Middle Ground Master Plan
As Golf moves along in a new century particularly in the US we have to ask ourselves, is there a ‘’Big World Theory’’? I was under the impression that the ‘’Big World Theory’’ meant there were more than a few choices to choose from. We now have ‘’member for a day courses’’ or “upscale public’’ that didn’t exist 30 or so years ago. The new fad, ‘’Destination Golf’’, is building good-great courses on really good sites in predominantly low populated areas and it has taken off. Our choices are improving in some senses. This seems very obvious as to why it’s successful in today’s culture. Many younger and older folks are unable to make the simplest commitments to play in work leagues or foot big bills at their local private club. The other question that needs to be asked, are there quality local course(s) with very good value that golfers can justify playing due to the value offered? Some cities and towns the answer is a yes, others it is no.
I believe we have turned a blind eye to some courses in our backyard that would benefit greatly from a full out renovation. Courses particularly with good change of elevation, a decent routing, poor mowing lines, and tree problems creating turf problems which lead to poor conditioning. We have all witnessed many top tier affluent private clubs renovate their course and a waiting list has ensued. What I find in short supply for the longest time, is private/high quality/ Aussie club models in the US. Some cities in the US already have really good public options and make my suggestion much less viable. An alluring aspect of a member private club is the members know the course and in theory and reality play faster. When I started looking at the Aussie models, I started asking questions. Why can’t we have more members, with smaller dues? Why do some UK clubs outsource their F&B, yet we seldom do? Why does one keeper maintain a course so well with 1/3 of the budget he had at a prior club as an assistant?
Well there is a Golf course in my hometown and let’s give it a new name, Middle Ground, pun intended. The course has really good change of elevation, a creek running through it, and it sits on around 100 acres. It’s just screaming for a $3-4 Million Dollar renovation with new bold greens, new bent grass fairways, massive tree removal, 30% wider fairways, new single row irrigation, and re-routing of a few holes to take advantage of existing natural features currently not being utilized! With the talent we have today with great Architects and the advancements in agronomy we have to ask ourselves are we making the most of it? The options in my hometown for public golf is weak but there are many affordable public choices and the private golf options are expensive. Most of the private courses are nowhere near worth the money they charge and their financial situations tell the story. There is a population of 700,000 people within 25 miles of Middle Ground. The experts say around 7% of people play golf, so that gives me a pool of 49,000 golfers to attract to Middle Ground. I’d say that is pretty good pool to draw from and FOCUS ON. I’ll get to the annual projections of revenues and expenses soon.
Common Ground a non-profit in Denver is an example of this, but the renovation was completed with money raised by the Colorado Golf Association and it’s a public facility. Tom Doak and Co completed a new routing and a new irrigation system was installed all for $4 Million. Common Ground does 30,000 rounds annually and offers a great value. One of my home courses Radrick Farms, in Michigan does 30,000 rounds a year and has 700 individual members plus a portion of donate for access play. The course is fiscally a net positive for the University of Michigan, sending surpluses back to the University annually. Common sense, sustainability, local pride, and soul come to mind. Both of these courses if privately owned could be very profitable, yet we overlook these opportunities in our backyard.
I understand that it is a lot to ask someone to risk their own Capital or take on debt from a bank. I think they see some private clubs hurting and with $25 publics racing to the bottom with Golf Now as a scary time to invest. There seems to be no Middle Ground, however every private club that built a new clubhouse in NW Ohio either was sold in a fire sale or went under. Now with the idea of a clubhouse being open to the public, capital can be infused from leasing out to another party which takes the burden off the current owner in my opinion. Had Middle Ground spent a million on the Golf Course and not a new clubhouse in 2005, it might have been a different story or at least more beneficial to the 2nd owner (The prior Clubhouse was much cooler too). If current owners could attract additional investors for a private loan at around 2-3% interest rate for 15-20 years this could be viable. It’s very important to convey the profitability of this idea by selling how important quality land is, the value of a great up and coming Architect, and a routing taking advantage of natural features while enabling ease for walking. Golfers and investors are under the impression that quality courses cost a lot of money to maintain annually because the elite private clubs spend a lot. Owners have in the past limited themselves to Architect’s closest to them geographically and have failed to do due diligence in finding talent and value when looking to hire an Architect imo. That is not the case, if one digs deep and does their homework. Many have overlooked the core asset which is the Golf course and diverted money into money pits. This is easy to do when a club is member owned with too many chief’s.
With new turf grass improvements, one would have the ability to differentiate themselves from the rest and give us that Middle Ground we desperately need in many areas of the US. New grass varieties today require less inputs and water while providing an improved surface and enhance the Golf course which is the core asset. They shouldn’t just be considered for the elite clubs. There are some really good Keepers out there that can deliver very good playing conditions with a small budget. Getting rid of Irrigated rough will help with pace of play, add contrast, and save on maintenance costs. Also keeping carts on fairways will help with thatch. Having interesting greens (unlike the other 20 courses with flat greens) will interest many people into joining or becoming repeat customers. Now one has a blank canvas to create interest on the greens.
I personally blame myself for not persuading those with the means to accomplish such a feat. I feel that predominantly through profitability does one achieve sustainable results. You can have quality Golf, fellowship, value, and club comradery, especially when there are fewer Chiefs & more Indians.
I think it’s time for us to think backyard, within 25 miles, inclusiveness, value, quality, fellowship, squash the caste system Golf gets associated with, bold ideas, profits enabling sustainability, inclusive member golf with public clubhouse, more individual members with smaller fees.
I’d like to thank Tom Doak, Craig Moore of Marquette GC, Paul Scott of Radrick Farms, Joe Hancock, Colton Craig (professional rendering of master plan), and Mike Young for assisting me with their past experiences and knowledge.
Here are some numbers to ponder for my proposed course,
Revenue (Golf Course)
600 Single Members x $2,000 $1,200,000
Outings/Monday public play $175,000
Total $1,375,000
(Golf Shop)
Club Storage $16,000
Cart fees (10,000 x $20) $200,000
Merchandise $100,000
Total $316,000
Revenue Total $1,691,000
Expenses (Maint) ($515,000)
Property Taxes ($80,000)
Expenses (Golf Shop)
Staff (pro’s/bag boys) ($170,000)
Handicap ($2,500)
Education/seminars ($500)
Cart Repair ($2,500)
Equipment ($2,000)
Building Insurance ($3,500)
Work Comp ($3,000)
Cart Lease ($20,000)
Cart Ownership ($20,000)
Office ($2,500)
Waste Disposal ($1,100)
Merch. COGS ($70,000)
Phone/Internet/Cable ($1,000)
Supplies ($2,500)
Taxes ($11,500)
Payroll Tax ($13,000)
Unemployment Tax ($11,500)
Electric ($3,000)
Water ($1,000)
Gas ($1,000)
Total ($342,100)
Expenses Total ($937,100)
PROFIT $753,900
| Grounds Budget | ||
| Director Wages | 70,000 | |
| Assistant Director Wages | 45,000 | |
| Mechanic | 45,000 | |
| Grounds Staff Wages | 72,000 | 3 @ $12/hr-8 months & 3 @ $10/hr-5 months |
| W/C Insurance | 5,300 | |
| Hospitalization Insurance | 30,000 | |
| Building Insurance | 4,000 | |
| Payroll Taxes (9%) | 20,880 | 9% |
| Unemployment Taxes | 9,910 | 12.7% of first $9000 |
| Gas, Diesel, & Oil | 27,500 | |
| Gas Propane | 1,500 | |
| Grounds Office Supplies | 500 | |
| Course Supplies | 59,145 | |
| Repair & Maintenance | 35,000 | |
| Utilities – Water | 3,000 | |
| Utilities- Electric | 20,000 | |
| Waste Disposal | 4,000 | |
| Telephone | 1,800 | |
| Snow Removal | 500 | |
| Education/Seminars | 2,500 | |
| Dues & Subscriptions | 1,400 | |
| Miscellaneous | 500 | |
| Licenses & Fees | 900 | |
| Insurance- Equipment | 3,000 | |
| Insurance – Vehicles | 1,900 | |
| Equipment Payments (Total) | 50,000 | |
| TOTAL | 515,235 |
| Equipment Needs | Quantity |
| Greens Triplex (Toro 3300) | 2 |
| Carbide tip Verticut reels | 1 set |
| Spike reels | 1 set |
| Brush reels | 1 set |
| Roller Reels | 1 set |
| Tees/Approach Triplex (Toro 3300) | 1 |
| Carbide tip Verticut reels | 1 set |
| Fairway Mowers (Toro 5410) | 2 |
| Carbide tip Verticut reels | 1 set |
| John Deere 4066R Tractor with Cab | 2 |
| Lastec 721 rotary mower (pull behind) | 1 |
| Wiedenmann Super 600 | 1 |
| Toro ProCore 864 | 1 |
| Turfco CR-10 Material Handler | 1 |
| Pronovost Dump Trailer | 1 |
| Toro Sand-pro | 1 |
| Toro 5800G Sprayer | 1 |
| Toro Sidewinder 3500D | 1 |
| Toro 648 Aerifier | 1 |
| Utility Cart (Toro Workman MDX) | 2 |
| Toro Workman HD | 1 |
| Turfco 1530 widespin Topdresser | 1 |
| Pull behind Brush (Groom-it) | |
| Golf Carts | 5 |
| Turbine Blowers | 2 |
| Stihl Backpack blowers | 4 |
| Stihl Weedeaters | 3 |
| Stihl MS180/290/310 chain saws | 3 |
| Cup Cutter | 2 |
| Hand Tools rakes/shovels etc. | |
| Drag Mats (CoCo fiber) | 1 |
| Course Supplies | 2018 | ||
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| Fertilizer | Quantity | Price/unit | Cost |
| (25-0-9) Andersons | 85 | $34 | $2,890 |
| (6-2-0) Classic Grade | 40 | $12 | $480 |
| (12-0-0) Photo Fuel | 3.5 | $190 | $665 |
| (46-0-0) Urea | 41 | $16 | $656 |
| Ferrous Sulfate | 41 | $24 | $984 |
| Turf Fuel Minors w/Fuel Kelp | 9.5 | $80 | $760 |
| Xchange | 6.5 | $115 | $748 |
| (2-0-16) Greens Phite Premier | 2 | $290 | $580 |
| Total | $7,763 | ||
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| Herbicide | |||
| Lesco Three-way (cs) | 5 | $150 | $750 |
| Total | $750 | ||
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| Fungicide | |||
| Daconil Action (case) | 2 | $400 | $800 |
| Secure (cost per 2.5 gallons) | 0.5 | $1,470 | $735 |
| Quali-Pro Chlorothalonil 720 flowable (cs) | 23.5 | $180 | $4,230 |
| Propiconazole generic (case) | 12 | $275 | $3,300 |
| Lesco Tracker Dye Indicator | 3 | $135 | $405 |
| Tank Cleaner | 8 | $20 | $160 |
| Recede Anti-foam (case) | 2 | $120 | $240 |
| Total | $9,870 | ||
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| Snow-mold Fungicide | |||
| Enclave – QualiPro (cs) | 19 | $500 | $9,500 |
| Total | $9,500 | ||
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| Wetting Agent | |||
| Revolution (30G drum) | 1 | $2,900 | $2,900 |
| Lesco Wet Plus (30 G drum) | 1 | $1,100 | $1,100 |
| Total | $4,000 | ||
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| Growth Regulator | |||
| Trimmit 2SC (2.5 Gallon) | 1 | $1,010 | $1,010 |
| Pac-Low (1 gallon) | 26 | $175 | $4,550 |
| Total | $5,560 | ||
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| Insecticide | |||
| Imidacloprid Generic (1 gallon) | 12 | $55 | $660 |
| Total | $660 | ||
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| Seed/Divot mix | |||
| Bentgrass (Flagstick) | 2 | $275 | $550 |
| Jamestown II chewings Fescue | 10 | $90 | $900 |
| Total | $1,450 | ||
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| Miscellaneous | |||
| misc.Hardware purchases | $2,000 | ||
| Topdressing sand | 4 Loads | $900 | $3,600 |
| Bunker sand | $1,000 | ||
| Topsoil (15 tons) | 1 Loads | $200 | $200 |
| Air comp. Rental | 1 | $1,500 | $1,500 |
| Logo Flags | 36 | $23 | $828 |
| Wood flagsticks | 25 | $100 | $2,500 |
| Laser Link Smarty (for top ferrule) | 20 | $28 | $560 |
| Cups | 18 | $25 | $450 |
| Wood bunker rakes | 58 | $40 | $2,320 |
| Tee towels (Package of 12) | 4 | $46 | $184 |
| Paint supplies | N/A | N/A | $300 |
| Turf paint | 5 cases | $40 | $200 |
| Course ropes and Posts (300) | N/A | N/A | $500 |
| Saftey Gear (ear plugs etc.) | N/A | N/A | $300 |
| Crew hats | 10 | $15 | $150 |
| Dew whips | 2 | $50 | $100 |
| Power washer rental | 3 days | $100 | $300 |
| Chain saw & chain parts | N/A | N/A | $600 |
| Hand tools (rakes/shovels etc.) | N/A | N/A | $200 |
| Drain Tile | 2 | $150 | $300 |
| Irrigation Heads | N/A | $1,500 | |
| Total | $19,592 | ||
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| 2017 Fall Fungicide Delayed payment | |||
| Total All Supplies | $59,145 | ||
| Total All Supplies minus Carry Over | $59,145 | ||
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| April Granular Applications | Product | Rate | Amount needed | Setting |
| Tees 100/M | (25-0-9) Andersons | ½ # N/M | 4 bags | |
| Apps. 140/M | (25-0-9) Andersons | ½ # N/M | 6 bags | |
| Fwys 25/A | (25-0-9) Andersons | ½ # N/M | 45 bags | |
| Rough Wear areas (cart path ends etc.) | (25-0-9) Andersons | ½ # N/M | 30 bags | |
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| November Granular Applications | Product | Rate | Amount needed | Setting |
| Greens 120/M | (6-2-0) Milorganite Classic | 1 # N/M | 40 Bags | |
| * Dormant application after T.D. | ||||
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| Greens Spray Applications | Product | Rate | Amount/tank | Needed |
| Greens | Trimmit | 0.4 oz./M | 52 oz. | 3.25 Gallons |
| *One tank to spray all greens | Daconil Action ***4 Tanks*** | 2 oz./M | 260 oz. | 8.2 Gallons |
| Secure ***4 Tanks*** | .5 oz./M | 65 oz. | 2 Gallons | |
| (12-0-0) Photo Fuel | 2 oz./M | 260 oz. | 16.25 Gallons | |
| 1.5 gpm 200 gallons in tank | Turf Fuel minors w/ fuel Kelp | 2 oz./M | 260 oz. | 16.25 Gallons |
| 8 tanks – 130/M per tank | Xchange | 4 oz./M | 520 oz. | 32.5 gallons |
| Greens Phite (0-0-24) ***4 Tanks*** | 2 oz./M | 260 oz. | 8.2 Gallons | |
| Spray every 3-weeks | Ferrous Sulfate | 3 oz./M | 25 lbs. | 200 lbs. |
| a day or two after Maintenance Monday | (46-0-0) Urea | 0.08 #N/M | 25 lbs. | 200 lbs. |
| Revolution | 4 oz./M | 520 oz. | 32.5 gallons | |
| Lesco Tracker | N/A | 6 packets | 48 packets | |
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Additional Green applications |
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| * Imidacloprid application | 1 time | 26 oz./A | 80 oz. | 80 oz. |
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| Tee Spray Applications | Product | Rate | Amount/tank | Needed |
| Tees | QP Chlorothalonil 720 flowable | 2 oz./M | 200 oz. | 7.8 Gallons |
| *One tank to spray all Tees | Propiconazole 14.3 | 1 oz./M | 100 oz. | 4 Gallons |
| 2 gpm 200 gallons in tank | Lesco Wet Ultra | 3 oz./M | 300 oz. | 12 Gallons |
| 5 times – 100/M per tank | Tide Paclo | 0.4 oz./M | 40 oz. | 1.6 Gallon |
| Turf Fuel minors w/ fuel Kelp | 3 oz./M | 300 oz. | 12 Gallons | |
| Spray Monthly following vertical mowing | Ferrous Sulfate | 4 oz./M | 25 lbs. | 125 lbs. |
| (46-0-0) Urea | 0.11 #N/M | 25 lbs. | 125 lbs. | |
| Lesco Tracker | N/A | 4 packets | 20 packets | |
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Additional Tee applications |
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| * Imidacloprid application | 1 time | 26 oz./A | 60 oz. | 60 oz. |
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| Approach Spray Applications | Product | Rate | Amount/tank | Needed |
| Approaches | QP Chlorothalonil 720 flowable | 2 oz./M | 280 oz. | 13.5 Gallons |
| *One tank to spray all approaches | Propiconazole 14.3 | 1 oz./M | 140 oz. | 6.75 Gallons |
| 2 gpm 280 gallons in tank | Lesco Wet Ultra | 3 oz./M | 420 oz. | 20 Gallons |
| 6 times – 140/M per tank | Tide Paclo | 0.4 oz./M | 56 oz. | 3 Gallon |
| Turf Fuel minors w/ fuel Kelp | 2 oz./M | 280 oz. | 13.5 Gallons | |
| Spray Monthly following vertical mowing | Ferrous Sulfate | 4 oz./M | 35 lbs. | 210 lbs. |
| (46-0-0) Urea | 0.11 #N/M | 35 lbs. | 210 lbs. | |
| Lesco Tracker | N/A | 4 packets | 24 packets | |
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Additional Approach applications |
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| * Imidacloprid application | 1 time | 26 oz./A | 85 oz. | 85 oz. |
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| Fairway Spray
Applications |
Product | Rate | Amount/tank | Needed |
| Fairways | QP Chlorothalonil 720 flowable | 2 oz./M | 600 oz. | 94 Gallons |
| *Four tanks to spray all fairways | Propiconazole 14.3 | 1 oz./M | 140 oz. | 47 Gallons |
| 1 gpm 300 gallons in tank | Tide Paclo | 0.4 oz./M | 128 oz. | 20 Gallons |
| 5 times – 300/M per tank | Ferrous Sulfate | 4 oz./M | 75 lbs. | 1500 lbs. |
| Spray Monthly following vertical mowing | (46-0-0) Urea | 0.11 #N/M | 75 lbs. | 1500 lbs. |
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Additional Fairway applications |
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| * Imidacloprid application | 1 Time | 26 oz./A | 180 oz. | 6 Gallons |
| **Herbicide applications will be needed in the future | ||||
| **Fungicide products will have to change in the future | ||||
| **Imidacloprid will be needed in the rough also | ||||
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Snow Mold Applications |
Product | Rate | Amount/tank | |
| Greens/Tees/Apps/Fwys (33.5/A total) | Enclave | 8 oz./M | 1600 oz. | 94 Gallons |
| *7.5 tanks to Spray all surfaces | Pac-Low | 0.4 oz./M | 80 oz. | 5 Gallon |
| *One tanks covers 200/M or 4.6/A | ||||
| 1.5 gpm 300 gallons in tank | ||||
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| Product Inventory | ||||
| Product | Usage | |||
| (25-0-9) Andersons | 85 | |||
| (6-2-0) Milorganite | 40 | |||
| (46-0-0) Urea | 41 | |||
| Ferrous Sulfate | 41 | |||
| (12-0-0) Photo Fuel | 3.5 cases | 5 gallon cases | ||
| (0-0-24) Greens Phite | 2 cases | 5 gallon cases | ||
| Xchange | 6.5 cases | 5 gallon cases | ||
| Turf Fuel minors w/ fuel Kelp | 9.5 cases | 5 gallon cases | ||
| QP Chlorothalonil 720 flowable | 23.5 cases | 5 gallon cases | ||
| Daconil Action | 2 cases | 5 gallon cases | ||
| Secure | 0.5 cases | 5 gallon cases | ||
| Propiconazole 14.3 select | 12 cases | 5 gallon cases | ||
| Enclave (snowmold) | 19 cases | 5 gallon cases | ||
| Imidacloprid | 3 cases | 4 gallon cases | ||
| Lesco Three-way | 5 cases | |||
| Trimmit 2SC | 1 case | 5 gallon cases | ||
| Pac-Low | 6.5 cases | 4 gallon cases | ||
| Revolution (30 gallon) | 1 drum | 30 gallon drum | ||
| Lesco Ultra Wet | 1 drum | 30 gallon drum | ||
| Recede Antifoam | 2 cases | |||
| tank cleaner | 2 cases | |||
| foam marker | 2 gallons | |||
| Lesco Tracker (40/case) #025888 | 3 cases |
Construction
