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Home My WebLink About1992 Charles Ankrom Forecast!9-11 ourde, rcklech, Conjullunl3 &Pianner9 CHARLES F. ANKROM INC. June 4, 1992 TO: CITY OF SEBASTIAN SEBASTIAN, FLORIDA FROM: CHARLES F. ANKROM, GOLF COURSE ARCHITECT AND CONSULTANT ATTN: MR. JIM DELARME, MANAGER SEBASTIAN MUNICIPAL GOLF COURSE AND: GOVERNING OFFICIALS, CITY OF SEBASTIAN. Enclosed is our projections for construction cost to expand the existing 18 hole golf course to 36 holes or 27 holes. Documented and detailed projections are included for a new 18 hole course, and/or a new 9 hole course addition. The average cost projections forecast to develop an 18 hole regulation golf course with multiple tees is $2,899,600. The average cost projections forecast to develop a 9 hole regulation golf course with multiple tees is $1,568,800. This is about 54% of the cost of an 18 hole course (expect a range of 53% to 55%). The cost projections establish a value to budget for 1992-1993 dollars, with a modest contingency. The analysis of total cost is divided into three sections: Section A: The typical estimated cost for actual site construction by a qualified golf course contractor. Section B: All items of site engineering, permitting, topographic maps, environmental issues, and site structures. Section C: Professional fees and the Owner's grow -in phase to prepare the course for opening. These cost projections exclude items such as: 1. Clubhouse expansion. 2. Parking lot expansion. 3. Maintenance shop expansion. 4. Additional maintenance equipment. 5.'' Soft cost such as advertising and promotion, new scorecards, signage, and other professional services (structural architect, legal, consultants, bonding cost, etc). P.O. BOX 898 STUART, PL. 34095-0898 • (407) 283-1440 9 MEMBER: A.S.G.C.A. n Typical comparable cost of recent public golf course developments, or forecast for new projects in planning. A) From P.G.A. consultants files, assuming typical identical cost categories. 1. Palm Beach Gardens Municipal (18 holes, recently opened): + $3,302,232. 2. Sandridge Municipal Golf Course projections (18 holes, recently started construction): + $2,892,602. 3. Palm Beach County, Okeeheelee Park (27 holes, to be constructed): + $4,145,380, plus the fees of the Golf Course Architect, Civil Engineering, Environmental Consultants, and soil testing (at 8%, this would equal $331,630). Note: These cost may not include other soft cost such as topographic and aerial maps. B) From our files and estimates we have: 1. The Habitat, Brevard County (18 holes, opened October 1991): This was a $4,300,000 bond issue. About $2,500,000 was spent on identical categories. 2. The new Cocoa Beach Municipal Golf Course Facilities was constructed with a budget of $4,382,642. Of this amount, approximately $2,554,000 was spent on the golf course, plus some irrigation equipment cost from another budget. The improvements to the golf course included 18 new golf holes, plus the retaining of one existing nine of the original golf course for a total 27 hole facility. John Rossi of the PGA Golf Services is preparing a feasibility study which includes other cost necessary to complete your golf course expansion program. Please contact my office should there be any questions on this report, and the construction cost estimates provided. Very Truly Yours, Charles F. Ankrom President PROJECTIONS: 18 ROLE GOLF COURSE EXPANSION PROGRAM "SEBASTIAN MUNICIPAL GOLF COURSE" COST PROJECTIONS AND ESTIMATES FOR EXPANSION 18 HOLE ADDITION: REGULATION LENGTH COURSE GOLF COURSE CONSTRUCTION COST ANALYSIS Section A: 18 Hole Golf Course Construction Cost Projection, Category Analysis TtPm No_ Description 1. Mobilization: The estimated cost for contractors to mobilize staff, operators, supervisors, construction equipment, and field construction trailers. 2. Site Staking: Additional field staking to isolate clearing control dimensions, and additional stakes to establish key features positions All measurements establish from centerline survey control line. 3. Clearing: The cost projections to clear the site of all features, lakes, and including the clubhouse & maintenance shop sites. Clearing analysis projected at $500 to $700 per acre light clearing of ground vegetation, $700 to $900 per acre moderate growth, and $1,000 to $1,700 for areas of dense trees. 4. Topsoil Stockpile: This phase is to strip and temporarily stockpile quality topsoils from lake and surface excavation cuts. To be re- used after grading of artwork features. Quantities can vary from 50,000 to 60,000 cu. yds. at $.90 to $1.15 per cu. yd. Projected Range of Cost Average Cost $151000-$30,000 $22,500 71500-12,000 91500 952000-1352000 115,000 452000-69,000 55,000 Item No. Description Projected Range of Cost Average Cost 5. Construction Earthwork: The 371,200-562,500 466,800 heavy equipment excavation of earth- work and artwork shaping soils from all new designed lakes, swales, and environmental wetland features, or any sub -grade cuts. A range of 275,000 to 375,000 cu. yds. is projected to develop the tees, greens, mounds and playing features of the course. Soils will also be developed to elevate fairways in low areas, or sections of the course with high water tables. Cost may range from $1.35 to $1.50 per cu. yd. Cost to include pre -rough grade shaping. 6. Artwork Shaping: The cost for art- 957000-1252000 1102000 wort shaping of all tees, greens and fairway earthwork features by skilled and experienced operators using dozers and specialty equipment. 7. Greens Construction Specifications: 270,000-378,000 3242000 To include superior U.S.G.A. type blended topsoils, and with a minimum sub -base of tile & gravel lines, to full U.S.G.A. sub -base specifications. This category may have a range of cost options, and varies with the size of greens. Assume 6,000 sq. ft. greens average. 8. "Surface" Drainage Features: To 202000-35,000 279500 include the use of hig impact plastic catch basins, polyethylene drainage pipe, and tile & gravel turf drains. Necessary to drain all sand traps, grassy pockets or design depressions, and potential wet areas of the course. 9. Interior Culvert Pi e:An allowance 35,000-50,000 42,500 for lake interconnecting culverts, culvert cart/equipment crossings, and all interior major drainage equipment or features, including endwalls, and all outfall control structures. rIMN Item No. Description 10. Topsoiling of Features: Using top- soils previously stockpiled, and other developed topsoils, to plate all mounds, green slopes, tees and any area needing topsoils for turf - grass development. A cost range of 1.00 to 1.25 per cu. yd., including hauling and spreading. 11. Soil Amendments: An allowance for the purchase o peat and silica sand to improve teeing surfaces. The cost to include purchases, application, and blending. Note: greens topsoils amendment included in green specifications. 12. Irri ation System: The install- ation of a fully automatic irrigation system and turbine pump station. A computer operated system may run from $25,000 to $60,000 1"1) additional cost. Range of Cost 502000-752000 102000-202000 Projected Average Cost 62,500 15,000 500,000-625,000 5632000 13. Final Surface Grading & Floating: 352000-502000 402000 The use of tractor, floats, small equipment, and hand labor to smooth and level all areas in preparation for grassing. 14. Fume ation: The fumigation and 72500-102200 82800 stere ization of greens putting surfaces using Methyl Bromide. This eliminates any weed seeds, soil insects, and nematodes. 15. Grassing and Sodding: The planting 95,000-1102000 1022000 o Ti dwar Bermuda on greens, "Tifway 419" on all tees, fairways and irrigation rough, and possibly Argentine Bahiagrass in "off" areas of rough. Include sod around all trap edges and key areas subject to erosions. 16. Pre -Plant Fertilizer & Lime: 142000-202000 172000 The cost to apply a quality pre - plant (before grassing) fertilizer, and Dolomite Lime to increase low PH soils. This is a requirement to provide immediate nutrients to new roots of all sprigs & seedlings. Projected Item No. Description Range of Cost Average Cost 17. Treescape: An initial allowance to add 109000-20,000 159000 tree plantings in areas or locations where native forest trees are lack- ing. To recommend the use of native species for low maintenance and a more natural site aesthetic appear- ance. 18. Special Features: This category to 15,000-35,000 252000 include all tim er bulkhead retaining walls, timber bridges, any rock walls, or special features. Note: this category cannot be accurately forecast without a Design Master Plan. 19. Golf Cart Paths: All sites require 110,000-145,000 127,500 the installation of golf cart paths. Both asphalt and concrete are used. Current prices are more favorable for concrete, which also lasts longer and has less maintenance. 101 Assume a minimum of routing from green through the next tee, full length on Par 3's, and circulation to the clubhouse site. Assume partial length for budgets. (not full length.) 20. Construction Contingency, Section A: 1002000-150,000 125,000 An allowance to cover any unknown site construction or miscellaneous items, and cost increases not forecast. 21. Environmental Issues: The cost of any 10,000-189000 14,000 required environmental plantings or berms, or new wetland development criteria. Note: Accurate cost for this item cannot be projected until the actual design and permitting process. TOTAL COST SECTION A: Total projected average cost: $2,287,600 ENO Section B: Engineering, Architectural and Requirements, Topographic Maps, and Outfalls Structures. Item No. Description 1. Road Improvements: To include entry road cost, and required improvements to public roads. 2. Utilities: The projected cost to eve'op underground electric to the pump station, and misc. cost. 3. On-site Restrooms and Shelters: Normally 3 to 4 shelters are required, with up to 2 combination shelter/restrooms. Assume 2 shelter/restrooms at $18,000 ea. and one shelter at $12,000 ea., plus $4,000 Architects fee. Environmental Cost Items, Survey Major Drainage Criteria 4. Site Survey: The cost to survey and to site stake all property lines; property line corners; golf course fairway centerlines; tee, green and fairway target points; top of new lake banks and any initial golf course features requiring site survey. 5. Permitting Requirements: A projected category to include the processing of both engineering and environmental construction permits through local and county government, Corps of Engineers, S. Florida Water Management, and additional government agencies typical to D.E.R., D.N.R., and Fish & Wildlife. 6. Soil Borings & Soil Test: To inc ude p ysica an c emical test of available site topsoils, and any sand sub -soils. To include test borings up to +20' for cut areas of lakes to determine soil layers to be excavated and used for building of the golf course features. Range of Cost (Not Projected) 72500-12,000 +52,000 122000-152000 102000-202000 21000-42000 Projected Average Cost 10,000 52,000 13,500 15,000 3,000 Projected Item No. Description Range of Cost Average Cost 7. Topographic Maps: Each site requires an accurate topographic map to one foot contours, and fractions on high and low points, to use for design of the golf course, roads & facilities, and to use for permitting purposes. The cost shall be determined by the size of the project. Assume aerial topographic mapping and some ground shots. 8. Irri ation Wells or Water Resources: Each site requires research evaluations to determine the sources of irrigation water. Normally recharge wells are required. The size of the irrigation lake, and natural ground water recharge, will also impact recharge demand. ..X TAL COST SECTION B: Total projected average cost: 182000-25,000 212000-30,000 21,500 25,500 $140,500 oECTION C: Professional Fees and Expenses, Owners Grown -in Phase: Item No. Description 1. Golf Course Architect: The projection to retain a highly qualified Golf Course Architect, a member of the "American Society of Golf Course Architects", to develop the site "Master Plan", and to prepare the necessary construction plans and specifications. The Architect should have experience in Florida Public Golf Course development, soils and turfgrasses. The fees should also include site inspections during construction. 2. Professional Engineer: To retain a protessional civil engineer to develop all site engineering plans,. drainage criteria of storm water management, ground water & water resources, culverts, outfall structures, roads & paths, the clubhouse site plan and parking lot, lighting requirements, maintenance shop site plan, all utilities, and for processing all plans for permitting through required governmental agencies. 3. Environmental Consultant: To retain a professional environmental scientist and planner for site ecology and environmental studies, to include both plant and animal life, for all environmental designs and bidding (i.e.: wetland litteral zones, animal habitats, etc.), construction installation, to process all required environmental plans, specifications, and reports through required governmental agencies, and to serve as a consultant to the Owner, Architects and Engineers. Projected Range of Cost Average Cost 159,000-2007000 1692000 18,000-252000 7,500-121000 22,000 10,000 Item No. Description 4. Landscape Architect: The services o a landscape architect will be required for design of the landscape and tree plantings around the club- house site and parking lot, maintenance site (if required), for entry treatment and signage, any landscape lighting, all landscape irrigation requirements, and for any treescape/landscape design on the golf course (roughs and off - areas). To also process all required plans through local government permitting agencies. 5. Clubhouse & Structure Architect: Not included in this report. Any cost of this category will need to be added.) 6. Professional Expenses: To include the cost of printing of specifications, documents & blue- prints, mylars, sepias, photo reproduction, travel, L.D. calls & FAX, any separate lab cost, expenses to process all permits, and any direct reimbursable expenses of the job. 7. Grow -in Phase: This phase of work, and all cost, are to be performed by the Owner's Golf Course Maintenance Superintendent and crew. To include all watering practices to mature the hybrid bermuda sprigs, sod and seed, fertilization, chemicals to control pests and weeds, top -dressings of greens, tees, ruts and washouts, all mowing practices, supervision, labor utilities, repairs, purchase and installation of trap sand, and any item required to mature the turf for play and opening of the course, including site equipment such as flag poles, ball washers, signage, etc. DOTAL COST SECTION C: Total projected average cost: Range of Cost (Excluded) Projected Average Cost (Excluded, except for shelters 41000-7,000 52500 2401000-290,000 265,000 $471,500 PROJECTIONS: 9 HOLE GOLF COURSE EXPANSION PROGRAM "SEBASTIAN MUNICIPAL GOLF COURSE" COST PROJECTIONS AND ESTIMATES FOR EXPANSION 9 HOLE ADDITION: REGULATION LENGTH COURSE GOLF COURSE CONSTRUCTION COST ANALYSIS Section A: 9 Hole Golf Course Construction Cost Projection, Category Analysis Item No. Description 1. Mobilization: The estimated cost for contractors to mobilize staff, operators, supervisors, construction equipment, and field construction trailers. 2. Site Staking: Additional field staking to isolate clearing control dimensions, and additional stakes to establish key features positions All measurements establish from centerline survey control line. 3. Clear in : The cost projections to clear t e site of all features, lakes, and including the clubhouse & maintenance shop sites. Clearing analysis projected at $500 to $700 per acre light clearing of ground vegetation, $700 to $900 per acre moderate growth, and $1,000 to $1,700 for areas of dense trees. 4. Topsoil Stockpile: This phase is to strip and temporarily stockpile quality topsoils from lake and surface excavation cuts. To be re- used after grading of artwork features. Quantities can vary from 25,000 to 30,000 cu. yds. at $.90 to $1.15 per cu. yd. Projected Range of Cost Average Cost $152000-$202000 $17,500 52000-82000 502000-65,000 22,500-342500 6,500 57,500 27,500 Item No. Description 5. Construction Earthwork: The heavy equipment excavation of earth- work and artwork shaping soils from all new designed lakes, swales, and environmental wetland features, or any sub -grade cuts. A range of 148,000 to 178,000 cu. yds. is projected to develop the tees, greens, mounds and playing features of the course. Soils will also be developed to elevate fairways in low areas, or sections of the course with high water tables. Cost may range from $1.35 to $1.50 per cu. yd. Cost to include pre -rough grade shaping. Projected Range of Cost Average Cost 200,000-2662800 2332400 6. Artwork Sha in The cost for art- 50,000-65,000 57,250 work s aping o all tees, greens and fairway earthwork features by skilled and experienced operators using ,,MkN dozers and specialty equipment. 7. Greens Construction Specifications: To include superior U.S.G.A. type blended topsoils, and with a minimum sub -base of tile & gravel lines, to full U.S.G.A. sub -base specifications. This category may have a range of cost options, and varies with the size of greens. Assume 6,000 sq. ft. greens average. 8. "Surface" Drainage Features: To include the use ot high impact plastic catch basins, polyethylene drainage pipe, and tile & gravel turf drains. Necessary to drain all sand traps, grassy pockets or design depressions, and potential wet areas of the course. 9. Interior Culvert Pipe:An allowance for lake interconnecting culverts, culvert cart/equipment crossings, and all interior major drainage equipment or features, including endwalls, and all outfall control structures. 135,000-189,000 1622000 121000-172400 202000-25,000 14,700 22,500 Projected Item No. Description Range of Cost Average Cost 10. Topsoiling of Features: Using top- 25,000-37,500 31,250 soils previously stockpiled, and other developed topsoils, to plate all mounds, green slopes, tees and any area needing topsoils for turf - grass development. A cost range of 1.00 to 1.25 per cu. yd., including hauling and spreading. 11. Soil Amendments: An allowance for 62000-92000 71500 t e purchase of peat and silica sand to improve teeing surfaces. The cost to include purchases, application, and blending. Note: greens topsoils amendment included in green specifications. 12. Irrigation System: The install- 2552000-335,000 295,000 ation of a fully automatic irrigation system and turbine pump station. A computer operated system may run from $20,000 to $40,000 additional cost. 13. Final Surface Grading & Floating: 20,000-252000 222500 The use o tractor, floats, small equipment, and hand labor to smooth and level all areas in preparation for grassing. 14. Fumi ation: The fumigation and 4,000-42800 41400 stern ization of greens putting surfaces using Methyl Bromide. This eliminates any weed seeds, soil insects, and nematodes. 15. Grassing and Sodding: The planting 50,000-60,000 55,000 oT_`Titdwar7 Bermuda on greens, "Tifway 419" on all tees, fairways and irrigation rough, and possibly Argentine Bahiagrass in "off" areas of rough. Include sod around all trap edges and key areas subject to erosions. 16. Pre -Plant Fertilizer & Lime: 72000-10,000 81500 The cost to apply a quality pre - plant (before grassing) fertilizer, and Dolomite Lime to increase low PH soils. This is a requirement to provide immediate nutrients to new roots of all sprigs & seedlings. Item No. Description Projected Range of Cost Average Cost 17. Treescape: An initial allowance to add 51000-10,000 72500 tree plantings in areas or locations where native forest trees are lack- ing. To recommend the use of native species for low maintenance and a more natural site aesthetic appear- ance. 18. Special Features: This category to 15,000-20,000 17,500 include all timber bulkhead retaining walls, timber bridges, any rock walls, or special features. Note: this category cannot be accurately forecast without a Design Master Plan. 19. Golf Cart Paths: All sites require 552000-72,600 63,800 the installation of golf cart paths. Both asphalt and concrete are used. Current prices are more favorable for concrete, which also lasts longer and has less maintenance. Assume a minimum of routing from green through the next tee, full length on Par 3's, and circulation to the clubhouse site. Assume partial length for budgets. (not full length.) 20. Construction Contingency, Section A: 802000-1007000 902000 An allowance to cover any unknown site construction or miscellaneous items, and cost increases not forecast. 21. Environmental Issues: The cost of any 51000-92000 71000 required environmental plantings or berms, or new wetland development criteria. Note: Accurate cost for this item cannot be projected until the actual design and permitting process. TOTAL COST SECTION A: Total projected average cost: $1,2089800 Section B: Engineering, Architectural and Environmental Cost Items, Survey Requirements, Topographic Maps, Major Drainage Criteria and Outfalls Structures. Projected Item No. Description Range of Cost Average Cost GO 1. Road Improvements: To include entry road cost, and required improvements to public roads. 2. Utilities: The projected cost to deve op underground electric to the pump station, and misc. cost. 3. On-site Restrooms and Shelters: Normally 2 shelters are required, with up to 1 combination shelter/restrooms. Assume 2 shelter/restrooms at $18,000 ea. and one shelter at $12,000 ea., plus $3,500 Architects fee. 4. Site Survey: The cost to survey and to site stake all property lines; property line corners; golf course fairway centerlines; tee, green and fairway target points; top of new lake banks and any initial golf course features requiring site survey. 5. Permitting Requirements: A projected category to include the processing of both engineering and environmental construction permits through local and county government, Corps of Engineers, S. Florida Water Management, and additional government agencies typical to D.E.R., D.N.R., and Fish & Wildlife. 6. Soil Borings & Soil Test: To include physical and chemical test of available site topsoils, and any sand sub -soils. To include test borings up to +20' for cut areas of lakes to determine soil layers to be excavated and used for building of the golf course features. (Not Projected) 69000-102000 +33,500 69000-71500 92000-152000 12500-32000 33,500 6,750 12,000 2,250 Item No. Description 7. Topographic Maps: Each site requires an accurate topographic map to one foot contours, and fractions on high and low points, to use for design of the golf course, roads & facilities, and to use for permitting purposes. The cost shall be determined by the size of the project. Assume aerial topographic mapping and some ground shots. 8. Irrigation Wells or Water Resources: Each site requires research evaluations to determine the sources of irrigation water. Normally recharge wells are required. The size of the irrigation lake, and natural ground water recharge, will also impact recharge demand. ,,,DOTAL COST SECTION B Total projected average cost: Range of Cost 122000-18,000 159000-252000 Projected Average Cost 15,000 20,000 $97,500 .,ECTION C: Professional Fees and Expenses, Owners Grown -in Phase: Item No. Description 1. Golf Course Architect: The projection to retain a highly qualified Golf Course Architect, a member of the "American Society of Golf Course Architects", to develop the site "Master Plan", and to prepare the necessary construction plans and specifications. The Architect should have experience in Florida Public Golf Course development, soils and turfgrasses. The fees should also include site inspections during construction. 2. Professional Engineer: To retain a proYeTs-11-onal civil engineer to develop all site engineering plans,. drainage criteria of storm water management, ground water & water resources, culverts, outfall structures, roads & paths, the clubhouse site plan and parking lot, lighting requirements, maintenance shop site plan, all utilities, and for processing all plans for permitting through required governmental agencies. 3. Environmental Consultant: To retain a professional environmental scientist and planner for site ecology and environmental studies, to include both plant and animal life, for all environmental designs and bidding (i.e.: wetland litteral zones, animal habitats, etc.), construction installation, to process all required environmental plans, specifications, and reports through required governmental agencies, and to serve as a consultant to the Owner, Architects and Engineers. Projected Range of Cost Average Cost 852000-1057000 95,000 112000-202000 67000-102000 15,500 M Projected Item No. Description Range of Cost Average Cost 4. Landscape Architect: The services o a landscape architect will be required for design of the landscape and tree plantings around the club- house site and parking lot, maintenance site (if required), for entry treatment and signage, any landscape lighting, all landscape irrigation requirements, and for any treescape/landscape design on the golf course (roughs and off - areas). To also process all required plans through local government permitting agencies. 5. Clubhouse & Structure Architect: Not included in this report. Any cost of this category will need to be added.) 6. Professional Expenses: To include /001� the cost of printing of specifications, documents & blue- prints, mylars, sepias, photo reproduction, travel, L.D. calls & FAX, any separate lab cost, expenses to process all permits, and any direct reimbursable expenses of the job. 7. Grow -in Phase: This phase of work, and all cost, are to be performed by the Owner's Golf Course Maintenance Superintendent and crew. To Inc ude all watering practices to mature the hybrid bermuda sprigs, sod and seed, fertilization, chemicals to control pests and weeds, top -dressings of greens, tees, ruts and washouts, all mowing practices, supervision, labor utilities, repairs, purchase and installation of trap sand, and any item required to mature the turf for play and opening of the course, including site equipment such as flag poles, ball washers, signage, etc. /"TOTAL COST SECTION C: (Excluded) (Excluded, except for shelter: 31000-51000 42000 1302000-1502000 1402000 Total projected average cost: $262,500