASTER PLAN UPDATE
SAN CLEMENTE MUNICIPAL GOLF COURSE
SAN CLEMENTE, CALIFORNIA
A. BACKGROUND AND APPROACH
This work program outlines the scope of work THK will be utilizing to prepare a San Clemente Municipal Golf Course Comprehensive Master Plan Update for the City of San Clemente, with physical and operational reviews and financial analyses with cash flow projections, a business and operational and conceptual master plan that details the operational uses and procedural changes, and a capital improvement plan, that should be incorporated into the City of San Clemente’s future golf operations for the San Clemente Municipal Golf Course.
The following includes an outline of research methodology and the range of data used to determine a strategic master plan for the golf facility. Research by THK will include a complete review and assessment of all financial and physical aspects of the current golf course operations and facilities, a projection of golf course usage and demand; an analysis of competitive supply for the golf course; recommendations as to the structure of the staffing, marketing, equipment needs, capital improvements, maintenance and management of the golf course; and, a financial cash flow analysis with estimates of revenues and expenses for the San Clemente golf operations. This analysis ultimately derives the projected net operating income for the facilities and allows for an accurate estimation of the performance and financial capabilities of the facility in years to come.
Recommendations will be made regarding all aspects and facilities at the golf course through this extensive research and analysis.
B. METHODOLOGY AND WORK PLAN
General Approach
The study by THK will generate a comprehensive database of information about the local San Clemente golf course market. The THK team will assess the feasibility for each of the subject golf facilities based on a synthesis of critical supply and demand indicators on a macro- and micro-market level of analysis.
In general, THK Associates will analyze the following components of supply and demand for golf in the San Clemente market area and their surrounding regional environs. • An economic base analysis of the regional Orange County and San Diego County market area.
• Trade area profiles for primary markets within the projected service area of the San Clemente Municipal Golf Course (SCMGC) to include population, household growth, income and demographic characteristics, golf participation rates, and other relevant data.
CITY OF SAN CLEMENTE 5 THK ASSOCIATES, INC.
• Inventory of competitive golf courses to note key operational features including character of course, rounds played, specific amenities and features, annual fees and dues, greens fees, guest fees, carts fees, etc. These competitive courses will be researched both locationally and conceptually.
• Based on a synthesis of macro- and micro-level supply and demand factors, provide an assessment of the golf potentials and round play that should be anticipated at SCMGC.
The research will then determine the projected financial operating characteristics of the golf course facility based on the agreed upon operational and structural changes and recommendations to the facility and the results and related capital improvements and costs derived from the physical assessment of the golf course and related areas. Specific recommendations will be made regarding the green fee schedules, expected number of golf rounds played by type, cart usage, pro shop and concession proceeds and other revenues. Annual costs required to generate these revenues will be profiled including payroll, marketing, managing, operations, and maintenance expenses. The resulting projected annual net operating income and supportable debt for the SCMGC will then be determined. This master plan analysis should demonstrate the strengths and weaknesses and opportunities of golf course operations.
TASKS ONE & TWO: PROJECT COORDINATION, SITE VISIT AND REVIEW OF CURRENT
OPERATIONS
Initially, THK and Staples Golf Design will have an introductory meeting with key City officials and stakeholders. This will serve to develop and elaborate upon the project goals and objectives, as well as confirm the proposed project process, schedule and key deliverables. An understanding will be reached regarding the level and type of public input and feedback that should be undertaken. A schedule of the meetings that will be required can be finalized, including the likely two Golf Course Committee Review meetings and a presentation of the final master plan to the City Council.
The first part of the analysis will be to gather all appropriate data related to the SCMGC including operations and staffing schedules, leases and contracts, marketing plans, financing instruments, and other relevant data. We have assumed that much of this can be assembled and provided by City personnel. The following is data that is known to be needed at this time but could be refined/enhanced during the initial meetings with City and golf course staff and interested stakeholders.
• Schedule of golf course assets, land area, building area, date of construction, FFE, etc.
• Assemblage of historical financial statements, any service contracts, historical round play, revenue and expenses by category, rates fees and charges, etc. • Assemblage of any additional financial statements for the facilities, capital investments, and other relevant data.
CITY OF SAN CLEMENTE 6 THK ASSOCIATES, INC.
A. Historical Review of Golf Operations
• A detailed review of the historical performance of the SCMGC will be conducted.
Factors to be analyzed will include identifying and correlation between rounds play, participation trends, and greens fees. Relationships between golf course performance and regional economic trends will also be investigated.
B. Physical Site Inspection and Analysis
• THK, along with Staples Golf Design, will conduct a complete and thorough inspection of all facilities related to the golf course. This will lay the initial groundwork for determining any physical alterations and capital improvements that may be recommended and preparing any potential conceptual routing plans based on the outcomes of the assessment of the golf holes, trees and foliage, practice areas and irrigation system. At this point in the process, it would be beneficial to meet with appropriate stakeholders to understand and determine any known issues facing the facilities and prioritize their importance.
C. Competitive Golf Course Analysis
• THK will visit and profile the competitive and comparable golf facilities in the San Clemente area environs. The courses will be researched for course type, date of construction, number of holes and other relevant characteristics. Additional recreation facilities, including driving ranges and putting courses, will also be visited and profiled as needed.
TASK THREE: GOLF COURSE MARKET ANALYSES
A. Economic Base Analysis
The primary influences on the success of the development of alternate or additional private or public golf facilities in your San Clemente site environs include the supply and demand forces affecting the local private and public golf course markets. On the demand side, employment, population, household and income trends are the most significant growth indicators. On the supply side, construction patterns, usage levels, fee structures of existing courses, as well as proposed developments, are critical market indicators.
In order to profile your greater San Clemente golf course market a comprehensive analysis of economic and demographic trends will be undertaken. This economic base inquiry will include documenting the physical, economic and demographic features affecting the golf course. In particular, historical employment, population and household growth will be reviewed to determine specific growth trends among key industries. Based upon the historical performance of the local economy, future growth will be projected for the area.
These estimates will provide the principal basis for making demographic growth projections and for quantifying the overall demand for golf rounds and related development. Following this section, our research focuses on the demand for golf in San Clemente.
CITY OF SAN CLEMENTE 7 THK ASSOCIATES, INC.
B. Evaluation of Market Demand
Based on the preceding economic base analysis, THK will forecast future population growth by geographic sectors in the San Clemente region. The projections will be tempered by trends observed in historical and anticipated employment, population growth, previous forecasts, and local prognosis of future absorption patterns. The resulting demographic forecasts will be compared to golfing participation trends to quantify the number, type and location of potential private and public golfers.
C. Regional Demand
To assess the market potentials for golf facilities in the San Clemente market area, a variety of sources will be researched for national, regional, and local private and public golfing trends. Initially, THK will use its review of national private and public golfing trends to establish a general industry profile. This research will establish historical and projected participation for private and public resort golf or frequency of play by classification of participation and a profile of recreation and private and public resort golf participants by a variety of socioeconomic characteristics including age, gender, income and occupational status.
This review of national private and public golfing trends will provide important information for establishing the basic characteristics and growth conditions of the private and public golf industries, and the participation and frequency ratios to be applied to local population growth.
This analysis of regional private and public golf demand is then reevaluated in light of existing demographic and frequency of play conditions observed among comparable facilities (see Evaluation of Supply). After determining regional private and public resort golf demand needs, our inquiry shifts to a micro-level of analysis.
D. Trade Area Demand
The demand for a private or public golf course ultimately depends on the demographic and economic characteristics within a defined sphere of influence referred to as the primary trade area (PTA) and maps will be presented demonstrating the area definitions. Golf courses are considered a "destination" activity because a round of private or public golf can consume upwards of 4-5 hours depending on the playability of the golf course and individual skill levels of participants. Consequently, travel times to and from the golf course from major employment, population and visitor centers are important, but not absolutely critical, to a golf facility's market and economic success.
Based on locations of competing private and public golf courses, business and residential development, and traffic volumes in each course’s vicinity, appropriate trade areas for golf for each of the three courses will be established. Specific demographic data to be compiled for the area include population, household growth, age and income characteristics, golf participation rates, and other relevant data. Projected private and public golf round play will be quantified by market segment.
Evaluation of private or public golf course demand, however, ultimately depends on operating characteristics of competitive facilities.
CITY OF SAN CLEMENTE 8 THK ASSOCIATES, INC.
E. Evaluation of Competition
A complete inventory of golf facilities within the competitive region of SCMGC will be profiled as to their location, date of construction, number of rounds played (9 and 18 hole), services offered, basic service area, fee structure, size and type of clubhouse facilities, estimated surplus capacity, any plans for improvements, etc. A complete fee schedule for competitive and regional golf courses will be completed and a recommended fee structure for the San Clemente course will be provided.
F. Market Potentials for the San Clemente Municipal Golf Course The determination of the appropriate fee structure and projected rounds played for Lake Arbor will be based on several different factors. The supply analysis will allow THK to determine what types of golf courses exist in the marketplace. The supply is then cross tabulated versus the demand that has been previously calculated. This allows THK to determine the optimal market segment and pricing structure for SCMGC. This will be dependent on the determination of the length and number of holes that is most appropriate based on the market analysis. A second equally important factor in the placement of the subject golf course will be the sensitivity to relative green fees. THK will utilize its extensive database of golf courses in the region to determine the relationship that exists between green fees and the number of rounds played on an annual basis. This will be verified by studying the same relationship in the local market.
TASK FOUR: PHYSICAL ASSESSMENT AND CONCEPT PLAN RECOMMENDATIONS In coordination with the market study, the golf course architectural design team will conduct a detailed assessment of all physical aspects of the SCMGC and prepare a final concept plan with specific capital improvement needs and cost estimates that will be applied to the financial projections. The following outlines the tasks and sequencing of this design and planning effort that Staples Golf Design (with Atkinson Design Group as subconsultant) will undertake.
A. Golf Course Research and Analysis
• Procurement of aerial, topo, utilities, and other pertinent base data (via City, if possible)
• SITE VISIT (in-person) to document general course conditions, infrastructure, and atmosphere
• Course assessment: routing, condition, character, practice facilities, and programming
• Detailed infrastructure studies (greens, bunkers, tees, irrigation, etc.) • Historical analysis of the original William Bell design, and subsequent design evolution
• Teeing equity and yardage analysis
• COMMITTEE MEETING #1 (via Zoom) to discuss findings and proposed design direction.
CITY OF SAN CLEMENTE 9 THK ASSOCIATES, INC.
B. Design Development & Feedback
• PUBLIC ENGAGEMENT via Townhall Meeting (or equivalent agreed upon method)
• Analysis of public input / feedback for inclusion in final report • Conceptual design development of proposed course improvements w/ preliminary costs
• COMMITTEE MEETING #2 (via Zoom) to review preliminary design concepts.
C. Final Plan Recommendations with Cost Estimates
• Refine preliminary design concepts into one (1) final design plan. • Prepare a detailed Cost Estimate for scope of the final design plan. • Create hole-by-hole analysis document w/ design notes and justification for each hole.
• Prepare additional recommendations for irrigation system, practice areas, trees, etc.
• Implementation Summary to identify priority projects, phasing, and permitting recommendations.
• CITY COUNCIL REVIEW (via Zoom) of the Final Report and supporting graphics. • Adjustments / edits to the Final Report per City Council feedback, as necessary D. Future Steps (not included in Master Plan scope)
• Production of Construction Documentation & Specifications for all plan projects • Construction contractor negotiation and procurement
• Marketing materials / graphics for public release
• Permitting assistance and procurement
• Project mobilization and construction management
As part of the Final Report for the City, Staples Golf will assist in production of the following:
• Summary of Project Vision, Goals & Objectives
• Course Research & Analysis: conditions, infrastructure, design evolution, teeing equity
• Summary of public input / feedback
• Final Conceptual Plan, Hole-by-Hole Analysis, and Cost Estimate • Recommendations for priority projects, phasing, permitting, and future steps.
Additionally, Staples Golf will be involved in the following proposed meetings / site visits:
• Introductory meeting with City stakeholders (via Zoom) • Site visit (in-person) to document general course conditions, infrastructure, and atmosphere
• Committee Meeting #1 (via Zoom)
• Public Engagement Townhall Meeting (via Zoom), or agreed upon equivalent. • Committee Meeting #2 (via Zoom)
• City Council Review Meeting (via Zoom)
CITY OF SAN CLEMENTE 10 THK ASSOCIATES, INC.
TASK FIVE: FINANCIAL PROJECTIONS
Based on our physical inspection of the San Clemente Municipal Golf Course, our physical and operational review, and the subsequent market study findings, the THK Team will develop a strategic schedule of recommendations, along with the costs and benefits of each of these recommendations. In creating the final plan THK will collaborate with the golf operations staff and applicable city officials and stakeholders and provide operational input relative to key fee structure changes and ultimately the impact on marketplace positioning for the San Clemente golf asset. Alternative scenarios can lead to the final, comprehensive financial proforma for the whole site operation that can then be used to determine the future vision and viability of the project and understand the level of funding that may be needed to implement these improvements. The ultimate test of each of the San Clemente facility’s long-term success depends on the outcome of this highly detailed income/expense analysis. This evaluation is detailed below.
A. Income/Expense Analysis
1. Operating Revenues
Based on fee recommendations by THK, the following revenues from golf course and clubhouse operations, and possibly other new revenue generators, will be identified and analyzed based on industry standards, historical experience, the competition, and other area specific considerations:
• green fees;
• practice facility revenues;
• annual passes and fees;
• club rental;
• cart rental;
• food and beverage sales; and
• pro shop sales.
2. Operating, Management, Marketing and Maintenance Costs The annual cost of operating, managing, marketing and maintaining each of the golf courses will be estimated based on industry standards, historical experience, and specific conditions. Specific items identified will include:
• salaries for golf course, food and beverage and pro shop operations; • utilities (irrigation, water, electricity, sewer);
• repair, maintenance and replacement of equipment;
• supplies for golf course (fertilizer, seed, etc.); and • insurance, general operations, etc.
3. Annual Net Operating Income (NOI)
A summary chart demonstrating annual operating revenues, annual operating expenses, and net operating income will be shown for San Clemente Municipal Golf Course and the entire operation in total. A debt sizing analysis can then be developed based on this NOI.
FIRM RESUME
THK ASSOCIATES, INC.
THK Associates, Inc. is market research, landscape architectural, planning and urban design firm that assists public and private clients in making informed and realistic planning decisions. THK serves its' clients throughout the United States, with a broad base of professional skills and a multi-disciplinary team approach. With headquarters in Denver, Colorado, THK provides services that start with market feasibility studies, conceptual planning and design, followed by all phases of project implementation and construction supervision.
THK's expertise encompasses all aspects of planning, design and development including community and regional planning; urban design; land development planning; landscape architecture; economic and market research; and communication graphics. The firm is distinguished by its balanced emphasis on the physical, political, social and economic factors of a given project.
Each assignment begins with a comprehensive analysis of the client's requirements and follows through with recommendations, emphasizing planning and design excellence, balanced by economic feasibility and preservation of the natural environment.
Since THK was formed in 1969, particular expertise has been developed in working with individuals, private corporations, and public agencies at the local, state and federal levels. THK conducts public meetings, community workshops and manages multi-disciplinary teams, successfully meeting construction and development budgets. THK Associates, Inc. strives for design solutions that enhance the environment and quality of life for all who use them -- a responsive synthesis of human values and aspirations.
LAND AND DEVELOPMENT PLANNING
The land development planning services at THK involves a team of planners, economists and landscape architects working together to develop a thorough understanding of client needs.
Factors that are incorporated into the process are market and economic influences, physical conditions, political attitudes, and environmental constraints. These influences are then synthesized into a design solution for the parcel, with open space and circulation patterns, which best integrates the user into the environment.
THK has experience with many types of land development projects. These have included planning for: large multi-use commercial/ residential complexes, resort and golf course-oriented communities, low-rise and high-rise multi-family developments, moderate and low income projects, elderly housing, estate and high density single family communities, and government/ institutional complexes. Governmental permitting is often an important part of the development process. The firm is familiar with the approval process of local governments, frequently serving as the client's representative. This process could include preparing applications, coordinating agencies to resolve problems, and making presentations to community groups and legislative bodies.
LANDSCAPE ARCHITECTURE
THK's involvement in landscape architecture includes site analysis and project programming, site master planning, detailed site design, landscape design and horticulture, irrigation planning and design, interior landscape design, construction document preparation, site inspection and landscape management. These services may be performed for private development projects, as well as for public parks, open space and streetscape designs.
Representative parks and open space projects have included regional and community park planning, neighborhood park and playground design, and planning and design for athletic field complexes, golf courses and open space/trail improvements.
Development projects have included landscape design for individual residences, interior planting design for office and retail projects, and design of plazas and streetscapes, entry features, buffers and greenbelts for single family and multi-family developments, business and industrial parks and mixed-use projects. THK's team approach, utilizing landscape architects, planners, graphic designers and economists, assures the creation of aesthetically pleasing, functional and economically designed environments.
Market and Economic Planning
The most important considerations in the development process are whether a project will be successful in the marketplace. THK Associates has a staff of professionals in the Marketing and Economics Division who conduct economic and demographic analyses and financial feasibility studies. The results of these analyses allow a client to test his ideas against the market and provide the designer with an economic basis for land planning decisions. Financial feasibility studies are also developed for specific projects, including pro forma income statements, cash flow analyses, and determination of financial rate of return.
For the past decade, THK has been nationally recognized as one of the industry's leading authorities in golf course feasibility. THK has prepared over 300 studies for various types of golf courses and golf course real estate developments across the country. Our client list has included leading resort developers such as the Pebble Beach Company and Landmark Land Company, as well as many municipalities and public service districts, private real estate developers, country clubs and lending institutions.
Socioeconomic studies are also undertaken for public agencies and private clients as part of the land development process. These include economic base studies, development of public finance models, benefit costs analyses, public facilities cost estimates, fiscal impact studies, demographic analyses and surveys.
Appraisal and Valuation
THK Associates, Inc. provides valuation services for all property types. We are especially adept at valuing golf course properties and other special realty types. THK has prepared appraisals for over 400 golf properties throughout the nation and Mexico. We also have prepared value estimates for numerous residential communities, typically as an extension of our market research.
We have extensive databases for all property types in Colorado and other markets across the county. We have monitored these markets for over 40 years. In the last year we have valued golf courses, vacant land, single-family subdivisions, office buildings, industrial and warehouse buildings, retail/commercial, shopping centers, hotels, and individual residential properties. Our staff is licensed in Colorado and has temporary licenses in at least twelve states. We also have associated MAI appraisers when that designation is required by a lender or client.
RECENT PROJECT EXPERIENCE
Location Client *Date: Type of Study
Riverdale Dunes Golf Club Adams County 2023, 1,2,4
Adams County, Colorado
Canandaigua Golf & Country Club MES Enterprises 2023, 1,2 Canandaigua, New York
Dream Golf Colorado State Land Board 2022, 1,2
Roggen, Colorado
Mad Russian Mad Russian Golf Club 2022, 1,2
Milliken, Colorado
McLemore Resort Scenic Land Company 2022, 1,2
Chattanooga, Tennessee
Banks Lake Colville Tribes 2022, 1, 2, 3, 4
Electric City, Washington
Buffalo Run Commerce City 2022, 1, 2
Commerce City, Colorado
Flying Horse Golf Club Great Western Bank 2022, 1, 2, 3 Colorado Springs, Colorado
Green Valley Ranch Green Valley Ranch Metro District 2022, 1, 2 Denver, Colorado
Trailhead Community Links City of Liberty Lake 2021, 1, 2, 4 Liberty Lake, Washington
Kukui’ula Golf Course Baukol Capital Partners 2021; 1,2,3,4 Kaua’i, Hawaii
Ritz Carlton Village Flying Horse North 2021; 1,2,4
Colorado Springs, Colorado
Colorado National Great Western Bank 2021; 1,2,4
Erie, Colorado
Plum Creek Great Western Bank 2021; 1,2,4
Castle Rock, Colorado
Bear Dance Great Western Bank 2021; 1,2,4
Larkspur, Colorado
RECENT PROJECT EXPERIENCE
Divot Golf Club Divot Golf 2021; 1,2,4
Location TBD
Scotch Hall Preserve Blue Slide Steamers, LLC. 2021; 1,2,3,4 Merry Hill, North Carolina
Sugar Creek Golf Course Village of Elmore 2020; 1,2,4
Elmore, Ohio
Riverdale Dunes Adams County, Colorado 2020, 1,2
Barrington, Illinois Woodstock Country Club 2020, 1,2
Larkspur, Colorado Bear Dance 2019, 1
Castle Rock, Colorado Plum Creek 2019, 1
International Falls, MN River Golf Course 2019, 1,2,4
Colorado Springs, Colorado Flying Horse County Club 2019; 1,2,3,4 Cherry Creek, Colorado Cherry Creek Country Club 2018; 1,2 Greeley, Colorado Greeley County Club 2018; 1,2,4
Eagle County, Colorado Country Club of the Rockies 2018; 1,2,4 Battlement, Colorado Battlement Mesa Golf Club 2018; 1,2 Denver, Colorado Park Hill Golf Course 2018; 1,2
Elephant Butte, New Mexico Turtleback Mountain Resort 2017; 1,2,3,4 Colorado Springs, Colorado Flying Horse County Club 2017; 1,2 Colorado Springs, Colorado Flying Horse County Club 2017; 1,2,3 Golden, Colorado The Club at Rolling Hills 2017; 1,2,4
Island Hill Golf Club Island Hill Golf Club 2017; 1,2,3,4 Colorado Golf Club Reata South Metro District 2017; 2,3 Parker, Colorado
RECENT PROJECT EXPERIENCE
Mulligans Golf Course City of South Jordan 2017; 1,2,4
South Jordan, Utah
Salt Lake City’s 6 Municipal Salt Lake City Corporation’s 2017; 1,2,4 Golf Courses Golf Enterprise Fund
Cherry Creek Country Club Karen Hart 2017; 2
Denver, Colorado
Bear Dance Golf Club Great Western Bank 2016;2
Larkspur, Colorado
Flying Horse Ranch North Classic Homes 2016, 1
Colorado Springs, Colorado
Colorado National Golf Club Great West Bank 2016, 2
Erie, Colorado
Mulligans Golf Club Staples Golf 2015; 1,2,3,4
South Jordan, Utah
Green Valley Ranch First Western Trust 2015; 2
Denver, Colorado
Meridian Golf Club Meridian Golf Mgmt. Group 2015; 2
Englewood, Colorado
Battlement Mesa Golf Club Battlement Mesa Golf Club 2015; 2 Battlement Mesa, Colorado
Castle Pines Golf Club Castle Pines Golf Club 2015; 4
Castle Pines, Colorado
Westwood Golf Course Z Design Group, LLC 2015; 1,4
Arvada, Colorado
Columbine Country Club Columbine Country Club 2015; 1
Littleton, Colorado
*1) Golf Course Market Feasibility Study
2) Golf Course Appraisal/Valuation
3) Golf Course Related Residential Market Analysis
4) Golf Course Operations Review
RESUMES
DANIEL M. CONWAY
President, Director of Marketing and Economics
Education
Bachelor of Business Administration – Urban Land Economics from the University of Wisconsin, Madison, Wisconsin, 1968
Professional Memberships
Urban Land Institute; American Real Estate and Urban Economics Association; Honorarium Instructor, Real Estate School, University of Colorado and University of Denver Experience
Daniel M. Conway is a real estate marketing and research authority specializing in residential, commercial/industrial and golf course developments. Mr. Conway has had over 40 years’ experience as an urban land economist. Mr. Conway is a frequent guest speaker for economic associations and trade organizations and is a member and frequent speaker to the Urban Land Institute. He has been a real estate and urban land economic honorarium instructor at the University of Colorado and at the University of Denver. He has published many articles including the CCIM Magazine piece entitled "Market Analysis, the Road to Profit, Prosperity and Peace of Mind". Other professional and community activities of Mr. Conway have included membership on the Board of Directors of a federally chartered national bank and a member of the Mile High Transplant Bank. He also participated on the Archbishop's Inner City Sun School Committee to assess the future needs of elementary education in the inner city of Denver.
For the last 25 years, as President and Director of Economics and Market Research for THK Associates, he has conducted numerous residential, commercial, industrial and golf course economic feasibility and market studies, socioeconomic impact assessments and financial planning studies in all 50 of the United States, as well as a number of foreign countries.
Projects of particular interest include an international market center and industrial market analysis for the Dove Valley Business Air Park in Arapahoe County, a residential and related uses market analysis for several major developments in Douglas County including the 1,342-acre Parker City site and numerous golf course feasibility studies throughout the country. Specific communities where Mr. Conway has completed a wide range of research and analysis include Arvada, South Jordan, Las Vegas and Reno, Nevada; Oxnard, Palm Springs and Carmel, California; Kansas City, Missouri; Oklahoma City and Tulsa, Oklahoma; Austin, Texas; Albuquerque and Santa Fe, New Mexico; Seattle, Washington and Phoenix and Tucson, Arizona.
Most recently, Mr. Conway has gained recognition as a sought after speaker on the golf course development circuit. His numerous presentations at the Crittenden Golf Development Expos have been widely attended and universally applauded. His book “The Cost and Revenues of a Unique Golf Club” has furthered his reputation as one of the industry’s leading authorities. Under Mr.
Conway’s guidance, THK Associates completes over 20 golf course feasibility studies and golf driving range market studies and appraisals each year.
RESUMES
E. PETER ELZI, JR.
Principal
Education
Bachelor of Science and Business Administration. Major in Real Estate and Construction Management, University of Denver, Denver, Colorado (1977) Memberships & Organizations
Who's Who Among American Colleges and Universities
Colorado State Certified Real Estate Appraiser
Chairman of the Board, East Cherry Creek Valley Water & Sanitation District Experience
Mr. Elzi has been with THK Associates, Inc. since 1981 and during that time he has assisted clients with development decisions concerning on all types of land uses including golf course, residential, office, industrial, hotel/motel and related opportunities. Mr. Elzi has completed over 75 golf course feasibility and cash flow studies during his career. Over the last 35 years, he has examined projects in over fifty major metropolitan areas around the nation. Mr. Elzi is especially adept at examining market strategies for various types of properties.
Recent projects include: an operational review and market analysis for the Mulligans Golf and Entertainment facility in South Jordan, Utah; the analysis of the Giants Ridge Golf Course and related operations in Biwabik, Minnesota; an appraisal of the Colorado National Golf Club in Erie , Colorado; an appraisal of the Meridian Golf Club in Englewood, Colorado; an operational review of the University of New Mexico golf facilities in Albuquerque, New Mexico; an operation review of the City of Longmont, Colorado golf operations for three courses; and the Economic Impacts of Golf on the State of Colorado economy. Mr. Elzi has also been retained as an expert to assess damages in litigation support for numerous property types including encroachments on golf course properties. Prior to joining THK Associates, Inc. Mr. Elzi was a residential appraiser and Realtor.
RESUMES
NED PROSSER
Senior Economist
Education
Bachelor of Science in Sociology, 1987
University of Colorado, Boulder
Master of Science in Urban Planning, 1993
Strathclyde University, Glasgow, Scotland
Experience
Mr. Prosser's broad education and international background has enabled him to bring a variety of skills and unique abilities to THK and its clients. While in Scotland for two years, his education and work centered on downtown regeneration strategies and redeveloping vacant buildings and sites. His educational focus on analyzing and strategizing optimal urban land uses and economic redevelopment policy has allowed him to develop and oversee economic and land planning studies for office, retail and residential developments, as well as the hotel, resort and golf markets. Mr.
Prosser also specializes in developing feasibility models for unique uses including for a car dealership, a waterpark, a dude ranch and an athletic field complex.
Since returning to THK in 2021, Mr. Prosser's work has evolved to concentrate on golf course development, consulting, and feasibility studies. He oversees the majority of THK’s extensive golf course consulting operations and has directed projects in over 30 states in areas as diverse as Michigan, Mississippi, South Carolina, Texas, and Idaho.
Recent golf course consulting work for Mr. Prosser has included valuation estimates for several a new private resort and golf club in Rising Fawn, Georgia, a market and operational analysis of the existing Banks Lake golf course in Electric City, Washington for the Colville Tribes and a feasibility study for a proposed new, high-end, private golf club in the Finger Lakes region of upstate New York. Mr. Prosser has completed over 250 golf course related studies and analyses for THK.
RESUMES
STAPLES GOLF DESIGN
COMPANY PROFILE – Staples Golf Design
GOLF DESIGN: ELEVATED
“We aim to create award-winning golf courses that are rooted in proven classic design principles and executed through sustainable practices, driven by our intent to leave the game better than we found it.” __________________________________________________________ Staples Golf Design is an international golf course architecture firm based in Scottsdale, Arizona, USA. Formed in 2002, our planning process has been built through nearly 30 years of experience with projects in multiple countries ranging from new builds, historic restorations, master plans, major renovations, and resource efficiency audits.
Our projects are committed to creative excellence and financial success. We have won national awards from every major golf publication in the country. Our courses continue to be listed on the “Best Places to Play” in their respective States.
1. Since 2003, we have demonstrated innovation and economic value by being the national leader in sustainable golf, including water and energy efficiency.
Furthermore, over the past few years we’ve been advocating the benefits of increasing a golf course’s value as a community asset through our proprietary Community Links® concept.
Our private club experience is best illustrated by the recently completed renovation of the esteemed, member-owned Meadowbrook Country Club in the Detroit suburb of Northville, Michigan. The Master Plan received an 82% positive vote from the membership and a 76% “yes!” vote to close the course entirely (during its centenary year) to complete the work. In the end, the project finished on time and under budget, and as of today is one of only two clubs in the Metro Detroit area with a waiting list.
▪ Meadowbrook is now listed #130 in GolfWeek’s Best List of Classic Courses, #5 in Golf Magazine’s list of ‘The Best Golf Courses in Michigan’, and received a Design Excellence Award by the American Society of Golf Course Architects (ASGCA) as well as a “Best New Renovation of the Year” award in 2017 by Golf Inc. Magazine.
Our Community Golf experience is best illustrated by the work performed for the City of Hobbs, New Mexico at Rockwind Community Links. Originally constructed on a reclaimed Army airfield site, the entire property was rebuilt to attract golfers and non-golfers alike. ▪ Rockwind has been praised for its design innovation, player development, and community integration. The country’s first “Community Links” was named “Golf Development of the Year” by Golf Inc. (2016), awarded a “Best New” by Golf Digest (2016), received a Design Excellence Award by the ASGCA (2015), and is ranked as one of the “Best Courses You Can Play” in New Mexico by Golf Digest.
RESUMES
PROJECT TEAM – Andy Staples, ASGCA
Andy Staples, ASCGA, principal of Staples Golf Design, will devote himself fully to this project. Andy is based in Scottsdale, AZ and has almost 30 years of design, construction, and long-term maintenance experience throughout the world. He has accomplished twenty-eight (28) Master Plans throughout the North America, five (5) new golf course designs, and performed over 100 golf course efficiency audits. His practice is built around a proven process of team collaboration, budget-oriented design, and industry-leading results.
Andy was named one of the 9 Most Innovative People in Golf (2022) and 9 Most Innovative People in Player Development (2016) by Golf Inc.; has taught the subject of Golf Course Design at the Harvard Graduate School of Design in Cambridge, Mass (1999, 2000); has been a keynote speaker for GolfWeek’s Architecture Summit – The 2 nd Golden Age (2017); and is an active speaker within the industry, having presented to the USGA, GCSAA, ASGCA, among others, with regularity.
NOTABLE PROJECTS
Sand Hollow Resort
Hurricane, Utah
Meadowbrook Country Club
Northville, Michigan
PGA National Golf Club
Palm Beach Gardens, Florida
Olympia Fields Country Club – North/South
Chicago, Illinois
Mount Bruno Country Club
Montreal, Quebec, CAN
San Vicente Golf Resort
Ramona, California
LICENSES & CERTIFICATIONS
Member, Board of Governors – American Society of Golf Course Architects (ASGCA) Associate Member – Golf Course Superintendents of America (GCSAA) CA Contractors General B License #1047635
PREVIOUS FIRMS
Jerry Slack & Associates – Tulsa, OK (1995-97)
Robert Muir Graves & Damian Pascuzzo, Ltd. – San Francisco, CA (1997-2002) John Fought Design – Scottsdale, AZ (consultant role)
Schmidt Curley Design – Scottsdale, AZ (consultant role) Golf Plan, Dave Dale & Kevin Ramsey – Santa Rosa, CA (consultant role)
EDUCATION
University of Arkansas, Fayetteville, 1995
Bachelor of Landscape Architecture
Denmark’s International Studies Program – Urban Design, 1994 Copenhagen, Denmark
UC Berkeley, Haas School of Business Executive Education, 2012 “I believe great golf
architecture not only
inspires people to play
more golf, it stirs their
soul to bring others to
the game.”
-Andy Staples, ASGCA
CONTACT:
[email protected]
+1(480) 206-1134
-
RESUMES
PROJECT TEAM – Staples Golf Team Members
Joshua Goeden, Design Associate joined Staples Golf in 2021, and will be the project lead for all aspects related to golf course analysis, design recommendations, graphic communication, and community outreach.
Josh is a graduate of the University of Georgia’s MLA program, and brings a firm knowledge of landscape design processes, design theory, sustainable practice, and client engagement—all with an emphasis on classic golf architecture. Histhesis research at UGA explored the use of participatory design methods for golf course design, with a focus on creative integrations of both golfer and non-golfer programming at municipal facilities.
He continues to champion this passion for community golf design by leading our firm’s proprietary Community Links™ efforts.
In addition to his design role, Josh also handles much of the firm’s day-to-day production including bid responses, quarterly newsletters, stakeholder discussions, graphics and renderings, and drone photography (FAA P107 certified). He also has past work experience in both golf maintenance and shovel-in-hand construction.
EDUCATION
University of Georgia, Athens, 2021 – Master of Landscape Architecture South Dakota State University, Brookings, 2019 – Bachelor of Landscape Architecture
Tim Cloninger, Project Management assists the Staples Golf team in all aspects of golf architecture, from design through construction and on to grow-in. He has a full understanding of how design decisions affect long term management and has personally managed multiple construction projects including turf conversions, irrigation efficiency and water reduction plans, full golf course renovations, and new construction.
Tim has a M.S. in agronomy from the University of Nebraska and a B.S. in Turfgrass Science from the University of Arizona, and possesses a unique talent for leveraging technology to analyze agronomic conditions, manage construction projects, and save money.
Scott Laffin, PLA, ASLA, joined Staples Golf Design as a design associate in 2020. As a licensed landscape architect in Arizona, New Mexico, Ohio and Kentucky, he provides balanced support both technically and creatively. Through his understanding of site analysis, design, and implementation, he lends himself to a wide variety of projects. He is persistent in his approach to environmentally friendly and sustainable designs. Scott is an integral part of the office’s production, whether it be conceptual or through permitting and construction documents. Scott has a diverse background in the field of landscape architecture. Along with golf courses, he has designed park masterplans, rooftop decks, senior living facilities, LEED certified corporate headquarters and many more.
RESUMES
RELATED EXPERIENCE – Rockwind Community Links
Location: Hobbs, New Mexico (2014-2015)
Client: City of Hobbs, New Mexico
Contact: Mr. Doug McDaniel, Parks & Rec Director
Phone: (817) 360-0263
Email: [email protected]
Project: Master planning, community outreach,
project approvals, and renovation of a City-owned
golf course including reconstruction of all 18 holes,
creation of a 9 hole par 3 “kids course”, and a doubleended practice range with First Tee facility. Project also included construction of a 5.2-acre effluent
storage lake, new irrigation and pump station, and
105 acres of sand capping.
As our flagship Community Links™ project, the site
was also designed to include a new community
clubhouse with indoor/outdoor dining, a trail system,
and the design/construction of outdoor auxiliary
spaces aimed at inviting site usage by the entire
community – golfers and non-golfers alike.
The City of Hobbs has now re-imagined their entire
community brand, using Rockwind Community Links
as a centerpiece of their marketing efforts to both
current and future residents. The course has seen
significant increases in rounds and revenue since the
renovation and truly embodies the value of
meaningful investment in the community experience.
▪ Month & Year of Bid: October 2013
▪ Number of Bids: 4 (via pre-qualification
process)
▪ Bid Award: $9,235,065.75
▪ Final Contract Amount: $9,209,017.28
RESUMES
RELATED EXPERIENCE – Dairy Creek Golf Course
Location: San Luis Obispo, California (2016-17)
Client: County of San Luis Obispo, CA
Contact: Mr. Josh Heptig, Past Golf Superintendent
Phone: (805) 781-1318
Email: [email protected]
Project: Master planning and community outreach for a county-owned 18-hole golf facility that was losing 50% of their irrigation water supply and sought guidance for how to address their golf experience while balancing economic realities.
Staples Golf worked with the County to develop options for reducing the course footprint down to 12 holes to preserve a high-caliber course experience that would be more manageable with impending water restrictions. This included the development of a Plan ‘A’ and Plan ‘B’ option, with associated costs, that were used by the County for future planning efforts.
Additional emphasis was placed on finding better ways to integrate non-golfing amenities for their community in the fashion of a Community Links™, as well as a relocated driving range fit with Top Tracer technology to supplement the course and provide an enhanced practice and teaching experience.
PLAN ‘A’
PLAN ‘B’
RESUMES
RELATED EXPERIENCE – Trailhead Golf Course
Location: Liberty Lake, WA (2019-20)
Client: City of Liberty Lake, WA
Contact: Mr. Chris Johnston, Head Golf Professional
Phone: (208) 818-8936
Email: [email protected]
Project: Planning and re-design of a 9-hole municipal
course’s practice facilities with minor golf course
enhancements. In partnership with Doug Fredrickson
Architects, work was focused on planning around and
designing a community-oriented golf experience including a new clubhouse, along with the reimagination of the golf experience and community gathering space.
Designed as a true Community Links™, the final design has informed the City of Liberty Lake of the economic impact a project of this importance can have on the bottom line.
RESUMES
RELEVANT EXPERIENCE – Municipal Clients
In addition to the highlighted representative projects, Staples Golf Design has to-date completed twenty-eight (28) Master Plans, over a hundred (100+) golf course resource efficiency audits, and numerous Community Links™ assessments across the U.S., many of which were conducted in partnership with municipal / government entities. Over the past 10 years, SGD has served 11 municipalities in seven states; each of which have included various levels of community engagement.
With less than 10% of the tax-paying population actually playing golf, it takes specific knowledge and understanding of the municipal market, trends, and community benefits to get the desired level of public buy-in for these projects. Our experience in both planning and communication has been proven to build this ever-important trust at all levels, and makes SGD an unparalleled expert in every aspect of municipal golf development.
Major Renovations with Municipalities:
▪ Rockwind Community Links – City of Hobbs, New Mexico
(2014)
▪ Hillside Golf Course – City of Sidney, Nebraska (2014) New Golf Course Development with Municipalities:
1. Sand Hollow Resort – City of Hurricane, Utah (2008)
2. Cedar Hills Golf Club – City of Cedar Hills, Utah (2003) Master Plans with Municipalities:
▪ Mill Valley Golf Course – Mill Valley, California (ongoing)* ▪ Dairy Creek Golf Course – County of San Luis Obispo, California (2017)* ▪ Mulligans Golf & Games – City of South Jordan, Utah (2015) ▪ Los Alamos Golf Course – Los Alamos County, New Mexico (2010) Community Links™ Assessments and Feasibility Reports (2015-2018):
▪ EdgeBrook Golf Course – City of Brookings, SD
▪ Rockwind Community Links – City of Hobbs, NM
▪ Diamond Oaks Golf Course – City of Roseville, CA*
▪ Wood Creek Golf Course – City of Roseville, CA*
▪ South Jordan Community Links – City of South Jordan, UT ▪ Brooktrails Golf Course – District of Brooktrails, CA* ▪ Riverview Golf Course – San Juan County, NM
▪ Dairy Creek Golf Course – San Luis Obispo County, CA* ▪ Chimney Rock Golf Course – City of Wells, NV
▪ The City of Albuquerque – all City owned courses
* indicates project conducted in California
RESUMES
METHODOLOGY – SUSTAINABILITY STATEMENT
GOLF ARCHITECTURE IS A BLENDING OF ART AND SCIENCE
“Classic design is the art in which we practice. The science is where a course’s longevity lies.”
“Resource efficiency has never been more attainable than now, nor has it been more important. Water, electricity, fuel, and labor costs are often needlessly wasted at golf facilities, and we at Staples Golf make a commitment to increasing sustainability in every one of our projects.” SIMPLY PUT – IT’S THE RESPONSIBLE THING TO DO.
In our pledge to sustainable golf design practices, Staples Golf aims to… ▪ Increase maintenance efficiency through design by minimizing the amount of large, maintenanceintensive features and working with our course superintendents to develop maintenance strategies tailored to their available resources, staff, and equipment capabilities. ▪ Advocate for “firm and fast” conditions on our courses, using less water across the board and promoting the use of fun, ground-level features that herald back to the origins of the game. ▪ Promote responsible water use through precision irrigation systems, reduction of total irrigated turf, and selection of the latest turf species that can uphold high quality playing conditions with less water input.
▪ Construct features using state-of-the-art methods tailored to each site’s specific context to ensure the quality and longevity of our courses.
▪ Utilize local materials and labor whenever possible in all of our projects, reducing the environmental footprint created through transportation and supporting local industry.
RESUMES
METHODOLOGY – COMMUNITY LINKS™
The Community Links™ Vision
Conceived in 2016, our Community Links™ vision will elevate the connection between your facility and the San Clemente community.
This planning approach and operational model aims to embrace programming for the entire community, resulting in increased pride and utilization of the facility by golfers, and non-golfers alike.
As championed by our design at Rockwind Community Links, the hallmark of our Community Links™ approach is the ability for the facility to a provide fun, memorable golf experience for more than just the avid player. We will work to integrate programming for golfers of all skill levels alongside quality non-golfer recreational and social spaces. In doing so, your facility will draw a larger pool of users, introduce them to the game in an inviting and skillappropriate manner, and foster social interactions that are mutually beneficial to both the course and the community.
The most valuable aspect of Community Links™ is its proven process, which is tailored to reflect the values most important to your residents. We will facilitate the input of the City stakeholders and focus entirely on the San Clemente community throughout the Master Planning process, ensuring the final product provides an informed best-fit solution to the community’s vision. This will help ensure our final design matches the community’s voices, build trust in the process, and generate project pride and “buy-in,” creating the positive support critical to success.
A Community Links facility can best be summarized in three equally important benefits: social, economic, and environmental…
▪ Social Benefits – Community Links™ creates meaningful programming for golfers and non-golfers alike while supporting community social and recreational spaces that bring people together, promote physical and mental well-being, and introduce new people to the values of the game. ▪ Economic Benefits – Community Links™ emphasizes cost efficiency, alternative revenue generation, and increased utilization that not only supports the golf facility but can also spur community growth as an attractive draw for new residents and tourism.
▪ Environmental Benefits – Community Links™ promotes the responsible management of resources, water and energy use reduction, and enhancement / preservation of native ecosystems all while bringing increased environmental awareness through user interactions.
RESUMES
KEVIN ATKINSON
The Atkinson Design Group Team is a golf course architecture firm based in Morrison, Colorado.
Formed in 2011, our planning process has been built through nearly 30 years of experience with projects in multiple countries ranging from new builds, historic restorations, master plans and major renovations.
Our projects are committed to creative excellence and financial success. We have won national awards from every major golf publication in the country. Our courses continue to be listed on the “Best Places to Play” in their respective States.
Our team has demonstrated innovation and economic value by being the national leader in sustainable golf, including water and energy efficiency. Furthermore, over the past few years we’ve been advocating the benefits of increasing a golf course’s value as a community asset through our proprietary Community Links® concept.
Kevin Atkinson graduated from the University of Nebraska with a Bachelor’s Degree in Architecture in 1994. While he was in college, Kevin worked for the golf course construction firm Landscapes Unlimited. After graduation, Kevin was hired as an Associate Architect at Ault, Clark & Associates, Inc. in Maryland. He spent four years in Maryland before joining PhelpsAtkinson Golf Design in 1999. In 2011 Kevin started Atkinson Design Group, to continue his passion for golf course architecture.
Since 2011 Kevin has worked on 10 new or renovated clubhouses for private clubs and public facilities. Kevin is one of only 170 members of the American Society of Golf Course Architects throughout North America. Kevin has been the Project Architect on ten new golf courses, more than thirty extensive remodel projects and consulted with over 140 facilities. Kevin has been involved in new courses and renovations in 21 different states, Canada and Mexico. He has designed multiple courses that have been awarded by Golf Digest as top courses in their respective states, best new courses in the country (Golf Club at Devils Tower, Big Creek Golf & Country Club), most improved golf course in the country (Bide-A Wee Golf Course) and has consulted on two top 100 golf courses in the United States (Monterey Peninsula Country Club and Tobacco Road). Closer to home, Kevin has consulted on 45 golf courses in Colorado.
CONTACT INFORMATION:
Kevin Atkinson
Atkinson Design Group
5438 Willow Springs Road
Morrison, Colorado 80465
(720) 530-5484
[email protected]
REFERENCES
REFERENCES
Mr. Steve Bruening
General Manger
Riverdale Golf Club
13300 Riverdale Road
Brighton, Colorado 80602
303.659.4700
[email protected]
Adams County, Colorado retained THK and Atkinson Golf Design to assess the potential for a new short course and related recreational amenities on a 60-acre site adjacent to the north edge of the existing golf courses. THK analyzed the feasibility of the new short course in addition to a new driving range, clubhouse, Pickleball courts and miniature golf and other possible uses.
Atkinson Design Group has prepared alternative site concepts and course layouts to envision the highest and best use of the site. This project began in March 2023 and is ongoing.
Mr. Dan Dent
Salt Lake City Director of Golf
Salt Lake City Golf
2375 South 900 East
Salt Lake City, UT 84106
801.485.7730
[email protected]
In 2015 THK prepared a report entitled “Golf Business Planning and Benchmarking Analysis with Operational Review and Financial Analysis for the Salt Lake City Corporations Golf Enterprise Fund.” This report studied Salt Lake City’s 6 golf courses, evaluating operations and making recommendations to increase revenues and reduce costs.
Mr. Larry Mills
Golf Operations Manager
City of Longmont
1200 Cornell Drive
Longmont, Colorado 80503
303.776.6050
[email protected]
The City of Longmont, Colorado, retained THK to prepare an “Operational Review and Financial Analysis” for its 3 municipally owned golf courses. Golf operations were studied in great detail and were profiled relative to the performance of other golf operations in their competitive market area. Detailed recommendations were made to increase revenue and reduce costs.
REFERENCES
Mr. Chris Goodman
General Manager
Metro Parks Tacoma
4702 S 19th St.
Tacoma, Washington
253.305.1022
[email protected]
The Metro Park District of Tacoma, Washington hired THK to prepare an audit of operations and a strategic master plan for their Meadow Park Golf Course Complex that included an 18-hole championship golf course, a very large driving range and an 18-hole short course.
Recommendations were made for course and clubhouse improvements as well as a revamp of their marketing program and website. Design recommendations were made to improve routing and safety concerns.
Mr. Frank Andrews
Colville Tribes
P.O. Box 150
21 Colville Street
Nespelem, Washington, 99155
509.634.2570
[email protected]
In 2022 the Confederated Tribes of the Colville Reservation in Washington State hired THK to study the potential of acquiring the Banks Lake golf course and additional land surrounding the course. Additional potential residential and lodging uses at the site were analyzed and conceptually laid out and a series of recommendations regarding the marketing, maintenance and operation of the golf course and clubhouse were provided.
PROJECT AND COST SCHEDULE AND STATEMENT OF
COMPLIANCE
THK's normal fee structure includes charges for labor costs and expenses. Labor costs are a result of applying the billable rates of the personnel involved in the project to the 'person hours' devoted to each task. Hourly billing rates include provisions for salaries, fringe benefits, overhead including general administrative expenses and profit. Out-of-pocket expenditures including such items as travel, mileage, printing, and report production are included in the fees outlined below.
We will bill you monthly so that you are kept informed of progress and costs. The work can be terminated at any time upon due notice and only work performed, and costs incurred as of such date of notification will be charged. This proposal is in strict compliance with the Request for Proposal and Draft Agreement and no exceptions to either are proposed. THK and Staples Golf Design expect to go through the following process and schedule to conduct and present the study:
Hourly Estimated
Scope of Services Staff Rate Hours Fee Week
Task One Project Coordination and Site Visit(s) Dan Conway $175 16 $2,800 One-Three Ned Prosser $120 16 $1,920
Staples Golf Design $150 28 $4,200
Sub-Total 60 $8,920
Task Two Review of Current Operations & Physical Site Analysis Dan Conway $175 8 $1,400 Three-Six Ned Prosser $120 24 $2,880
Staples Golf Design $150 56 $8,400
Sub-Total 88 $12,680
Task Three Golf Course Market & Financial Analysis Dan Conway $175 8 $1,400 Five-Eight Ned Prosser $120 44 $5,280
Support Staff $95 16 $1,520
Sub-Total 68 $8,200
Task Four Golf Course Public Feedback, Site Recommendations and Concept Plans Dan Conway $175 8 $1,400 Seven-Thirteen Peter Elzi $150 8 $1,200
Ned Prosser $120 20 $2,400
Staples Golf Design $150 64 $9,600
Sub-Total 100 $14,600
Task Five Cost Estimates & Financial Projections Dan Conway $175 8 $1,400 Eleven-Thirteen Peter Elzi $150 8 $1,200
Staples Golf Design $150 16 $2,400
Ned Prosser $120 16 $1,920
Sub-Total 48 $6,920
Task Six Finalize Report and Report Presentation Dan Conway $175 8 $1,400 Fourteen Staples Golf Design $150 16 $2,400
Ned Prosser $125 8 $1,000
Sub-Total 32 $4,800
*Travel expenses are inclusive
PROFESSIONAL FEE TOTAL 396 $56,120 Fourteen Weeks
Project and Fee Schedule - San Clemente Golf Course Comprehensive Master Plan Update
SUBMITTAL FORMS