The following Paragraph 51 is appended to the Lease: “
51. Rescission; Survival. Notwithstanding anything to the contrary herein, Lessor and Lessee acknowledge that the December 20, 2022 Purchase and Sale Agreement and Joint Escrow Instructions between Lessee (as seller) and Lessor (as buyer) permits rescission of Lessor’s acquisition of the Premises in certain circumstances. In the event of rescission, this Lease shall terminate, and Rent due to Lessor shall be prorated as of the date of termination.
The obligations established by Paragraphs 4 [Rent]; 6.2(b) [Duty to Inform Lessor]; 6.2(c) [Lessee Remediation]; 6.2(d) [Lessee Indemnification]; 6.2(f) [Investigations and Remediations]; 8.7 [Indemnity]; 8.8 [Exemption of Lessor and its Agents from Liability];
8.9 [Failure to Provide Insurance]; 10.2 [Payment of Taxes]; 10.5 [Personal Property Taxes]; 11.1 [Utilities and Services]; 31 [Attorneys’ Fees] of this Lease shall survive termination of the Lease for a period of four (4) years.
IN WITNESS WHEREOF, the Parties have executed the Lease and this Addendum as of December ___, 2022.
THE CITY OF VALLEJO
a municipal corporation
_____________________________________
By: Michael Malone
Its: City Manager
Executed at: ___________________
On: __________________________
BLUE ROCK SPRINGS, LLC
a Delaware limited liability company
By: LEWIS MANAGEMENT CORP.,
a Delaware corporation
Its: Manager
_______________________________
By: John Goodman
Its: Chief Executive Officer and
Executive Vice President
Executed at: ___________________
On: __________________________
ATTEST:
_____________________________________
By: Dawn Abrahamson
Its: City Clerk
Executed at: ___________________
On: __________________________
DocuSign Envelope ID: DD048B7C-3F32-4019-B775-453A28F31325 Terrance Davis
acting City Manager
APPROVED AS TO CONTENT:
_____________________________________
By: Gillian Hayes
Its: Assistant City Manager
Executed at: ___________________
On: __________________________
APPROVED AS TO FORM:
_____________________________________
By: Veronica A. F. Nebb
Its: City Attorney
Executed at: ___________________
On: __________________________
APPROVED AS TO INSURANCE:
_____________________________________
By: Armond Sarkis
Its: Risk Manager
Executed at: ___________________
On: __________________________
DocuSign Envelope ID: DD048B7C-3F32-4019-B775-453A28F31325
Blue Rock Springs
Golf Facilities
Preliminary Cost & Scope
July 16, 2025
1 Table of Contents
Executive Summary Page 3
Contextual Map Page 4
Blue Rock Springs, LLC Page 5
Project Team Consultants Page 6
Project History Page 7
• 2017 – 2018 City – Development Partner Recruitment & Selection Page 8 • 2018 – 2019 Community Outreach Page 9
• 2020 – 2021 Syar Settlement Page 10
• 2022 – 2024 Public – Private Partnership Page 11
• 2024 – 2025 Subcommittee Meetings Page 12
• 2025 – 2031 Performance Agreement Milestones Page 13
Golf Facilities and Preliminary Cost and Scope Page 14
• Preliminary Costs Page 15
• Clubhouse Conceptual Renderings Page 16
• Golf Facilities Preliminary Scope and Renderings Page 19 • Clubhouse Conceptual Renderings Page 23
2 Executive Summary
Blue Rock Springs, LLC, is pleased to present our Golf Facilities Preliminary Cost and Scope packet per our mutually agreed upon performance milestone delivery date of July 16th, 2025. This submittal represents the fulfillment of our second milestone per the Performance Schedule attached to our Performance and Participation Agreement [Blue Rock Springs Golf Course Redevelopment], effective as of March 18th, 2025. Our first milestone ($100,000 deposit to City for the Deposit and Reimbursement Agreement) was completed on April 17th, 2025. Per our agreement, the City Council is due to provide feedback on a preferred alternative Golf Facilities Option for Blue Rock Springs, LLC’s, or, to offer comments on additional scope/alternative within sixty (60) days from this submittal (September 15, 2025). Our understanding is that Blue Rock Springs, LLC, will make a presentation of the attached information at an upcoming City Council Meeting on September 9th, 2025. We welcome any feedback/discussions at any time throughout the above timeline, or, during the City Council Meeting.
The information provided includes a brief overview the project team, steps/processes taken to date, and our proposed options for the golf facilities, fulfilling our delivery obligations for our second performance milestone. This will include the City’s RFP issuance and selection of a development partner, community outreach, partnership negotiations to confirm the Public-Private Partnership, and execution of our mutually agreed upon performance milestones. The goal at this time is to maintain our focus on recreational programming for the Golf Course and associated facilities, of which we have provided three (3) conceptual options for the City’s review and comment for both East Course and West Course redevelopment. The first priority is a new clubhouse/event center, proposed to be placed on the East Course. The new clubhouse will represent the largest component of our budgetary considerations. The second priority is the golf course restoration and driving range modifications proposed to accommodate for a new and expanded clubhouse footprint on the East Course. The third priority is golf programming on the West Course. Due to the fact that the ultimate budget will be established based upon the funds generated through future residential / mixed-use development within the existing golf courses, we suggest we collectively consider the East Course improvements as “fixed” costs, and the West Course scopes may be considered as alternatives subject to the actual available budget available. Per our Partnership Agreements, the City maintains full authority and flexibility as to how to direct funds generated through residential and mixed-use development for golf, or any other desired scope/approach as the City desires.
As we are in the initial stages of our conceptual project plans, we appreciate and understand that the guidance, collaboration, and feedback received from the City represents concepts only, and, we understand that the conceptual plans are subject to further refinement that will result in a conceptual design level plan that would later be packaged as a part of the overall project entitlements, and the City shall continue to reserve their full rights and authority as the oversight body throughout this process, and in turn, shall maintain full discretional authority on future project approvals for both the Golf Facilities and development project.
3 Contextual Map
4
o Over 30 Years of Global Golf Course Design
and Development Experience
o Over 100 Courses Worldwide
o Award Winning, World-Class Course Designs
o Leader in Environmental Stewardship
o Principal – Greg Norman
o Over 70 Continuous Years of Master Plan
Community Design and Development Experience
o Over 55,000 Homes Developed (Including in
Vallejo)
o Developing Communities, Apartments, and Retail
Projects in Solano County Since Early 70’s
o Currently Most Active Developer in Solano
County
o Principals –
o Richard Lewis
o Randall Lewis
o Robert Lewis
o Roger Lewis
o John Goodman
Blue Rock Springs, LLC
5 Chris Campbell
SVP, Greg Norman
Golf Course Design
As Senior Vice President of GNGCD,
Chris works directly with Greg Norman to
ensure that every aspect of the design
business is operating efficiently. Beyond
design and project oversight, his
responsibilities include client support,
global marketing, business development,
contract delivery, staffing coordination
and day-to-day operations. Chris also
manages Greg Norman's personal
involvement throughout the design and
construction of each course to ensure
that his ideas and philosophies are an
integral part of each layout and the value
of the Norman brand and GNGCD’s
expertise is maximized for each client.
Carl Campos
CEO, LCA
Architects
Carl Campos is a dynamic strategic
thinker who brings more than 35 years of
architectural excellence to each of his
endeavors. Complicated, intricate
projects are those in which Carl’s
expertise is most evident. Whether it’s
designing highly technical facilities,
planning standards for large corporations
or gaining entitlement approval in a
difficult jurisdiction or neighborhood,
Carl meets each of our client’s needs on
time and on budget while ensuring that
every condition is met. Carl is also the
President of the California Architects and
Engineers Safety Association.
Lee Rosenblatt, P.E.
CBG Civil Engineers
As a Principal and for over 24 years, Mr.
Rosenblatt has been involved in the
planning and engineering of a wide variety
of improvements including major
subdivisions, stormwater quality basins
and infrastructure, major roadway
reconstruction and widening, major
arterials design with associated drainage
structures and bridges, as well as regional
trail systems, creek, and park design. Mr.
Rosenblatt has utilized his management
expertise to effectively lead his design
team to cost effective, well thought out
designs. This process has required close
coordination with public agencies and both
private and public landowners. It is this
teamwork which Mr. Rosenblatt fosters
both inside and outside of the office that
has championed this success and these
results.
Project Team - Consultants
6 2017 – 2018
City – Development Partner
Recruitment & Selection
2018 – 2019
Community Outreach
2020 – 2021
Syar Settlement
2022 – 2024
Public – Private
Partnership
2024 – 2025
Subcommittee Meetings
2025 – 2031
Performance Agreement
Milestones
Project History
7 2017 – 2018
City Development
Partner Recruitment
& Selection
City of Vallejo RFQ, September 8, 2017
o Focus on Preserving Golf as the Centerpiece of the Project – Golf FIRST o Solicitation of Qualifications and Development Concepts That Achieve:
o Golf FIRST: Renovation/redesign of the municipal Golf Course absent of City subsidies o Golf FIRST: Fund the development of a new Clubhouse.
o Clubhouse Built in the1960’s
o Indoor Seating Capacity 80
o Outside Tented Capacity - No
o Pre-Function Space - No
o Outdoor Reception Space - No
o Per Audit: “The main clubhouse is old. There have been some nice updates such as the outdoor seating area, but due to its age and design it is not efficient for providing consistent food and beverage and banquets.”
o Housing / mixed-use development concepts must preserve community and neighborhood aesthetics.
City Council Authorized Exclusive Right to Negotiate with Greg Norman Group
o Per the Exclusive Right to Negotiate Agreement:
“THIS EXCLUSIVE RIGHT TO NEGOTIATE AGREEMENT (“Agreement”) is entered into as of the 3 day of July 2018 (“Agreement Date”), by and between the City of Vallejo, a California municipal corporation (“City”) and Greg Norman Golf Course Design Company, LLC, a Florida limited liability company (“Developer”).
First Amendment to Agreement Between City of Vallejo and Greg Norman Golf Course Design Company, LLC
o Per the Amendment:
“1. Exercise of Assignment. Per Section 17, Developer and City hereby agree to assign the Agreement, including all rights and obligations herein, to Blue Rock Springs, LLC., a Delaware limited liability corporation, which is jointly owned by Great White Shark Enterprises, dba Greg Norman Company, and Lewis BRS Member LLC., an affiliate of Lewis Group of Companies.”
8 2018 – 2019
Community Outreach
Community Meeting #1 10/2018 (The Drive)
Blue Rock Springs Clubhouse
Presentation Focus:
• Restated City/Developer focus on Golf-FIRST approach
• Mr. Norman presented his detailed approach to golf course design, function, landscaping and environmental stewardship Community Feedback:
• Most desirable aspects of golf course design, playability and scenery for “Best of 18” Selection and approach. • The need to maintain overall area aesthetics
• Concerns regarding adjacent property owner’s views, view premiums, and property values, considering the project.
Community Meeting #2 02/05/20219 (The Approach)
Blue Rock Springs Clubhouse
Presentation Focus: Presentation of Golf and Project Conceptual Plans:
•Restatement of City’s Goals/Priorities for Redevelopment •Presented conceptual Golf Plan in response to community feedback from Community Outreach Meeting #1 •Shared conceptual residential development concepts based upon feedback from community •Promoting existing neighbor property values
•Preservation and enhancement of aesthetics and viewsheds •Attributes fostering high-quality architectural design •Environmental stewardship
Community Feedback:
•Seeking clarification on City-Developer financial terms •Ownership and operational oversight responsibilities for Golf •Golf layouts and programming comments
•Protect environmental / wildlife habitat
•Incorporation of trail systems adjacent/through property Community Meeting #3 05/23/2019 (The Short Game)
Blue Rock Springs Clubhouse
Presentation Focus:
•Restatement of City’s Goals/Priorities for Redevelopment •Presented refined / updated golf and project concepts based upon Community input •Focused responses to Community Outreach Meeting #2 questions/comments Community Feedback:
•Generally positive feedback on purpose, redevelopment concepts •Positive feedback on approach to providing recreational and event room capacity for broader community (non-specific to golf) to use / enjoy •Appreciation shared for open, transparent, collaborative approach from City and Developer •Concerns raised from Quarry Owner/Operator on potential negative impacts to continued quarry operations/revenue
9 Syar Settlement Agreement:
• Provided protection for continued quarry operations with setbacks and limitations on development on the East
Course
• Reduced overall proposed development footprint by 33% or 30 acres
• Eliminates any residential development consideration east of Columbus Parkway
• Collaborative Use Easement restricting future development expansion opportunities
• Financial contributions for up to $1M from quarry
owner/operator to Project (construction materials provided to future development)
• Development limitations for Retail and Clubhouse
location(s) on East Course
In 2019 Lake Herman Quarry / Syar Industries and County of Solano presented concerns associated with future development on Blue Rock Springs from an operational and revenue perspective.
• Blue Rock Springs, LLC, and the City of Vallejo immediately responded and opened up a collaborative engagement with Syar Industries, spearheaded by the City of Vallejo
• All parties worked tirelessly to achieve a mutually binding settlement agreement to avoid costly litigation between the quarry operator, County of Solano, and City of Vallejo
2020 – 2021
Syar Settlement Page 1553 of 1570
10 Purchase Agreement
December 2022
• Preserved and protected city land use decisions by
confirming exemption from the Surplus Lands Act
• Appraisal (Required): $285K
• City retains 100% revenue/operational
oversight
• Developer has no rights to Property for use
• City retains Lease on Property at $1 / year
• Developer negotiated closing of $400K w/ City
Participation Agreement
December 2024
• Confirmed Public-Private Partnership (City – BRS)
• Pending Milestones 2 and 3 (Golf Focused / Concept
Plan); Entitlement Applications to be submitted by
Developer
• Additional Consideration (City)
• Century Urban – City’s Financial Consultant
– Audit Financials (3-5 months, 2024)
• $1.5M due to City upon Entitlement
• City negotiated to maximize proceeds by
receiving balance of consideration at lot sale
• All revenues taken into consideration at time
of land sale (Upside)
• City to receive % share of revenue to fund
Golf Facilities
• City guaranteed minimum of $10M
• Appraisal required at the time of Entitlement to
confirm land value(s)
Public – Private Partnership
11 2024 – 2025
Subcommittee
Meetings
July 1, 2024: Subcommittee Meeting #1
• Overview of the history of the project
• Shared the status of the project
• Collaboration Team introductions and further identifications September 5, 2024: Subcommittee Meeting #2
• Property Tour with Subcommittee
• Subcommittee Observations
• Update on City Negotiations
• Next steps / Topics: BRS Park and Project Concepts
October 3, 2024: Subcommittee Meeting #3
• Recap of Previous Meeting
• Project Vision – Sustainability, Fiscal Impacts, Redevelopment, Public / Private Partnership • Project Priorities: Course & Facilities, BRS Park, Neighbors, Fiscal Feasibility, Housing Needs/Demands • Review City Negotiations
October 31, 2024: Subcommittee Meeting #4
• Recap Previous Meeting
• Subcommittee suggested priorities: New Clubhouse, Upgraded/Refreshed Irrigation (water efficiency), Playability, Driving range, technology, Security, Tourney/Tee Time Capacity
• Clubhouse: Community Meeting space / banquets/ weddings; target >500 (current 100), commercial kitchen, more parking, accessible location, new amenities (golf/non-golf), ADA accessibility.
• Project: Financial Feasibility, Commitment to “golf adjacent” neighbors, and “good-neighbor policy”, One project (consistent look & theme), Residential on the West Course – market demands, Lifestyle programs, more community input • Next steps: Visit Rancho Solano, review conceptual layouts, boundaries, golf and project January 15, 2025: Subcommittee Meeting #5
• Tour of Rancho Solano Clubhouse
• Project Update – Participation Agreement approval 12/17/2025 • Milestones: 4/25 Golf Facilities Preliminary cost and scope, 7/25 Golf concept Plan, 10/25 Pre-application (project w/ golf) • Golf Facilities cost/scope
• Clubhouse: Community Meeting Space, Commercial Kitchen, Adequate Parking • Golf Course: Playability, Infrastructure improvements • Residential / Mixed-Use Development: Financial engine for golf enhancements, interface w/ community, sense of place May 2025: Individual Meetings with Subcommittee Members • Presented seven (7) conceptual clubhouse site plan drawings for review and discussion June 4, 2025: Subcommittee Meeting #6
• Carl Campos from LCA Architects presented to the Subcommittee to share clubhouse concept drawings • Differing opinions about combining/separating the golf-clubhouse from events facility • Discussion on parking capacity and accessibility
• Cart storage: Private storage vs. club owned
• Discuss goals and concepts
June 18, 2025: Subcommittee Meeting #7
• Chris Campbell from Greg Norman Golf Course Designs shared Golf concept drawings • Recap of the clubhouse options, and narrowed down to 3 from 7 • East course redesign with options around clubhouse option A, and options B&C • West Course – redesign and scope overview
12 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 City Issued RFP 9/8/2017 9/8/2017
City Award to Developer 9/8/2017 6/26/2018
Exclusive Right to Negotiate 6/26/2018 7/3/2018
Community Outreach Meeting #1 10/24/2018 10/24/2018
ENA Assignment (BRS, LLC) 12/26/2018 12/26/2018
Community Outreach Meeting #2 2/5/2019 2/5/2019
Community Outreach Meeting #3 5/23/2019 5/23/2019
Quarry Owner Opposition Campaign 5/23/2019 9/1/2020
City-BRS-Quarry Settlement Negotiations 6/1/2019 7/12/2022 Updated Purchase Agreement – City-BRS 7/1/2019 12/21/2022 Participation Agreement (PPA) -City-BRS 12/21/2022 12/17/2024 City Financial Audit/Review (Century Urban) 9/14/2023 5/6/2024 Subcommittee Meetings (7 total) 7/30/2024 6/18/2025
PPA Milestone #1 (Deposit to City) 4/17/2025 4/17/2025
PPA Milestone #2 (Golf Facilities Preliminary Cost and Scope) 4/17/2025 7/16/2025 PPA Milestone #2 City Council Hearing 9/9/2025 9/9/2025 PPA Milestone #2 (City Selection / Comments due) 9/14/2025 9/14/2025 PPA Milestone #3 (Golf Concept Plan) 9/15/2025 1/12/2026 PPA Milestone #4+ (Project Entitlements) 1/12/2026 1/12/2028 Project Design (Project) 1/13/2028 6/30/2028
Phase I Model Grand Opening 7/1/2030 7/1/2030
Development (Project) 7/1/2028 7/1/2031
2021 2022 2029 2030 2031 Project Dates Start End 2017 2018 2019 2020 2023 2024 2025 2026 2027 2028 Project Schedule and
Participation Agreement Milestones
13 Golf Facilities
Preliminary Cost and Scope
14 Preliminary Costs
15 * Estimated Minimum: $14,189,160 – Estimated Maximum: $17,766,235 Quantity
1 2 3 1 2 3
Clubhouse 8,800 sf $ 5,852,000 $ 5,852,000 $ 5,852,000
Event Structure 7,200 sf $ 1,080,000 $ 1,080,000 $ 1,080,000 Cart Barn 8,000 sf $ 240,000 $ 240,000 $ 240,000
Site Work $ 2,540,600 $ 2,496,400 $ 2,726,900
Golf Course $ 50,000 $ 50,000 $ 50,000 $ 4,850,000 $ 1,970,000 $ 3,825,000 Driving Range $ 650,000 $ 650,000 $ 650,000
Design/Soft Costs 15% $ 1,561,890 $ 1,555,260 $ 1,589,835 $ 727,500 $ 295,500 $ 573,750 Subtotal: $ 11,974,490 $ 11,923,660 $ 12,188,735 $ 5,577,500 $ 2,265,500 $ 4,398,750 Site Improvement East Course West Course *If the clubhouse and event center are combined into one structure, and the cart storage is placed under the clubhouse, the additional cost is estimated to be $5.25 million.
Clubhouse Preliminary Scope
Option 1
16 The Clubhouse building is located where the existing Driving Range is.
The Dining Room and Bar are located adjacent to the Driving Range which provides for optimal use of the Bar and Grille area for patrons at the Driving Range.
It also offers the Pro Shop view of the Driving Range which is a desired criteria for the new Clubhouse Design.
The Banquet Hall is designed to provide service for 350 persons with an outside event Courtyard that faces the existing creek.
Parking provided is approximately 371 cars or approximately 339 cars with a freestanding Cart Barn for 80 golf carts.
Clubhouse Preliminary Scope
Option 2
17 The Clubhouse is located where the existing driving range ball distribution canter building currently exists. It is immediately visible from the existing entrance drive off Columbus Parkway.
The Dining Room and Bar are located with interior and exterior seating with views to the West.
It also offers the Pro Shop view of the Driving Range which is a desired criteria for the new Clubhouse Design.
The Banquet Hall is designed to provide service for 350 persons with an outside event Courtyard that has a view of the Golf Course, to the South and West.
Parking provided is approximately 350 cars or approximately 318 cars with a freestanding Cart Barn for 80 golf carts.
Clubhouse Preliminary Scope
Option 3
18 The Clubhouse is located where the Putting Green currently exists.
The main feature of this Clubhouse design is a large viewing deck/outdoor dining terrace, that provides for maximum views to the West.
The entrance Driveway has been relocated to the North, to maximize parking at the existing Driving Range site.
It also offers the Pro Shop view of the Driving Range which is a desired criteria for the new Clubhouse Design.
The Banquet Hall is designed to provide service for 350 persons with an outside event Courtyard that has a view of the Golf Course, to the South and West.
Parking provided is approximately 390 cars or approximately 358 cars with a freestanding Cart Barn for 80 golf carts.
Golf Facilities Preliminary Scope
East Course
This option focuses on providing an enhanced practice experience, integrated seamlessly with the new clubhouse layout as the focal point of the golf course. The centerpiece is a state-of-theart driving range with the following key components:
Covered hitting bays to ensure maximum guest comfort, providing shade from the sun and shelter from rain for year-round, uninterrupted use.
Lighting to allow for evening and night use, extending operating hours and thereby serving as a major revenue generator.
Integrated technology such as Trackman or Toptracer to provide real-time data analytics and “gamified” entertainment options appealing to guests of all backgrounds and skill levels.
Four target greens are provided at varying distances of 50, 100, 150, and 200 yards. A net is required along the right side and back end of the driving range to protect the maintenance facility and Hole 14 of the golf course. Regardless, at 230 yards the length of the new driving range will be comparable to the existing range, and the net will not impede golfers’ ability to observe the trajectory of their shot (average drive apex occurs before 150 yards).
In addition to the driving range, a Putting Green and Chipping Green are provided at alternate ends of the tee, together forming a one-stop practice complex with convenient access from the clubhouse.
Importantly, the clubhouse footprint for this option does not result in any disturbance to the existing golf course, allowing for the budget to instead be allocated toward value-add items such as the driving range and West Course reconfiguration. However, we have identified an opportunity to add a new back tee on Hole 12 for increased length. 19
Golf Facilities Preliminary Scope
West Course Option 1
This option offersa regulation9-hole routing includinga balanced3 Par-3 holes,3 Par-4 holes, and3 Par-5 holes with an aggregate par of 36 anda total length of3,119 yards.
Practice putting and chipping greens are provided ina dedicated short game area located at existing Hole7. Golf frontage is maintained for all existing homes along the northern perimeter of the course (Pebble Beach Drive/ Claret Court).
Hole1 combines the existing Hole8 and Hole 11 corridors to createa long Par-5 hole, requiring removal of the existing Hole8 green. Holes2 and3 split existing Hole 12 intoa Par-4 and Par-3, therefore requiring the construction ofa new green on Hole2 and new tees on Hole3. Holes4,5, and6 correspond to existing Holes 13, 14, and 15 with no changes required.A new back tee is added on Hole4 for additional length. Finally, Holes7,8, and9 are new corridors requiring substantial clearing/ demolition of existing site features. After finishing Hole9, players must travela distance of±1,750 feet to reach the tunnel crossing Columbus Parkway, posinga challenge for walkability.
The resulting 27-hole course (East 18+ West9) provides valuable operational flexibility, however we anticipate that this option would continue to attract the same guest demographic that currently enjoys the existing course, given that the experience would differ only in degree rather than in kind. This option would be appealing to existing stakeholders but would not necessarily contribute to advancing the goal of attracting more new players to the course. While this option providesa desirable golf experience, cost is estimated to be significantly higher than the alternatives due to the extent of new construction works required to build golf features and/ or entire holes outside of the existing corridors.
HOLE # 1 2 3 4 5 6 7 8 9 Total
PAR 5 4 3 4 4 3 5 3 5 36
YARDAGE 638 328 93 316 390 179 523 117 535 3,119 Page 1563 of 1570 20 Golf Facilities Preliminary Scope
West Course Option 2
This option positions the West Course asa designated “practice course” to complement the regulation 18-hole East Course.
Hole1 is existing Hole8 with no further changes. Hole2 isa Par-3 using the existing Hole 11 green complex, buta new set of tees is required to accommodate the adjacent residential boundary. Hole3 isa long Par-4 corresponding to existing Hole 12, witha new back tee for increased length anda new forward tee for yardage flexibility. Hole4, by contrast, isa short Par-4 located on the existing Hole 13 corridor, witha new back tee for additional length. These four holes together presenta wide variety of shots, offering players the opportunity to use every club in the bag ina condensed format.
In addition to the four golf holes, practice putting and chipping greens are provided ina short game area located at existing Hole7, with an expanded chipping/ pitching area compared to Option1. Similarly, golf frontage is maintained for all existing homes along the northern boundary of the course (Pebble Beach Drive/ Claret Court).
This option represents the greatest diminishment of the existing course and presents operational challenges due to the unconventional format. The4-hole offering may be difficult to market as an “incomplete” course relative to market expectations for an 18- hole or9-hole experience. The finishing position of Hole4 at the western end of the property is additionally problematic, hindering walkability. While this option has the lowest estimated construction budget, monetization of the practice course may prove difficult for long-term commercial viability.
HOLE # 1 234 Total
PAR5344 16
YARDAGE 536 100 433 316 1,385 Page 1564 of 1570
21 Golf Facilities Preliminary Scope
West Course Option 3
This option reimagines the West Course asa completely new golf experience and marketable product at Blue Rock Springs in the form ofa9-hole Par-3 course.
Starting Holes1 and2 as well as finishing Hole9 all occupy the existing Hole8 corridor.
Hole3 plays to the current Hole 11 green, with Hole8 located in the adjacent existing landscape area. Holes4 and5 use the existing Hole 12 corridor, and Hole 13 is converted into Holes6 and7.A short game warm-up area including practice greens and an extended chipping/ pitching area is provided at existing Hole7, identical to Option2.
The Par-3 concept allows for the golf holes to be arranged with minimal land area while providinga complete9-hole experience and fully preserving golf frontage on all existing homes along the northern site boundary (Pebble Beach Drive/ Claret Court). Witha returning loop configuration, the Par-3 course ensures not only accessibility to players acrossa full range of skill levels, but walkability as well.
Given that9 holes are allocated within the space of only4 existing holes,a considerable number of new tees and greens are necessary for this option. However, construction cost is substantially lower compared to Option1 (the9-hole regulation layout) as the condensed footprint of the course is expected to reduce high-cost items such as irrigation. The resulting minimal managed turf area will also yield relative cost savings for ongoing maintenance expenditures asa result of reduced requirements for irrigation, fertilizer, and labor, among other considerations.
This option has the unique benefit of deliveringa completely new product for Blue Rock Springs, complementing the regulation 18-hole East Course to collectively provide two unique golf offerings appealing toa broader demographic of guests. In particular, the9- hole layout is appealing to new players, juniors, and families, all of whom should bea key focus for achieving an inclusive and sustainable business model. The lower greens fees and time commitment associated witha Par-3 course increase affordability and accessibility, together enhancing overall revenue potential. Importantly, the9-hole Par-3 West Course will serve asa steppingstone to develop new golfers, creatinga pipeline of future demand to the benefit of the 18-hole East Course.
HOLE # 1 2 3 4 5 6 7 8 9 Total
PAR 3 3 3 3 3 3 3 3 3 27
YARDAGE 197 210 100 148 174 177 120 123 160 1,409 22
Pictured is The Hay,a9-hole Short Course that is widely regarded in its own right asa unique amenity and accessible golf experience, complementing the renowned regulation courses at Pebble Beach. We envision the Par-3 course at Blue Rock Springs asa similarly innovative amenity, enhancing the value of the regulation 18-hole course througha diversified offering.
Clubhouse Conceptual Renderings
23 Clubhouse
Conceptual Rendering
Option 1 24
Shown here as the combined clubhouse and event center
Clubhouse
Conceptual Rendering
Option 2
25 Shown here as the combined clubhouse and event center
Clubhouse
Conceptual Rendering
Option 3
26 Shown here as the combined clubhouse and event center
Local Example:
Free Standing Event Center
HIDDENBROOKE HILLS
1095 Hiddenbrooke Parkway
Vallejo, CA 94591
27