PRELIMINARY. Preliminary Master Plan Study Narrative. November 7, Submitted:

Transcription

1 Preliminary Master Plan Study Narrative Submitted: November 7, East Second Street, Suite 200 Chaska, Minnesota (952) fax: (952) Kevin G. Norby Principal in Charge

2 Submittal for: Hillcrest Golf Club Prepared by: Herfort Norby Golf Course Architects Kevin Norby 100 East Second Street, Suite 200 Chaska, MN Table of Contents 01. Hillcrest Golf Club Master Plan Study History Target Market The Golf Course Trees 3 T: F: Master Plan Study Narrative for Hillcrest Golf Club Herfort Norby Golf Course Architects 06. Sand Bunkers Irrigation System Fairways Putting Greens Teeing Grounds Cart Paths Parking Lot/Clubhouse Maintenance Facilities Safety Drainage & Ponds Practice Facilities Environmental Stewardship Cost of Renovation Phasing & Disruption to Play Additional Recommendations Summary 14 i

3 HILLCREST GOLF CLUB MASTER PLAN STUDY This Study explores potential golf course improvements intended to assist the Owner in increasing revenue, reducing operating costs and maximizing its potential for fi nancial success. Although one portion of this study included completion of a fi nancial assessment this study should not be considered a comprehensive business plan or feasibility study. Rather, this study is intended as a long-range master plan with recommendations for future capital improvements along with cost estimates and recommendations for funding those improvements. This study was conducted over a period of approximately four months and involved visually assessing the existing golf course and interviewing various members of the Hillcrest staff including Head Golf Professional John Vickers, Golf Course Superintendent Ken Kirby, assistant superintendent Will Herz and members of the Golf Course Board and Master Plan Committee. The study was completed under the supervision of Kevin Norby, Owner and President of Herfort Norby Golf Course Architects and was conducted in conjunction with an in-depth operational assessment and market analysis by Golf Convergence. HISTORY Hillcrest Golf Club was originally established in the 1920 s when the golf course was built on property south of town. The current golf course was then built initially as a 9-hole course in It was later expanded to eighteen holes in 1981 using plans by Frank Hummel and superintendent Rick Kern. The Club is currently operated as a public daily-fee facility. The majority of the course s revenue comes from the sale of season passes with the remaining revenue being generated from green fees and cart rentals by area residents, tourists or golfers traveling from surrounding communities. The course has a spacious routing with good sightlines and nice elevation changes. Putting surfaces are generally in good condition with the nine (9) original greens being push-up or native soil greens and the nine new greens being built as modern sand-based USGA greens. TARGET MARKET In order to defi ne a long-term vision for the golf course and determine which improvements are most necessary, it is important to fi rst defi ne and understand the niche which the golf course occupies or should occupy in the market. Hillcrest Golf Club would be best defined as a public daily-fee golf course. In rural smaller towns and communities such as Durango, courses often times rely heavily on the sale of season passes or memberships for revenue. Unfortunately, this often times results in the perception by the general public that the course is private and available exclusively for members - thereby alienating an important customer base. In addition, although early season sales of season passes can be a comforting source of revenue for the course operators, they often result in severely discounted green fees and revenue short-falls if not priced properly. Many golf management companies have eliminated season passes all together or have relied on a combination of season passes and punch cards for instance 10, 20 and 30 rounds. Depending on the customer base and the average number of rounds which season pass holders play, it is generally advised that the season pass rate be equal to the price of approximately 35 to 40 rounds. Therefore, the season pass may be the logical option for the patron who plays in excess of HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 1 NOVEMBER 7, 2012

4 TARGET MARKET (CONTINUED) 40 rounds annually. For others, a punch card is often the better choice. This approach is often preferred because it eliminates the severe discounting associated with memberships and yet still provides a variety of affordable options for most golfers. Rural daily-fee courses such as Hillcrest Golf Club can also often times increase their revenue by establishing a more aggressive marketing program to attract destination golfers from outside the community. With relatively few competing 18-hole facilities in the area, even a moderate investment to improve playing conditions and to restore the golf course s unique character should assist in reestablishing Hillcrest as a popular golf destination. Please refer to the market analysis and operational review prepared by Golf Convergence. Demand & Competition There are eight golf courses located within sixty miles of Hillcrest Golf Club. These include private courses at The Glacier Club (19 miles) and San Juan Country Club (46 miles) as well as public courses at Dalton Ranch (10 miles), Hunters Run (17 miles), Pinion Hills (49 miles), River View Golf Course (60 miles), Pagosa Springs (58 miles) and Conquistador (47 miles). The Glacier Club and San Juan Country Club are both private and Hunters Run is a nine-hole course so these courses would not be seen as competing with Hillcrest. However, Riverview, Pinion Hills, Dalton Ranch and Conquistador are all public eighteen-hole facilities which essentially compete for the same customer base. Dalton Ranch and Conquistador are more up-scale facilities with superior amenities and conditioning. Pinion Hills is a mature parkland-style course which offers very good conditioning and value for a price similar to that of Hillcrest. Riverview and Pagosa Springs offer similar amenities to that available at Hillcrest but with somewhat better course conditioning for a similar price. THE GOLF COURSE Based on golf courses of similar market and similar operational quality, staffing, economic environment and fi nancial resources, the letter grade from the review process is B- to C+. This grade is established based on the following analysis: Course Routing & Design In looking at course routing and design, we attempt to assess the design of the greens, walkability, pace of play, placement of hazards, the visual quality of the golf course and the relationship of the practice facilities and parking areas to the clubhouse. The letter grade from our review process for routing and design is B+/B. Course Conditioning Maintenance and other factors can affect the golfer s perception of the course and their ability to play the course. In looking at course conditioning we attempt to assess whether maintenance or other factors might reasonably meet the golfer s expectations of acceptable playing conditions including turf quality, bunker sand consistency, drainage and course aesthetics. The letter grade from our review process for course conditioning is B/B-. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 2 NOVEMBER 7, 2012

5 Course Safety HILLCREST GOLF CLUB MASTER PLAN STUDY NARRATIVE Changes in golf equipment technology have signifi cantly impacted the way golfers play the game from that of only a decade ago. In particular, golfers are now hitting the fall further and, consequently, hitting the ball further off-line. In assessing course safety, we attempt to determine whether conditions exist which put the golfer or the public at risk or whether conditions exist which may expose the owner to an unacceptable level of liability. The letter grade from our review process for Safety is C/C+. Course Playability Assessing playability involves looking at whether the course is designed in such as way as to offer a fair and enjoyable golf experience for the average golfer while at the same time offering the challenge and strategic qualities that the above average player seeks. We look at the impact of trees, the placement of hazards, course length, the placement of tees, the slope of the greens, shot value and tactical diversity. The letter grade from our review process for playability is B/B-. TREES The existing trees at Hillcrest consist primarily of spruce and pine with a scattering of Cottonwood, Poplar and willow. Nearly all of the deciduous trees are short-lived fast-growing species which, at the time of planting, were probably selected for a quick solution to provide separation between golf holes. Unfortunately, many of those trees are now overgrown and their weak branching structures and shallow root systems are causing significant turf quality and maintenance issues. There are almost no long-lived deciduous trees on the golf course property. In addition, many of the spruce trees are now reaching maturity and are also causing significant issues with maintenance and turf quality. Spruce trees are generally considered a poor choice for golf courses as they have very shallow root systems that make them diffi cult to grow grass under. Also, when poorly located near tees, greens or fairways, they interfere with the effectiveness of the irrigation system, restrict sunlight and steal moisture from turf grasses. Shade on greens and tees weakens the turf and increases disease pressure, winter damage and overall maintenance costs. Selectively removing these trees would not only improve overall course conditioning by making additional water and sunlight available for turfgrass but would also provide for a more enjoyable experience for golfers. In our opinion, it is generally preferable to defi ne the strategy and visual quality of the fairways with sand bunkers instead of rows of trees. Trees should be used primarily to frame the holes and provide a buffer between adjacent golf holes or properties. Our recommendation would be to implement a tree removal and replacement program whereby shortlived, diseased or structurally compromised trees would be selectively removed to improve safety, reduce maintenance, improve playability and allow for the establishment of more-desirable, longer-lived trees. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 3 NOVEMBER 7, 2012

6 SAND BUNKERS Sand bunkers are one of the most important elements on a golf course. Visually they defi ne the overall character of the golf course and aid in differentiating it from competing area courses. Bunkers can also serve as an aiming point and frame landing areas or greens. Lastly, bunkers defi ne the fairness and strategy of the course for golfers of different abilities. In addition, because of the effect which technology has had on golf equipment, many of the bunkers at Hillcrest are no longer properly positioned. Fairway bunkers, such as those on holes No. 1, 6, 13 and 16 more often than not affect the higher-handicap or average golfer and have little impact on the moreskilled golfer or longer-hitter. Insert photos It is our recommendation that a renovation of the bunkers be undertaken to 1.) reduce regular maintenance and repairs, 2.) provide visual framing and interest, 3.) defi ne the holes strategically based on the golfer s ability. As indicated on the master plan, some bunkers will be removed or relocated, some will be reconstructed in their current location and some new bunkers may be added. By redesigning and reconstructing the existing bunkers and selectively adding new bunkers, it is our belief that Hillcrest Golf Club can provide a more enjoyable golfi ng experience for golfers of all ages and abilities while,at the same time, minimizing the time and expense of repairing unexpected washouts and repairs. Existing bunker. displaying double hazard. Existing bunker. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 4 NOVEMBER 7, 2012

7 IRRIGATION SYSTEM The existing irrigation system at Hillcrest was installed in 2002 and consists of a system of pipes, control satellites, sprinkler heads and a pumping system which delivers water to the golf course from a pond located on the left side of hole No. 1. The new system includes a state-of-theart pumping system consisting of three 75-horse power vertical turbines with a 5 horse pressure maintenance booster pump capable of pumping up to 2,250 gallons per minute. As outlined in the original lease agreement between the golf course and the City of Durango, the City supplies the golf course with water at no cost. However, in recent years the City has begun to ration the amount of water which the course receives and this has made it diffi cult to maintain healthy turf and satisfactory conditions during the summer months. In addition, the existing irrigation pond is somewhat undersized to meet the demands of the irrigation system during prolonged dry periods and it has been estimated that the irrigation pond is leaking some ,000 gallons per day. The primary issue with the irrigation system involves adequate coverage in the rough areas and an inability to supply sufficient water during dry periods. In general, this lack of coverage does not appear to be affecting tees or greens. So, even though the system has a new pump station and appears to be properly designed and adequately sized, it would be beneficial to conduct an irrigation audit to determine why the system is unable provide consistent coverage. This may simply be a function of improper programming, excessive pressure loss or the effects of wind on spray patterns. Simply reprogramming, changing nozzles or adding additional heads may resolve the issue. Control of the irrigation system is handled by a Rainbird Cirrus computerized central control which has had two software updates. This state of the art central control allows the maintenance staff to effi ciently monitor and manage the use of water. Long-range future improvements to the irrigation system should include replacing the irrigation pond liner and enlarging the pond to provide additional storage capacity. In addition, it should be noted that the United States Golf Association (USGA) and the American Society of Golf Architects (ASGCA) estimates that the life expectancy of a PVC irrigation system is years. Although the irrigation system at Hillcrest is only 11 years old and the maintenance staff is not currently experiencing a significant number of issues with leaks or breaks, Hillcrest should anticipate the need to install a new system in the next 10 to 15 years. The current cost of a new doublerow irrigation system can vary between $1,100,000 and $1,600,000 depending on soil conditions, head spacing, pipe size and the total number of heads. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 5 NOVEMBER 7, 2012

8 FAIRWAYS Like most older courses in Colorado and throughout the central United States, the existing fairways, tees and roughs at Hillcrest are comprised of a blend of annual bluegrass (Poa annua), creeping bentgrass (Agrostis palustris) and Kentucky bluegrass (Poa pratensis). Annual bluegrass, is essentially a weed which very aggressively establishes itself at the lower cutting heights found on golf courses. It particularly favors wet soils and areas are over-watered or poorly drained such as the fairways and approaches on holes No. 2, 8 and 14 at Hillcrest. Unfortunately, annual bluegrass is not shade tolerant, heat tolerant or completely winter hardy. The preferred grass for fairways at Hillcrest would be Kentucky Bluegrass while the roughs would consist of a blend of Kentucky Bluegrass and fi ne fescue. At some time, the Club may chose to re-grass or over-seed the fairways to reduce the amount of annual bluegrass and to minimize turf loss issues. This can be done gradually on a hole-by-hole basis as drainage work and other projects are completed or a more comprehensive grassing project can be completed to provide a more consistent playing surface. Care must be taken to select varieties which are hardy and disease resistant and yet will match the existing turf. Many of the newer low-growing/elite bluegrass varieties are very dark green in color and may not be a good match for the existing grasses. The height of cut and the consistency of lie at the greenside collars and within the fi rst 5 feet of the rough cut is inconsistent at Hillcrest. Our recommendation would be to strip and re-grass the fi rst 6 to 8 feet with bluegrass sod so as to create a more uniform condition immediately adjacent to the collars and fairway approach. In addition, the master plan indicates the introduction of a number of expanded collars or run-off areas adjacent to the greens. These areas can be sodded with bentgrass or bluegrass and maintained at fairway or collar height in order to provide golfers with more consistent lies and a variety of choices for recovery options. PUTTING GREENS The putting greens at Hillcrest were originally seeded with Creeping Bentgrass but, overtime, the greens have been infested with annual bluegrass (Poa annua) which is less hardy and more susceptible to winter injury and summer heat stress. The maintenance staff has done a good job nurturing the greens. They are generally in good condition and of suffi cient size to allow for multiple pin positions. The greens on holes 7, 8, 9, 10, 11, 12, 13, 17 and 18 are original push-up or native soil greens constructed in The greens on holes 1-6 and are newer USGA sand-based greens constructed in 1981 with drain tile and a gravel drainage layer. There are also two practice greens and two greens at the short-game facility. The smaller practice green south of the clubhouse was constructed using only sand and, as a result, requires more water and is more diffi cult to maintain. This is probably complicated by the proximity of the two spruce trees on the north side of the green A number of the greens, most notably No. 7, 8, 9, 10, 11, 12 and 18 have mature trees on the south and/ or east side which limits sunlight and air circulation and makes the bentgrass putting surfaces susceptible to turf loss. Aside from the removal of trees and the repositioning of greens to resolve safety issues, we would not see reconstruction of the putting surfaces as a high priority issue at this time. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 6 NOVEMBER 7, 2012

9 TEEING GROUNDS The tees at Hillcrest are generally of sufficient size given the current level of play. However, on some holes, the tees are uneven and oddly shaped or fl anked by trees so that only a portion of the teeing area is usable. These tees should be simply re-graded and any imposing trees removed so that there is adequate space to allow for turf recovery. This is particularly important on par threes. In addition, there are a number of holes which would benefi t from the construction of new tees in order to make the hole more enjoyable for golfers of all abilities. Holes such as No. 3,13,16 and 18 have large gaps between tees which would accommodate additional tees. Holes No. 10 and 17 each play at 469 yards from the forward tees which is much too long. Finally, all four of the par threes play from 197 to 199 yards from the back tees. Ideally, a golfer should have the opportunity to play four different clubs on the par threes on a given day. Our recommendation is to construct a number of new tees to increase the overall square footage of teeing area and to make the course more enjoyable for a wider range of golfers. This would include new forward tees on No. 1, 4, 10, 14, 15 and 17 as well as new tees holes 3, 13, 14 and 15 to improve playability and holes No. 4, 8, 9 and 18 to correct safety issues. CART PATHS Cart paths at Hillcrest generally run from green to tee and are constructed of asphalt with a granular base. Many of the cart paths have failed due to damage from tree roots and will need replacement or repair. In areas next to tees and greens, the cart paths are too narrow which results in turf damage and maintenance issues. Our recommendation is to remove those trees which are damaging cart paths, such as holes 6 and 18, and to repair or replace cart paths as needed. As cart paths are repaired, the Club should consider using 10 wide paths with curbing at tees and greens to minimize safety and maintenance issues and to allow suffi cient room for other carts to pass. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 7 NOVEMBER 7, 2012

10 PARKING LOT / CLUBHOUSE AREA The clubhouse at Hillcrest is a relatively modest one-story rambler with lower level cart storage and locker rooms. The clubhouse is adequately sized given the type of facility and given current levels of play. The clubhouse s location provides for good access to the practice facilities and affords good views from the pro-shop to the starting and fi nishing holes. The porch and banquet area have good views of the golf course and appear to have suffi cient space to accommodate a full 144 person golf outing. Although it may be desirable for some to accommodate a larger number of people, investing significant capital in the clubhouse would not be advised at this time given the level of improvements required on the golf course. The main parking lot is located on the north side of the clubhouse and is capable of accommodating only 63 vehicles. Additional parking along the west side the building can accommodate an additional 27 vehicles. Overflow parking for another 28 vehicles is available along the west side of Rim Drive however, this may be a liability issue for vehicles backing out on to the road and in requiring golfers to walk cross the street. Ideally, the parking lots should accommodate a minimum of 150 cars. Possible solutions for increasing parking may include removing or relocating the private cart storage barns, realigning Rim Drive or repositioning the tees for hole No. 1. The clubhouse and parking lot could also benefi t from the addition of curbing to create a more up-scale appearance, to better define the entry and to accommodate shade trees for parked cars. Cart storage is located under the clubhouse. The entry is conveniently located on the east side of the building but this areas tends to be somewhat busy and cluttered with parked carts, wash towels and trash cans near the clubhouse entry. Simply reorganizing the cart staging area would provide a cleaner more functional impression and would reduce safety issues by separating cart traffi c from golfer foot traffi c. Future improvements should include a parking lot expansion as well as new landscaping and a more prominent entrance at the west side of the clubhouse to create a more up-scale fi rst impression. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 8 NOVEMBER 7, 2012

11 MAINTENANCE FACILITIES The typical maintenance facility for an 18-hole golf course would generally include approximately 2,000 to 3,000 square feet of heated offi ce and shop space as well as 5,000 to 6,000 square feet of equipment and cold storage space, a chemical storage facility and exterior storage bins for topdressing mix and bunker sand. The existing maintenance facilities at Hillcrest consist of a 7,200 square foot pole barn with offi ce and shop space as well as chemical and equipment storage. The maintenance facilities appear to be somewhat undersized to accommodate basic golf course maintenance operations and equipment storage. The most immediate improvements should include construction of a dedicated was pad for equipment and insulation of the building to provide more comfortable working environment and to protect the Club s equipment investment. Future improvements should include an expansion of the existing building to accommodate all of the equipment and the addition of storage bins for topdressing sand, bunker sand and topsoil.. SAFETY The course has some fairly signifi cant safety issues which leave reason for concern. Of particular concern are: No. 1 fairway from driving range. No. 8 green from driving range. No. 7 tee from No. 18 fairway approach. No. 7 tee from No. 9 tee. No. 9 tee from No. 8 tee. No. 8 tee from No. 17 fairway. No. 5 green from No. 4 tee. Rim Drive from No. 5 tee. Rim Drive from No. 6 tee. Rim Drive from No. 10 tee. A minimum of 15 degrees or 200 feet of separation between the perceived lines of play at the landing areas should exist to insure a safe relationship between holes. At Hillcrest, some holes currently have as little as 60 feet of separation. Holes No. 7, 8, 9, 17, and 18 should be realigned or adjusted to maximize separation and improve safety and reduce the Club s liability. DRAINAGE & PONDS Drainage issues at Hillcrest Golf Club are relatively minimal with the exception of problems on holes No. 2, 7 and 14. These issues are primarily related to settling of irrigation trenches and poor surface drainage. The problem can be solved by stripping turf and regrading the affected areas to providing a minimum of 3% slope. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 9 NOVEMBER 7, 2012

12 PRACTICE FACILITIES The driving range at Hillcrest is conveniently located near the clubhouse and starting tee area. The length is adequate at over 320 yards long. The width is somewhat narrower than ideal and safety on No. 1 fairway and at the short-game facility is a concern. The range tee consists of two turf tees totaling approximately 19,000 square feet. Given the current levels of play and the lack of any other practice facilities in the area, ideally, the turf tee at Hillcrest should be 30 to 40,000 square feet. A larger tee and a new concrete tee line with mats would provide for improved turf quality and reduced pressure during outings or tournaments and while turf is dormant in the spring and fall. An improved practice facility should generate additional revenue and aid in establishing Hillcrest as a favorite among golfers. There are currently two practice putting greens both located at the Southeast corner of the clubhouse. The larger green is severely sloped and should be reconstructed to provide a better practice exp[erience. Once completed, the smaller green could be abandoned or utilized as a chipping green or a nursery green. Existing practice range & practice green.. The Club also has a short-game practice facility located at the east end of the driving range. The current facility is not conveniently located so the Club would benefi t from redesigning and relocating the driving range, practice greens and short game facility to allow the short-game area to be closer to the clubhouse and to reduce safety issues related to the driving range. Concrete tee line with mats. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 10 NOVEMBER 7, 2012

13 ENVIRONMENTAL STEWARDSHIP There are a number of improvements which would increase the sustainability of the golf course operation at Hillcrest Golf Club. One of the most noticeable and most benefi cial conservation opportunities would be to convert underutilized turf areas to low maintenance or native areas. These include areas to the left of No. 10 and the left of No. 6. Turfgrass conversion areas would utilize shorter native and non-native grasses such as fescue, Prairie Dropseed and Side Oats Grama Grass. The conversion of these native and low-maintenance areas will reduce chemical and fertilizer inputs, conserve water, reduce regular mowing and provide additional habitat for birds, rodents and insects. Also, the installation of additional irrigation heads or the changing of nozzles would conserve water by allowing the maintenance staff to control the placement irrigation water where it is specifi cally required. New irrigation heads have more uniform precipitation rates and control. Additional measures to improve environmental sustainability include the installation of an irrigation weather station to monitor and reduce water consumption, the installation of bird houses and bat houses, the supplemental use of skylights and/or solar panels for the maintenance facility and clubhouse and the use of porous paving materials in the parking lot and clubhouse area. Audubon International provides information and certification of golf courses seeking to improve environmental stewardship. Visit their website at HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 11 NOVEMBER 7, 2012

14 COST OF RENOVATION The long-range master plan indicates that, if all recommendations were implemented, the cost of a renovation could range between $ and $ million. If the Club should also chose to pursue the construction of a new maintenance facility and clubhouse improvements, the renovation project could likely increase by roughly $ to $ to between $ and $ million. For purpose of prioritizing future projects, we have categorized improvements into critical, competitive and comprehensive. Those items listed as critical are, in our opinion, those improvements which are in greatest need of being addressed and would play the most significant role in reducing or stabilizing repairs and maintenance and in increasing revenue through increased daily fee rounds. Critical 1. Reconstruct holes No. 7 and 8 to eliminate safety issue. 2. Reposition tees on hole No. 9 and 18 to eliminate safety issue. 3. Realign fairway on hole No. 17 and relocated tee on No. 8 to eliminate safety issue. 4. Remove trees and reconstruct tee on No. 7 and 8 to improve turf quality. 5. Remove trees which are jeopardizing turf quality on holes 7,8,10,12,13,17 and Remove trees which are damaging cart paths on holes 1,2,6, Replace irrigation pond liner to reduce water loss Competitive Plant new trees to buffer Geoglein Gulch Road and Rim Drive. 2. Renovate sand bunkers to reduce maintenance and improve playability and visual character. 3. Construct new forward tees on holes No. 1, 4,10 and 17 to improve playability and increase teeing area. 4. Construct new tees on No. 1,3 and 13 to improve playability and increase teeing area. 5. Reconstruct tees on No. 2,4,12,14 and 15 to improve visibility and to improve playability. 6. Reconstruct driving range tee to improve turf quality and revenue. Insulate maintenance facility to protect equipment investment. 7. Construct wash pad for maintenance equipment. 8. Construct storage bins for maintenance materials to reduce material contamination. Comprehensive (future improvements to improve experience but not necessarily increase rounds/revenue) 1. Renovate hole No. 6 and 11 to reduce safety issue and create risk reward opportunities on short par 4s. 2. Repair existing cart paths and install new cart paths. 3. Eliminate retaining walls for ease of maintenance and reduced visual clutter. 4. Reconstruct practice green(s). 5. Expand maintenance facility to accommodate equipment. 6. Complete renovation of clubhouse to improve exterior façade, front entrance and landscaping. 7. Expand parking lot. 8. Re-grass fairways with Kentucky Bluegrass to improve turf quality. 9. Re-grass collars and roughs to improve consistency around greens surrounds. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 12 NOVEMBER 7, 2012

15 PHASING & DISRUPTION TO PLAY Generally, when completing a golf course renovation project, we try to minimize disruption to play. However, when the project is extensive enough, it is often necessary and benefi cial to close all or part of the golf course to allow the contractor to quickly and effi ciently complete the work and to then open with a new and dramatic look. At Hillcrest, many of the improvements which are most critical, such as the reconstruction of tees or bunkers or the realigning of golf holes can be completed with minimal disruption to play and revenue. Most of this work can be done in the September or October so as to allow the affected areas time to mature by spring or early summer. During this time, temporary greens or tees may be required to keep the golf hole in play. Lastly, it is important to note that there are opportunities for the Club to minimize the project costs by utilizing the maintenance staff to assist the contractor during construction. Typically, this includes relocation of irrigation components, installation and maintenance of erosion control, removal and installation of sod or bunker sand and grow-in and maturation of the completed golf holes. ADDITIONAL RECOMMENDATIONS We would offer the following additional recommendations: 1. To expand green fee and season pass revenue, the Club should consider expanding its efforts to market the golf course to golfers in the surrounding communities of Farmington, Pagosa Springs, Cortez, etc. 2. The Club should invest in a computer-based point of sale system capable of booking tee times and tracking customer names, s and address information. This information is vital in being able to market the course to area golfers and increase revenue through Play-&-Stay packages and weekly tee time specials via . Each customer at Hillcrest Golf Club should be in the database. 3. The course should implement a capital improvement fund to be funded by voluntary contributions, fund raising campaigns and mandatory capital improvement assessments to season pass holders. HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 13 NOVEMBER 7, 2012

16 SUMMARY Based on our observations and review of the golf course, the primary issue facing Hillcrest Golf Cub is the impact which trees are having on playability, turf quality and cart paths. In addition, serious safety issues exist on holes 7, 8, 9, 17 and 18. A comprehensive renovation of these fi ve holes would not only reduce the Club s liability but would act to reduce ongoing maintenance and provide a more enjoyable golf experience. In addition, these changes represent an opportunity to attract new golfers by advertising the new improvements at Hillcrest to golfers from other communities and courses. Even a moderate investment directed at improving course conditioning should assist in providing increased value as compared to other areas courses. In addition, the course should benefi t from having the ability to attract an increased number of corporate outings, tournaments and fund-raising events. These issues, combined with changes to the membership structure and improvements in marketing should establish Hillcrest Golf Club as one of the best public courses in the four corners area. Kevin Norby, President Herfort Norby Golf Course Architects, LLC. Chaska, Minnesota HERFORT NORBY GOLF COURSE ARCHITECTS PAGE 14 NOVEMBER 7, 2012