Golf Course Task Force Final Report & Recommendations to the HPCA Board December 2016 HPCA LONG RANGE PLANNING COMMITTEE REPORT
HPCA LONG RANGE PLANNING COMMITTEE GOLF COURSE TASK FORCE Statement of Purpose Context: HPCA's golf course serves as the Association's cornerstone amenity and is enjoyed by HP residents in a number of ways. Expressed opinions and recommendations by members for correcting and maintaining the year-round condition of the golf course range from applying minor alterations to a complete overhaul of fairway, rough, tee, bunker and other green spaces. This Task Force will comprehensively explore the question from all practical perspectives and identify strategies for HPCA to effectively establish and maintain a golf course which aligns with the Association's financial ability and the expectations of HPCA Membership. As the golf course represents one of the most significant short- and long-term investments for the Association, the HPCA Board has asked the LRPC to explore the question and return recommendations for consideration and action. Objectives: 1. Identify tangible needs of HPCA as it relates to establishing and maintaining the golf course and the factors which impact those needs 2. Explore the options and changes which would accommodate those tangible needs 3. Understand the financial, physical and cultural factors that could/would be impacted by all proposed changes 4. Advance recommendations to the Board which outline all proposed options, identifying: impact, risk, short-term and long-term investment, practicality, funding options, ancillary impact, contribution, etc for each recommendation 5. Delineate Want from Need Deliverables: The Golf Course Task Force will submit a comprehensive written report to the HPCA Board of Directors and may provide a formal presentation of the report's contents and recommendations to Membership at an open meeting if requested to do so. Schedule: The frequency of meetings, along with the date of delivery, has been established by the Task Force. Meetings are held monthly and HPCA residents are encouraged to attend and actively participate in Task Force discussions. In addition to posting the meeting dates and times online and within the HP newsletter, a large 36"x24" color poster was placed on an easel inside the lobby of the clubhouse beginning in August 2016 to help connect residents to the process and encourage resident participation. Included on the poster were 2016 meeting dates, times and locations for each meeting. Page 1
GOLF COURSE TASK FORCE REVIEW PROCESS & GROUP DISCUSSION Golf serves as the Association's flagship amenity and is integral to the community. The Golf Course Task Force quickly validated the need for a vibrant golf experience at Heritage Pines and at no time questioned the necessity for the golf course itself - discussion centered on the need for improvement, revised/ continual maintenance programs and the impact that those factors would place on Association resources. The HPCA golf course is financially supported by both golfer and non-golfer stakeholders, each appreciating the golf course from their own unique perspective. It is estimated at 15%-20% of the households participate in golf activities on a somewhat regular basis; with 80%-85% enjoying the course from their own unique perspective, and do not use this amenity on any frequent basis. The Task Force has attempted to identify the type of golf course "needed" by both individual groups as: Golfer * denotes highest value 1. Attractive 2. Playable 3. Middle of the road difficulty 4. Affordable* 5. Ability to schedule a tee time 6. A course with fees comparable with surrounding clubs* 7. A course that pays for itself* Non-Golfer * denotes highest value 1. The course looks nice 2. Visible from community roads 3. Well maintained 4. Draws players* 5. Serves as HPs green belt 6. Provides flood control 7. Serves as a habitat for wildlife For purposes of Task Force discussion where a uniform definition was needed, the group defined Need and Want as follows: Need: Something core to the survival of the organization; or something which could impair the organization's ability to deliver a service. Page 2
Want: An improvement, accentuation, or change from the current state to some future state; not critical to the business operation, yet still a desired feature. While the Task Force identified what we referred to as "high wants", the Task Force - including meeting participants - were unable to identify any tangible needs which needed to be addressed. Group discussion of "High wants" included the following items: As related to hole #5: 1. Placing a new bulkhead at the leading edge of pond #2 to discourage players from attempting to retrieve water balls, whereby avoiding potential injury. 2. Removing the bulkhead in front of the #5 green and re-contouring that area with an upward slope to provide an element of roll-up towards the green. - or - 3. Repositioning the #5 green in front of pond #2 and change the hole to par 3 to decrease difficulty for some older players. As related to Course Beautification: 1. To improve the overall appearance of the course, the planting of seasonal flowers and flowering shrubs, bushes etc. by tee boxes would add some color to the course. 2. Planting of additional palm trees or pine trees would could also enhance the course. - Some discussion regarding the replacement of bunker sand and the reduced presence of signage around the golf course were also discussed. As related to overall course condition: Since separating Committee influence over staff function, the Task Force has noted significant improvement of overall course conditions. HOLE #5 1. The Task Force supports ongoing efforts by the golf staff to further maintain the health of the course through effective feeding and weeding protocols to help ensure year round quality of turf grasses. 2. The decision by management not to over-seed the golf course is supported by the group. Page 3
As related to the Rough: Task Force members believe the grasses within the rough areas have been kept too long and adversely effects the rate of play. The Task Force supports the action by the Golf Course Staff to resolve the issue by reducing the mowing height in rough areas. When discussing the potential changes noted above against any future financial investment made by HPCA Members, the group focused conversations on the amount of impact made in relationship to the amount of time, investment and on-going resources need to support that change. Essentially, the bangfor-the-buck ratio needed to very high for the group to consider an alteration to be a sound investment. GOLF COURSE TASK FORCE OUTCOMES & RECOMMENDATIONS FROM DISCUSSIONS Hole #5: Excessive risk associated with adding or removing pond bulkheads eliminated this option from consideration. The liner placed inside of pond #2 cannot be damaged in any way and still be expected to perform its function of water containment. Liner replacement, if damaged, is very expensive. The group does not believe that the value added by this alteration to hole #5 would produce measurable benefit and does not recommend any action on this discussion point. Repositioning of the #5 green on the tee side of pond #2; and re-designating the hole as a par 3 would alter the playability of hole #5; and present a rough estimate of $45k- $60k for proper green relocation. The group does not recommend any action on this discussion point. Course Beautification: The Task Force supports the addition of adding flowering shrubs, plants and bushes; palm trees and pine trees located in high visibility areas as long as these locations are either currently, or can be accommodated by current irrigation and maintenance efforts. The group recommends taking action on this discussion point as a way of adding color over the course over the next 1-3 years with funds located within reserves. Regular bunker maintenance should continue as scheduled by the golf course staff, and within the annual operation budget to include bunker edging/shaping, along with sand rejuvenation. Overall Course Condition: The group supports the current recovery efforts of staff and encourages continued improvement of overall Course conditions. The group recommends taking action on this item by further reinforcing efforts of material application including fertilizer, weed killers and pest control products. Costs for this effort should be assumed within the annual operational budget. Page 4
The Rough: The Task Force believe that grasses within the rough areas have been kept too long and adversely effects the rate of play. The Task Force supports the action by the Golf Staff to resolve the issue by mowing rough areas shorter. No further action is required on this discussion point. The Task Force recognizes the future possibility of a more comprehensive course renovation, but does not believe that now is the time to do so. Work to recondition, re-establish or renovate areas including tee boxes and greens should be addressed on an as-needed basis by HPCA staff and Management as part of on-going routine maintenance. The Task Force supports the Boards decision to begin building future funding resources which will support future development of Association amenities. Financial Considerations The Task Force discussed various options for supporting any Task Force recommendation. The various funding sources identified included: 1. Being funded through the HPCA annual budget 2. Being funded through the Association's reserves 3. Being funded through a bank loan 4. Being funded through an HPCA special assessment 5. Being funded through some combination of these funding sources 6. Not pursued at all Securing the Association's financial position - now and into the future - was a focus of the Task Force. The group believes that less invasive, but highly effective responses to current course conditions is the most effective strategy to ensure year-round quality of the golf course without compromising the financial position of HPCA. GOLF COURSE TASK FORCE SUMMARY Summary of Risk: The Golf Course Task Force believes that the recommendations contained within this report will minimize risk and accentuate benefit in the following ways: 1. Allows HPCA to make effective use of Association funds without depleting or compromising its financial position; and establishes a golf course which is financially manageable using appropriate levels of Association resources. 2. Suggests high impact, low cost solutions which improves the appearance, functionality and integrity of the golf course. 3. Does not alter the configuration or playability of the course itself. 4. Establishes a course which is sustainable by our HPCA golf course team. Page 5
Summary of Recommendations: Course Beautification: The Task Force supports the addition of adding flowering shrubs, plants and bushes; palm trees and pine trees located in high visibility areas as long as these locations are either currently, or can be accommodated by current irrigation and maintenance efforts. The group recommends action on this discussion point. Regular bunker maintenance should continue as scheduled by the golf course staff, and within the annual operation budget to include bunker edging/shaping, along with sand rejuvenation. Overall Course Condition: The group supports the current recovery efforts of staff and encourages continued improvement of overall Course conditions. The group recommends taking action on this action by further reinforcing efforts of appropriate material applications including fertilizer, weed killers and pest control products. Costs for this effort should be assumed within the annual operating budget. Submitted for consideration by the HPCA Board of Directors by the HPCA Long Range Planning Committee's Golf Course Task Force. LRPC Members: Mark John, Chair Ron Fuller, Vice Chair Tony Picardi, Secretary Linda Myers Meg Amelia Charlie Matella Carolyn Dillard Task Force Members: Edie Godleski Jeff Edwards Lou Zone Stan Ely Additional Participants: The Golf Course Task Force openly solicited involvement by TF meeting attendees to help ensure the validity and perspective of our conversations. Dozens of attendees actively participated in these important discussions and lent balance to the conversation. Page 6