Flatirons Golf Course Facility Design

The construction permit for the existing building has been approved. Staff and consultants are addressing the final permit comments on the new building.

Deconstruction of the snack shack is anticipated to begin in March with anticipation of a final building permit in May.

The construction team is procuring long lead time items that will not be affected by any of the permit comments being addressed.

The Flatirons Golf Course Facility is currently under a construction contract with White Construction Group. The construction contract includes the new building, the parking lot and entry drive replacement with the addition of vegetation islands, a rain garden, EV charging stations, and renovations to the existing Pro Shop including roofing, window, and doors.

Construction is anticipated to begin in Spring 2023, pending construction permit approval. The construction documents are currently in a permit review process. Upon final approval of the construction permit, a start date will be confirmed.

Image

The construction of the new building will take 9-12 months, with existing building renovations to be completed towards the end of the project in the lowest part of the golf season (January – February 2024).

Staff and consultants met in December for a final review of the project's costs, alternates, and exceptions. Once the final review is complete, staff will submit the final contract for attorney review and signature.

In addition, a revision for the building permit has been submitted to address comments provided by Planning and Development Services. The building permit and final contract completion are necessary for an anticipated ground-breaking this spring.

The project has been battling unprecedented cost escalation and instability in product cost and scheduling;. The construction start date has been revised to Spring 2023 to allow for adaptation to labor shortages, cost escalation and delayed permitting. The revised construction schedule will allow for better coordination, longer lead times for critical materials, and lower bids from sub-consultants. Staff and consultants are continuing to revise and research any cost-saving measures to include in the next round of permitting submittals.

The Flatirons Golf Course Facility design is currently in the permitting process. BPR staff received notice that the current high volume of incoming permits and the available resources of Planning and Development Services Department staff to complete reviews have resulted in delays. hey are currently running approximately 3-5 weeks after the anticipated response date.

Delays in response, unprecedented cost escalations, and labor shortages in the construction industry have caused staff, consultants, and contractors to consider a later start date for this project.

We're evaluating a possible early Spring 2023 start on the new building.

Staff will continue to provide updates as more information becomes available.

As noted in the April 25, 2022 Parks Recreation Advisory Board memo (starting on page 15), the architect and construction team have refined the construction documents to include the value engineered features that were selected to reduce the project cost.

An increased budget to help offset the unprecedented inflation the industry is experiencing was approved by City Council in the Adjustment to Base on May 17.

Preliminary work on the project began in 2019 with the first community engagement meeting in June 2020. This is a common timeframe from the beginning of a concept plan discussion through construction of a new facility.

While the construction documents are under review for permitting, our marketing team is making plans to ensure the community is aware and excited about the upcoming facility and the community benefit that is part of the project.

As a key to success, staff wants to reinvigorate excitement for the project and show the community how their voice will be realized.

The consultant is currently working on new visuals to help tell the story.

The Flatirons Golf Course Facility project team has received conditional approval on the technical documents and is currently preparing to submit permit applications for the project. The project has been delayed a few months from the original projection but is still anticipated to begin construction in 2022.

As noted in the February update, construction labor and materials have been escalating with a high level of volatility in pricing. In effort to offset some of the escalating costs, the team has been working through a value engineering (VE) exercise. The VE process was difficult as cost and resilience had already been considered in the project conversation.

The building was designed to use the space as efficiently as possible with durable, low-maintenance materials. VE was an especially difficult process since cost had been a priority throughout the design development, so further reductions required careful evaluation. The team wanted to ensure that the VE exercise was not replacing durable materials with those that would need more regular maintenance, which would cost the same throughout the lifecycle but would shift the burden to operations. They were also challenged with finding cost savings that would not drastically affect the user experience or defer maintenance. The staff, architect consultant, and construction contractor team reduced the most recent estimate by replacing or reducing materials and using alternate construction methods.

The golf course design in currently in the final corrections stage of the Technical Document submittals to the Planning and Development Services Department. Once that process approval is complete, the project can be submitted for building permits. In conjunction with the Technical Document submittals, the construction contractor has been requesting and reviewing bids for materials and sub-contractors to provide BPR with the most accurate overall project estimate possible.

Staff are working closely with the architect consultant and the construction contractor to review updated estimates and work through value engineering options to align the project cost with the budget. Over the last twelve months, costs increased 21.5% nationally and 22.4% in Denver. Staff is evaluating the potential reductions in material and scope to offset the rising building costs. The design integrity and needs of the community are being considered alongside the financial and sustainability considerations.

The staff team and consultants are in the design development phase of this project. At this phase in the project, staff will share details as they are refined to keep our community informed and excited about this project. Please keep in mind that modifications and improvements will continue to be made throughout the design development. Some details may change as the project progresses.

This month’s update highlights access and circulation. The approved concept plan shows a sidewalk extending along the driveway to Arapahoe Avenue. Many installation options and alignments were reviewed. The feasibility analysis resulted in a priority to protect the large significant trees lining the driveway during this phase of construction. The sidewalk alignment will remain on the concept plan for consideration in phase 2 or when broader access improvements on the south side of Arapahoe Avenue are considered feasible.

The parking lot improvements will include:

• vegetation islands
• standard and compact car parking spaces to match current code requirements
• electric vehicle parking spaces
  • 2 spaces with installed charging station
  • 2 spaces with wiring and junction box, ready for station installation
  • 12 spaces planned with conduit, ready to wire and install
• bike parking spaces
  • 8 u-rack spaces
  • 4 enclosed bike locker spaces
• wider pedestrian walkway though center of parking lot
• drop-off area

Access and Circulation Map (Enlarge image)

More details can be found in the PRAB Consent Memo from June 2021

The Flatirons Golf Course Facility Concept Planning wrapped up at the end of 2020. Staff continues to work with the local architect, ZDesign Group, on the next phase of Design Development. The previous phase (Concept Planning) documentation, including community engagement summaries, will remain on project web page throughout the duration of the project. Construction is anticipated in 2022; however, staff has committed to keeping the community informed about the project as it develops through Design Development and Construction Documents, to ensure the continued excitement and support of the project.

This month staff is highlighting the building materials, elevations, and the floor plan. The design development phase heavily relies on the community engagement from the previous phase and the expertise of the consultants, as we move into more technical details.

In addition to the physical building, staff is in the process of developing a business plan that will help guide the search for a food and beverage partner for this site. It is important that guidelines are set to provide a high level of service to the golf course, ensure a rich community experience, and support a mutually beneficial long-term partnership.

Looking forward, the next highlights will include more detail about parking, sidewalk access, and circulation between the buildings. Examples of what the engineers are currently working on include flood requirements, tree protection, energy needs, and electric vehicle (EV) station locations. Consideration for the future is being considered in features like additional conduit (or sleeves) that would allow for future expansion of EV stations.

Image

Image

Image

Image

Flatirons Golf Course Design Floor Plan Draft

Image

Flatirons Golf Course Design Materials Draft

In addition to the physical building, staff is in the process of developing a business plan that will help guide the search for a food and beverage partner for this site. It is important that guidelines are set to provide a high level of service to the golf course, ensure a rich community experience, and support a mutually beneficial long-term partnership.

Looking forward, the next highlights will include more detail about parking, sidewalk access, and circulation between the buildings. Examples of what the engineers are currently working on include flood requirements, tree protection, energy needs, and electric vehicle (EV) station locations. Consideration for the future is being considered in features like additional conduit (or sleeves) that would allow for future expansion of EV stations.

Staff is wrapping up the final stages of a contract extension with Z Design Group who was the architecture consultant working with the department through the development and approval of the concept plans. The contract extension will include further development of those plans though final construction documents, permitting and construction bidding.

The Parks and Recreation Advisory Board reiterated their support of this project and unanimously approved the Flatirons Golf Course Facility concept plans.

The project process through October of 2020 was concept planning only. Once concept plans are approved by the Parks and Recreation Advisory Board (PRAB) and City Council approves of the 2021-2026 Capital Improvement Program, the approved plan will move into the next phases outlined in the Design Standards Manual, which are: Design Development, Construction Documents, and Bidding and Construction with anticipated completion in 2022.

Planning Process Goals

1. The priority of the facility is to provide a functional yet aesthetic facility to the golf course to support the current programs and needs.
2. The facility will serve the golf operations through community-oriented design, flexible, multi-functional spaces, and perhaps complementing existing facilities.
3. The facility might be a replacement for the existing buildings on site or complement the existing buildings.
4. Deliver a well thought out and functional operations center that will reach new markets, increase revenue flow and create a positive image.
5. Provide conceptual designs that consider and incorporate all relevant City of Boulder Revised Code requirements including the most recently adopted Energy Conservation Code and, where possible, incorporate aspirational goals for energy efficiency and environmental sustainability.

Concept Planning Process

The Concept Planning will occur in three phases.

PHASE 1: Research and Scope Development (Jan. – Feb. 2020)
This phase is focused on gathering background information, assessing existing conditions, and developing the goals and objectives for the project.

PHASE 2: Alternative Concept Plans Development and Review (Feb. - Aug. 2020)
In this phase, the background information, goals and objectives will shape the draft alternatives for the concept plans. Staff and consultants will be seeking input from operation staff, boards, stakeholders and the community on the alternatives and ideas

PHASE 3: Preferred Concept Plan Development and Review (Aug. – Oct. 2020)
This phase is focused on developing a preferred hybrid concept plan considering community feedback in addition to existing limitations and regulations required for renovation.

Approved Concept Plans : Flatirons Golf Course Facility Design - Preferred Concept Plan Presentation

Second Round of Engagement is Complete

The engagement summary for the round 2 shows an overall interest and approval of the concept designs. Questions, comments and concerns were addressed and incorporated into the plan where feasible. The full list of comments are available on the project web page. The second round of comments did not result in any design changes to the concept plans.

Engagement Summaries for Round 2
Engagement Summary 2

Concept Plan Presentation Reviewed for Round 2 of Community Engagement
Flatirons Golf Course Facility Design - Preferred Concept Plan Presentation

Click the image below to view the full timeline:

Next Steps

The project process through October of 2020 is concept planning only. If the concept plans are approved by the Parks and Recreation Advisory Board (PRAB) and with City Council approval of the 2021 CIP, the proposed plan will move into the next phases outlined in the Design Standards Manual, which are: Design Development, Construction Documents, and Bidding and Construction with anticipated completion in 2022.

September PRAB Meeting - Discussion Item
The Flatirons Golf Course Facility Design is on the agenda as a discussion item. Staff and consultants will provide a presentation of the project with time allotted for discussion. The memo to PRAB can be read in advance. Flatirons Golf Course Facility Design - Discussion Item Memo

Wednesday, September 30, 2020
6 p.m.
In light of the COVID-19 pandemic and restrictions on group meetings, the next Parks and Recreation Advisory Board (PRAB) meeting will be held online. The following link will be updated 24 hours before the meeting: Join the virtual meeting now.

To sign up for public participation at the upcoming PRAB meeting, please email PRABadmin@bouldercolorado.gov or call 303-413-7223 before the meeting.

October PRAB Meeting - Action Item
The Flatirons Golf Course Facility Design is on the agenda as an action item. Staff and consultants will provide a brief presentation of the project to address any items that required attention from the previous discussion item and request a vote to approve the concept plans. The memo to PRAB can be read on the Wednesday prior to the meeting.

Monday, October 26, 2020
6 p.m.
In light of the COVID-19 pandemic and restrictions on group meetings, the next Parks and Recreation Advisory Board (PRAB) meeting will be held online.

First Round of Engagement is Complete

The first round of community engagement was completed in two rounds (1a and 1b) throughout July. Staff used multiple methods to reach the community for feedback on the project. The surveys have been closed to allow staff to evaluate and summarize.

Community Engagement Round 1a (July 6 – July 13, 2020) focused on current patrons of the course with information posted online and at the golf course, including two sessions with planning staff available onsite to answer any questions. The general community was welcomed to review all the information, take a short questionnaire and leave comments online.

In addition to the information previously shared in round 1a, round 1b (July 22-31, 2020) included a refined questionnaire focusing on extensive community-wide outreach and was more detailed in its questions regarding style, function and atmosphere for the new facility. This engagement period included a high level of social media outreach in effort to reach as many community members as possible.

Engagement Summaries for Round 1
Engagement Summary 1a
Engagement Summary 1b

Second Round of Engagement is Open

Staff and consultants have worked together to refine the concept plans based on institutional knowledge, technical information, community engagement and feedback from the Parks and Recreation Advisory Board. The following presentation was developed to share with the community for a final round of community engagement.

Concept Plan Presentation for Community Review
Flatirons Golf Course Facility Design - Preferred Concept Plan Presentation

In-person Review and Feedback Opportunity
Staff will be onsite at the golf course to review the information in the presentation above and to answer any questions.

Flatirons Golf Course
Saturday, September 12
9 to 11 a.m.
(just outside the snack shop)

Feel free to visit us outside, in front of the snack shop. Staff will be masked and socially distanced for an open house style meeting, so please be patient if there are multiple community members waiting to talk. The information onsite is the same information provided above.

Online Feedback Opportunity
We want your feedback in the most convenient and safe way possible. Please review the information and provide your thoughts in-person or in the form below. Feedback will be collected until Sept. 15. At that time staff will review and summarize the feedback to influence the project.

Next Steps

Staff will summarize the community feedback for a presentation to PRAB as a discussion item on September 30. The community is always welcome to attend and provide comment at the monthly PRAB meetings.

You may have heard that we had planned to provide the newest concept designs today - unfortunately, due to time constraints relating to the furlough day scheduled for tomorrow, September 4, we will have to push it back to Tuesday, September 8. We sincerely apologize for the delay, but look forward to hearing your opinions on Tuesday.

Staff and the consultant team are reviewing the feedback from the second survey (round 1b) and are using it to refine the preferred concept design that will be presented in Round 2 of engagement in September. In addition, sustainability options are being explored to ensure the new facility is as sustainable as possible.

The proposed timeline for the project has been adjusted slightly to allow for more thorough feedback from the community: Phase 3 of the Concept Planning Stage is expected to extend through the end of October, rather than September.

To read a more thorough description of the project update, please see the summary provided in the August 24 Consent Agenda for the Parks and Recreation Advisory Board (PRAB).

The engagement summary for Round 1b is available online here.

Next Steps

• The third survey, focusing on finalizing the new concept plan, will be ready for input in early September.
• PRAB will review the preferred concept plan for approval in October.

The engagement summary for the first round of engagement (from July 6-13) is now available! This first activity has given staff a general idea of community preferences for style and atmosphere, and was used to create the next survey.

• Engagement summary for Round 1

Take Survey #2!

The second survey asks for more detail regarding architectural styles for the new facility, as well as explores possible new uses such as event space, a restaurant/bar, and more. Please go check out the survey and let us know what you think!

After the first round of surveys, staff has more questions for you! Keep an eye out for the survey link when it becomes available tomorrow! This survey will be available from July 22-31 and will ask more detailed questions about architectural styles and use for the new facility.

Community Feedback

Staff is requesting feedback on the DRAFT Concept Plans for the Flatirons Golf Facility Design. The first round of community engagement will be open from July 6 – July 13. All content and feedback opportunities will be available online. Comments and questions from the community will be shared online and used to make revisions to the DRAFT Concept Plan.

The information boards, including the DRAFT Concept Plans, are available below with an online survey at the end to submit your comments for consideration along with feedback from all other methods provided.   Please leave your comments by July 13, 2020 to be considered in the initial project feedback. Leaving a comment will automatically add you to the e-mail list for updates and notifications about the project.

• Flatirons Golf Course Facility Design

More ways to participate

The traditional methods of community engagement, such as a public meeting, have been revised to provide an online equivalent. Staff realizes that it is a new way of requesting the feedback. In effort to make information easily available and feedback easy to share, staff has provided some additional opportunities.

• Information boards will be onsite at the golf course from July 6 - 13 along with comment cards. This will allow golfers with reservations to stop in before or after their round to share their thoughts.
• Project Planning Staff and Consultants will be at the golf course at two designated times to discuss the project and answer any questions. Please feel free to visit the table outside of the Pro Shop during the times listed below. We ask that you follow public health guidelines if you choose to visit us onsite.

Planning and Design Staff Onsite Times

July 6: 4 to 6 p.m.

July 7: 10 a.m. to noon

• Stay tuned for a video to support the information boards. The video will be posted by July 9, including common questions or comments from the onsite visits can be addressed.
• Staff is also available by phone or e-mail to answer any questions or document your comments. COVID-19 has changed the way community engagement is conducted; however, staff is committed to providing the same level of easily accessible and transparent communication.
  • Tina Briggs
    720-556-7847
    briggst@bouldercolorado.gov

Please be flexible with us in this new way of doing things! There may be changes in timeline and process throughout this project.

Why Now?

• The design phase of this project was identified, planned and funded prior to COVID-19. Currently this project is in the planning and design stages only
• Completing the planning and design work will complete design contracts already in place and provide information regarding options for funding and phasing to plan the next step of construction.

Next Steps

Based on the feedback received from the first round of engagement, revisions will be made to the concept plan and presented back to the community for further review and comment. The second round of community engagement is anticipated in early August. See Board 2: Process and Timeline.

The final concept plan will be shared with the Parks and Recreation Advisory Board (PRAB) for acceptance. PRAB meetings are always open to the community with an opportunity to comment at the beginning. Acceptance of a project is achieved through a two-month process. The first month is a presentation and discussion of the project with a vote by PRAB member the following meeting. Confirmed meeting dates will be posted here.

Anticipated Future Phases

• 2021 - Design Development, Construction Documents and Permitting
• 2022 - Bidding and Construction

Flatirons Golf Course Facility Design has begun! We are in the early stages of design and want to hear from you.

The project information and graphics will be made available at the golf course and online on July 6 with an opportunity to share your thoughts through July 13 . Staff will also be at the golf course at two designated times to discuss the project and answer any questions. Please feel free to visit us outside of the Pro Shop during the times listed below or visit the project web page. We ask that you follow public health guidelines if you choose to visit us onsite.

Staff Onsite Times (Location: Flatirons Golf Course, 5706 Arapahoe Ave.)

• July 6: planning and design staff will be onsite 4 to 6 p.m.
• July 7: planning and design staff will be onsite 10 a.m. to noon

Information boards will remain onsite through July 13. Check them out before or after your round of golf and provide your thoughts on the provided comment cards or online. The same information boards, as well as a project description and an online survey and feedback form, will be available from July 6 through July 13.

Please continue to visit this project web page for more information and sign up for e-mail notifications below to stay informed about the project and the upcoming community engagement.