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HomeMy WebLinkAboutPackets - Council Packets (492)Council Meeting Special Study Session July 12, 2017 1 2 McDonald’s Conceptual Architecture Town Council July 12, 2017 OV1700933 Thank you for allowing this case to be heard today. 3 Conceptual Architecture Review Purpose Remodel of existing restaurant Review Conceptual Architecture Remodel of existing McDonald’s 4 Magee Road Oracle Road North East corner Oracle and Magee Road Outlined in yellow Famous Sams Auto repair and Financial Services 5 Main Entry Existing Proposed This remodel will provide a contemporary design which will be accomplished by Removing the existing red roof and adding a parapet style roof Adding a prominent entry feature Adding metal window and door overhangs with contrasting elements Keeping the brick wainscoting along the lower portion of the building The entire building will be painted with a new color palette 6 Side Elevation Existing Proposed This side view shows us how the removal of the dated red roof is replaced with a parapet roof that provides the contempory clean lines while keeping a few varied wall planes. 7 Summary Zoning Code Design Standards CDRB recommends approval To summarize, the proposed architectural remodel provides a fresh new design for the Oracle and Magee area and meets the design standards defined in the code. Last night the CDRB reviewed this case and recommended approval to Town Council as presented with no conditions or changes. 8 9 Conceptual Architecture Exterior remodel of existing restaurant Paint color Roof change Entry feature Yellow accent awning Proposed remodel includes: New paint colors Change in roof style New entry feature Contrasting accent colors More detailed photos soon.. Spend time on Location Dated architecture 10 Adjacent Buildings Many of the buildings in the surrounding area were built 30 years ago as independent developments without a cohesive design. Generally in an architecture review we want to ensure the new building blends with the existing area or at least uses elements of surrounding architecture to create a cohesive design. But, In this part of Oracle and Magee, we find many building styles without a particular theme. The McDonald’s remodel……….. 11 Across the street 12 Plaza Escondido 13 14 Existing McDonald’s 292 W. Magee 15 Proposed Façade 16 Proposed Façade 17 Recent McDonald’s Remodels Benson Tucson 18 19 El Conquistador Golf & Tennis Assessment & Recommendations for the Town of Oro Valley Golf Program Council Study Session Presentation 7-12-17 20 Richard Singer National Golf Foundation Consulting Senior Director of Consulting Services Evaluation of the Operational and Economic Performance of the Town’s Public Access Golf System 21 Introduction • National Golf Foundation: > Municipal golf facility consulting > NGF Staff – Richard Singer > Not advocate for any position other than the Town of Oro Valley’s success • Why we’re here: > Evaluate operational and economic performance of golf > Strategic review of the three-course, 45-hole golf system > Document the market environment, and identify implications for future El Conquistador / Pusch Ridge golf operations > Present recommendation for the long-term potential and options to enhance economic performance of facilities 22 NGF / FRA / WLB Activities • Meetings with Town staff and golf course staff • Comprehensive facility evaluations • Two public meetings to solicit community input • Interviews of the on-site manager and golf superintendent • Interviews with resort operator • Visits to area competitive golf facilities 23 Primary Question How best to structure the golf assets so the business model and facilities begin to work for the Town and its residents? 24 Review of Facilities • Town owns and operates 45 holes of golf at El Conquistador and Pusch Ridge • Operation contracted to Troon Golf, a leading provider of golf management services • Predominance of activity and revenue at ECGT comes from members, many of whom live in the adjacent community • Total net loss on operations close to ($2.3 million) in 2016 • $2.0 million of this loss is covered by about $2.0 million collected by the Town from a dedicated ½-cent sales tax • Most municipal golf operations lose money 25 Key Findings — El Conquistador Golf & Tennis • Overall condition is good – operation is not mismanaged • ECGT is operating with a very high expense profile, over $5.1 million in 2016 for all expenses and cost of sales even after cuts in 2016 • Comparative metrics presented by NGF show ECGT has lower rounds but higher revenue than ‘standard,’ thus a higher realized revenue earned per round • Expenses are much higher than standard, especially utilities – due to high cost of water and inefficient and outdated irrigation system • F&B operation lost about ($260,000) in 2016 • Marketing affected by uncertainty of ECGT future 26 Key Findings — Pusch Ridge • Small 9-hole course presents challenges to Town • Hosted 5,900 rounds in 2016 and lost ($175,000) on operations – only a small fraction of total system loss • This course struggles for several reasons, including difficult design, lack of walkability, declining maintenance and a general lack of interest in 9-hole golf courses • Town has 3 options for Pusch Ridge: > Close the course (may lead to other expenses and problems) > Fix the course – still have most problems noted above > Change the course – provide opportunity to improve • NGF/FRA has presented a new, 12-hole par-3 option (Dirty Dozen) that can reduce maintained turf to 11.9 acres & provide upwards of 15 acres for responsible development 27 Key Findings on Market & External Factors • Overriding trends in the golf industry are not favorable for golf facility operators – will not support 45 holes of golf • Demand not in balance with supply in greater Tucson — > Expected standard is for 30,000-33,000 rounds per 18 holes > ECGT is hosting 21,000 per 18 holes • The NGF has estimated that 4,000 golfers per 18 holes within 10 miles is a measure of success — ECGT has 1,400 golfers per 18 within 10 miles • Oro Valley golf needs the support of a strong and thriving tourist economy in Tucson, but Oro Valley is less convenient • ECGT priced appropriately for services provided – it is an especially good value for membership considering the adjacent community center 28 Town Options • El Conquistador Golf & Tennis: > No Change – Losses will continue and possibly grow due to capital needs > Option A – Keep 36 holes but renovate to reduce turf and improve systems ($5.1 million investment) > Option B – Reduce to 27 holes ($4.6 million investment) > Option C – Reduce to 18 holes ($3.0 million investment) > Seek to attract a separate agreement for the F&B operation • Pusch Ridge GC: > A new program for continuing golf at Pusch Ridge ($3.1 million) > Potentially financed through resort commitments, HOA support and/or responsible repurposing of land removed from golf use 29 Summary of Town Options El Conquistador Golf & Tennis Summary of Reconfiguration Options Potential Total Total Acreage for Expected Holes Investment Alternate Use* Savings Option A 36 $5,115,775 21.2 20% Option B 27 $4,639,115 32.0* 35% Option C 18 $4,200,795 83.2* 45% Pusch Ridge 12 $3,013,120 14.9 70% *Includes only Town-owned property and does not include additional HOA-owned parcels 30 Alternate Use Considerations • Outright Closure of one or both Town golf courses > Not necessarily a cheap option > Removed parcels could be used as naturalized space, passive recreation, intensive recreation or development > New revenues from responsible development could be used to fund the renovation and upgrade program proposed for ECGT and Pusch Ridge • Repurposing portions of golf course property as a result of proposed changes in size and space of golf facilities 31 Financial Overview Summary Projections have been prepared as four ECGT scenarios: • “As-Is” – No major changes but only repairs and minor improvements — No driver to reduce expenses or produce increased rounds or revenue • Renovation resulting in 27 holes – (Option B) — Most likely result in the strongest net performance for the Town Allow ECGT to retain a strong share of members and still service a comparable amount of daily fee play • Renovation resulting in 18 holes at ECGT – (Option C) — Will likely chase away all but the most die-hard resident members with private carts, thus resulting in revenue that is much lower than the savings in maintenance expense • Retention of 36 holes – (Option A) — Provides too much golf and higher maintenance costs 32 Summary Matrix of NGF/FRA Projections 33 Forrest Richardson, asgca Golf Course Architect Forrest Richardson & Associates Reconfiguration Options for the Town’s Public Access Golf Assets (El Conquistador & Pusch Ridge) 34 Reconfiguration Objective Provide the Town with options that also address the very real issues of deferred maintenance, reducing managed turf areas and bringing in more users. Consider open space, land uses and provide long term sustainability — both environmental and financial. 35 El Conquistador Reconfiguration Options 36 El Conquistador (Existing 36-hole Facility) • Inadequate Yardage Flexibility • Aging infrastructure (irrigation, drainage, rootzone) • Deferred Maintenance (widespread) • Cañada Course Greens — Nearing lifespan • Awkward Routing (long spans between holes) • Tight Corridors • Excessive Turf Acreage (high water and delivery costs) 37 38 39 40 OPTION A — 36 Holes • Removed Acres 21.1± acres • Turf Reduction (removed holes): 11.0± acres • Turf Reduction (retained holes): 26.7± acres • Total Turf Reduction: –25.8% • Rebuilt/Resurfaced Greens • New/Added Tees • Replaced Irrigation • Renovated Bunkers • Other Improvements ________ • Probable Cost $5,115,775 41 42 43 44 45 OPTION B — 27 Holes • Removed Acres 32± acres* • Turf Reduction (removed holes): 32.8± acres • Turf Reduction (retained holes): 25.3± acres • Total Turf Reduction: –40% • Rebuilt/Resurfaced Greens • New/Added Tees • Replaced Irrigation • Renovated Bunkers • Other Improvements ________ • Probable Cost $4,639,115 *Town-owned lands 46 47 48 OPTION C — 18 Holes • Removed Acres 83.2± acres* • Turf Reduction (removed holes): 59.1± acres • Turf Reduction (retained holes): 21.6± acres • Total Turf Reduction: –55% • Rebuilt/Resurfaced Greens • New/Added Tees • Replaced Irrigation • Renovated Bunkers • Other Improvements ________ • Probable Cost $4,200,795 *Town-owned lands 49 El Conquistador Options (Comparison) Option A • Retains 36-holes • Par-71 & Par-70 Regulation • Turf Reduction at holes removed: 11.0 AC± • Turf Reduction at holes retained: 26.7 AC± • TTL Turf Area: 108.3 AC± • Turf Reduction: (–25.8%) ___________________ • Cost Est: $5.1 million • Efficiency Factor: -20% Option B • Retains 27-holes • Par-35 / 36 / 36 Regulation • Turf Reduction at holes removed: 32.8 AC± • Turf Reduction at holes retained: 25.3 AC± • TTL Turf Area: 87.9 AC± • Turf Reduction: (–40.0%) ___________________ • Cost Est: $4.6 million • Efficiency Factor: -35% Option C • Retains 18-holes • Par-72 Regulation • Turf Reduction at holes removed: 59.1 AC± • Turf Reduction at holes retained: 21.6 AC± • TTL Turf Area: 65.3 AC± • Turf Reduction: (–55.0%) ___________________ • Cost Est: $4.2 million • Efficiency Factor: -45% 50 El Conquistador — Option A & B New Par-3 (Existing Conquistador No. 5 Green) 51 Pusch Ridge Reconfiguration 52 Pusch Ridge (Existing 9-hole Facility) • Inadequate Yardage Flexibility — Not for casual golfers or beginners! • Aging infrastructure (irrigation, drainage, rootzone) • Deferred Maintenance (widespread) • Tight & Narrow Corridors — But great views! • Not Walkable / Takes Too Long / Too Difficult • Excessive Turf Acreage (high water and delivery costs) • Aging Clubhouse & Structures • Disconnected with the Resort (physically & thematically) 53 Pusch Ridge Options Option 1 Close the golf facility and determine the best use(s) for the land areas realized • Closure costs will be significant • Neighborhood opposition • Resort operation loses golf aspects on property Option 2 Refurbish the golf asset in its present format (9-holes with regulation length) • Significant renovation cost • Continued high water cost • Format is likely not sustainable • Market appeal is low Option 3 Transform the golf asset into a new and fresh format that complements El Conquistador • Costs comparable with full closure • Neighborhood buy-in • Synergy with resort 54 Pusch Ridge Transform the golf experience to integrate with the resort experience… Create strong ties between the golf course, the natural landscape and existing neighborhoods… Make the course fun, exciting and sustainable for a new generation of golfers. 55 56 “Dirty Dozen” 12-Hole Par-3 • Removed Acres 14.9± acres • Turf Reduction (removed holes): 9.1± acres • Turf Reduction (retained holes): 19.4± acres • Total Turf Reduction: –71.2% • Rebuilt/Resurfaced Greens • New/Added Tees • Replaced Irrigation • Renovated Bunkers • Other Improvements ________ • Probable Cost $3,013,120 57 Pusch Ridge — New Par-3 (Exist. No. 3 Area) 58 Preliminary Draft Presentation June 19th, 2017 Par-3 Alternative Golf Facility Examples 59 Bandon Dunes (Oregon) — 13-holes 60 Mountain Shadows (Arizona) — 18-holes 61 Monarch Dunes (California) — 12-holes 62 Links at Terranea (California) — 12-holes 63 Li’l Wick at Wickenburgh Ranch (Arizona) — 9-holes 64 Parcel Repurposing Decisions 65 Parcel Repurposing Decisions Leave as open space “naturalize” Passive Recreation Uses Development Uses Intensive Recreation Uses 66 • Parcel size (width) affects the decision Parcel Repurposing Decisions • Parcel location and terrain affects the decision • Parcel access affects the decision • Cost to repurpose is a major factor • Cost to maintain is a major factor • Long term sustainability is a major factor • Revenue generation potential needs to be a major factor 67 El Conquistador Golf & Tennis Assessment & Recommendations for the Town of Oro Valley Golf Program Council Study Session Presentation 7-12-17 68