Existing Conditions Asset Reserve Study Private Country Club

Existing Conditions Report &Replacement Reserve Study

Sample Country Club

SAMPLE COUNTRY CLUB EXISTING CONDITIONS REPORT & REPLACEMENT RESERVE STUDY

INTRODUCTION

In the spring, The Board of Directors of Sample Country Club retained the services of McMahon Group, Inc. to prepare these reports on the existing conditions at the club and to prepare a schedule for future replacement. They are an initial step for completing various planning and maintenance activities for the purpose of presenting appropriate appearances and protecting club assets. In March, McMahon Group representative Glen Selligman, AIA - Director of Club Architecture (club facilities consultant) visited the club with:

• Mike Vogt, CGCS, CGIA, McMahon Group, Inc. (golf and turf care center consultant);

• Fred Rolfes, principal of Rolfes Engineering, Inc. (mechanical and plumbing engineers);

• Gregory Manov, HCS Engineering, Inc. (consulting electrical engineering); • Tim Gudgel, Gudgel Construction Engineers (structural engineering); • Ron Kruse principal of KLR Associates, Inc. (kitchen design consultants); • James Dodson, Jr., RS principal of Miller Dodson Associates, Inc. (capital

reserve consultants). The project team toured and photographed the facilities and made observations on their condition. Meetings were held with key personnel including, the General Manager, the chief of maintenance, the chef, and the interim Golf Course Superintendent. The following report is based on conditions that were readily observable and reported on during our visit. No investigative demolition was completed, nor were existing equipment, fixtures or furniture moved. Therefore, McMahon Group cannot guarantee that all hidden conditions are known or that more intensive investigation will not identify additional projects or costs. The scope of this report specifically excludes:

• any discussion of any type of hazardous materials, including but not limited to asbestos;

• the swimming pool, pool deck area, pool equipment, pool safety and pool design;

• extensive structural review or analysis, hidden structural issues, geological and geotechnical issues and any known or unknown foundation problems.

Introduction Existing Conditions Report

Sample Country Club

2

INTRODUCTION (CONTINUED) Other site features that are not covered by this report include, but are not limited to:

• flood plain issues such as setbacks, or special flood design requirements or the existing buildings likelihood of flooding or flood protection

• utilities, rights-of-way, setbacks, suitability for any particular purpose of the existing utilities to or from the club, utilities that run through the site

All information contained herein is based on those visual observations, and plans and reports which were made available to McMahon Group by club representatives. The ultimate final design firms and contractors that will design and implement any actual construction will be responsible to verify all data and conditions as is necessary to complete their work in a successful manner. This report is divided into the following sections: Executive Summary – A summary of the existing situation and proposed solutions. Replacement Reserve Report – A report that indicates anticipated future cash reserves required to replace existing club components as they wear out. The club’s primary buildings and grounds, golf course and equipment were studied. Architectural Study – A study of the architectural condition, functionality and arrangement of the clubhouse and the racquet, fitness & swim facilities. HVAC, Electrical, Structural, and Plumbing Evaluation – A report of the existing heating, cooling, air distribution, piping, kitchen, plumbing, fire protection and alarm, and electrical systems. Report includes recommendations and probable costs. Kitchen Designer’s Letter & Food Service Equipment Survey – A letter indicating the adequacy of the kitchen and equipment. Visual Irrigation Inspection & Golf Course Existing Conditions Reports – Reports indicating the condition of the irrigation system and the golf course. Respectfully submitted, McMAHON GROUP, INC.

Frank Vain, President Glen Selligman, AIA, Director of Club Architecture Prepared under the responsible control of William P. McMahon, AIA California Architect C22439.

EXECUTIVE SUMMARY

EXISTING CONDITIONS REPORT

FOR SAMPLE COUNTRY CLUB

At the request of the club’s Board of Directors, McMahon Group, Inc. has analyzed the existing club facilities including the clubhouse, the racquet, fitness and swim building, the golf course, and the golf irrigation system. The purpose of the Existing Conditions Report and Replacement Reserve Study is to identify the existing conditions of the physical facilities of the club and the funding reserves that the club should develop to provide for the proper care of the facilities. These are two separate exercises that are complementary. McMahon Group personnel and a team of engineers visited the club to visually review the existing conditions of the buildings, golf course and irrigation system. The team made use of various documents provided by the club, including plans and reports completed by other architects, engineers and technicians. Concurrently, Jim Dodson, a specialist in reserves replacements, visited the club to visually inspect the property. He was able to capture the insights of the other specialists; the Replacement Reserve Report is built on a strong foundation of understanding of the physical environment at the club and proper club quality levels. EXISTING SITUATION Sample Country Club was constructed about twelve years ago by a developer. The club was turned over to the members in 2007 without any long-term debt or capital reserve fund. The physical facilities include a Robert Trent Jones, Jr., golf course and full country club amenities including a social clubhouse, and a swim, tennis and fitness complex. No major renovations have been undertaken at the club since it was built. The drawings provided by the club for reference, while not true “As-Built” drawings prepared during and after construction, are generally reflective of the layout and design of the facilities. However, there are areas where details in the drawings do not match the existing conditions.

Executive Summary Existing Conditions Report

Sample Country Club

2

REPORT FINDINGS Replacement Reserve Report This report describes the annual reserve contribution required to properly fund a capital replacement reserve. The narrative reviews the physical condition of the property. The report inventories the physical components of the club, judges the remaining life of each component, and anticipates the cost of replacement in today’s dollars. The Replacement Reserve Report does not contemplate additions or renovations to the existing club. Its only focus is the replacement of the existing elements as may be required in the future. This information is then incorporated into a master schedule which identifies the annual projected contribution required to fully fund a reserve for the replacement of the components. The minimum recommended annual deposit for Sample Country Club is $565,191. Architectural Study This report describes the architectural and functional aspects of the club buildings. Although the architecture of the club makes a good initial impression, the building is functionally challenged in several key aspects. These include: • Kitchens and Food Service; • Proper segregation of dining and social areas; • Proper sizing of various Social and Back of the House areas.

Likewise, there are a few building issues that need to be addressed either as a part of a larger planning process or individually. These include: • Improving the attic insulation; • Improving the building’s trellises; • Fixing the building’s planters.

HVAC, Electrical, Structural, and Plumbing Evaluation This report is divided into four sections: • HVAC – Rolfes Engineering; • Plumbing – Rolfes Engineering; • Electrical – HCS Engineering; • Structural – Gudgel Construction Engineers.

HVAC & Plumbing - McMahon Group suggests maintaining the existing systems and following Rolfes Engineering’s recommendations. The existing chiller has a moderate capacity for expansion. Several areas require repairs and upgrades, including Building and Mechanical Code compliance issues that should be addressed as soon as possible.


Sample Country Club

3

REPORT FINDINGS (CONTINUED) Electrical - McMahon Group advises maintaining the existing systems and following HCS Engineering’s recommendations. The existing electrical service has a moderate capacity for expansion. The low lighting level in the kitchen is a health and safety issue and should be addressed immediately. Structural – The report indicates the structural condition of the buildings is generally acceptable. Several of the recommendations can take place as a part of the on-going operation of the club. There is a significant concern about the structural capacity of the existing trellis over the service area. It is recommended that the main structural beams be shored immediately. Replacement of the main beams may be required or the trellis system should be removed. The integrated exterior planters on the north side of the clubhouse do not appear to be draining correctly. This can lead in serious structural damage over a short period of time. The architectural drawings call for drains in the planters but they don’t seem to be functioning or they were not installed. Further investigation to correct this condition should be completed as soon as possible. Kitchen Designer’s Letter & Food Service Equipment Survey The existing kitchen equipment seems generally well maintained and adequate for a limited-service style clubhouse. Simultaneous offering of private functions and à la carte service is not recommended because service to à la carte diners will bog down as the banquet is being prepared and served. If the club moves to a full-service model, it would be well advised to anticipate upgrading and expanding the existing kitchens to support additional service demands.


Sample Country Club

4

REPORT FINDINGS (CONTINUED) Visual Irrigation Inspection & Golf Course Existing Conditions Reports The greens at Sample Country Club showed a 40% - 80% Poa annua population to creeping bentgrass varieties. Water infiltration and gas exchange seemed to be inhibited by excess thatch accumulation. Reportedly, Poa annua is the desired turf species on the greens surface due to the difficulty in managing and maintaining creeping bentgrass varieties. Other turfgrass areas at Sample Country Club were in good condition and appeared to be classified as very good to excellent in most cases. Water features may present a problem in the immediate future due to erosion on pond banks, especially on #3 greenside. The irrigation system is in excellent condition and the recent computer control upgrade should be serviceable for many years. Drainage additions are ongoing projects and should be considered as part of the maintenance protocol for the foreseeable future. Adequate drainage equates to superior playing conditions and improved agronomic manageability.

REPLAC

EMEN

T RESER

VE REPO

RT FY

2008

SAM

PLEC

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NTR

Y CLU

B

REPLACEMENT RESERVE REPORT FY 2008SAMPLE COUNTRY CLUB

Private Club Consultant:

McMahon Group, Inc.

Mr. Glen Selligman

670 Mason Ridge Center Drive, Suite 220 St. Louis, MO 63141

(314) 744-5040

Consultant:

MILLER ~ DODSON ASSOCIATES

929 West Street, Suite 310 Annapolis, MD 21401

Tel: 410.268.0479 Fax: 410.268.8483

www.mdareserves.com

SAMPLE REPORT Note: This report is based on an actual study conducted in 2008. Please note, however, that the name, location, and other identifying features of this report have been intentionally altered to protect the confidentiality of the client.

Intentionally Left Blank

Section A

Replacement Reserve Analysis

Executive Summary - A1 Reserve Status & Funding Plan - A1

General Information - A2 Cash Flow Method - A4

Component Method - A6 Current Association Funding - A8 Reserve Analysis Comments - A9

Section B

Replacement Reserve Inventory

Replacement Reserve Inventory General information - B1

Replacement Reserve Inventory Comments - B2

Schedule of Projected Replacements and Exclusions - B3

Section C

Projected Annual Replacements

Projected Annual Replacements General Information - C1

Reserve Analysis and Inventory Policies, Procedures, and Administration - C2

Calendar of Projected Annual Replacements - C2

Section D

Condition Assessment

REPLACEMENT RESERVE REPORT

SAMPLE COUNTRY CLUB

Sacramento, California

Scope. Sample Country Club is a private club that is located in Sacramento, California. The club facilities were constructed in the 1995 to 1996 timeframe. This report covers capital replacement projections for the following elements of the property:

• Main clubhouse, dining facilities, kitchen and locker rooms • Asphalt drive and parking, sidewalks, curb & gutter • Racquet, Fitness and Swim Building (RFS) • Swimming pool and tennis courts • Golf course • Golf course maintenance complex and equipment

Level of Service. This study has been performed as a Level I, Full Service Reserve Study as defined under the National Reserve Study Standards that have been adopted by the Community Associations Institute. As such, a complete component inventory was established based on information regarding commonly-owned components provided by the community manager and upon quantities derived from field measurement and/or quantity takeoffs from to-scale engineering drawings. The condition of all commonly-owned components was ascertained from a site visit and the visual inspection of each component by the Analyst. The life expectancy and the value of the components are provided based in part on these observations. The fund status and funding plan have been derived from analysis of this data.

Section E

Attachments

Appendix

Purpose. The purpose of this Replacement Reserve Study is to provide Sample Country Club (hereinafter called the Club) with an inventory of the facilities and infrastructure components that require periodic replacement. The Study includes a general view of the condition of these items and an effective financial plan to fund projected periodic replacements. • Inventory of Items Owned by the Association. Section B Replacement Reserve Inventory lists the

Projected Replacements of the commonly owned items that require periodic replacement using funding from Replacement Reserves. The Replacement Reserve Inventory also provides information about excluded items, which are items whose replacements are not scheduled for funding from Replacement Reserves.

• Condition of Items Owned by the Association. Section B Replacement Reserve Inventory

includes our estimates of the normal economic life and the remaining economic life for the projected replacements. Section C Calendar of Projected Annual Replacements provides a year-by-year listing of the projected replacements. Section D Condition Assessment provides additional detail for items that are unique or deserving of attention because of their condition or the manner in which they have been treated in this Study.

• Financial Plan. The Association has a fiduciary responsibility to protect the appearance, value, and

safety of the property and it is therefore essential the Association have a financial plan that provides funding for the projected replacements. In conformance with American Institute of Certified Public Accountant guidelines, Section A Replacement Reserve Analysis evaluates the current funding of Replacement Reserves as reported by the Association and recommends annual funding of Replacement Reserves by two generally accepted accounting methods; the Cash Flow Method and the Component Method. Section A Replacement Reserve Analysis includes graphic and tabular presentations of these methods and current Association funding. An Executive Summary of these calculations is provided on Page A1.

Basis. The data contained in this Replacement Reserve Study is based upon the following: • The Request for Proposal submitted and executed by the Club.

• Our visual evaluation and measurements on March 7, 2008. Miller - Dodson Associates, Inc. and the

McMahon Group, Inc. have visually inspected the common elements of the property in order to ascertain the remaining useful life and the replacement costs of these components.

Engineering Drawings. The site plan for the club facilities and golf course was used as the basis for establishing the quantities of asphalt pavement, sidewalk, concrete curb and gutter, and roofing. Architectural drawing of the clubhouse and the Racquet, Fitness and Swim Building were used to establish quantities for floor areas and other architectural elements. We recommend the Association assemble a library of site and building plans of the entire community. Reproducible drawings should be stored and kept in a secure fireproof location. The Association will find these drawings to be a valuable resource in planning and executing future projects. Acknowledgement. Miller - Dodson Associates would like to acknowledge the assistance and input of the general manager who provided very helpful insight into the current operations at the property.

Analyst’s Personal Credentials. Mr. James W. Dodson, Jr. holds a Bachelors Degree in Architectural Engineering from the University of Texas and a Masters Degree in Civil Engineering from Stanford University. He has attended the Program for Management Development at Harvard Graduate School of Business. Mr. Dodson has been a Registered Professional Engineer in the State of Texas from 1972 to 1994, and has managed construction projects up to $100,000,000 in scope for a variety of private sector clients and government employers. He has been certified as a Reserve Specialist by the CAI, and is a Principal for Miller+Dodson Associates, Inc. In this capacity, he has performed and supervised over 2,500 Reserve Studies for clients of Miller+Dodson Associates, Inc. He is a member of the Association of Professional Reserve Analysts. Sincerely, MILLER - DODSON ASSOCIATES James W. Dodson, Jr. RS, APRA Principal

Miller + Dodson Associates, Inc. Replacement Reserve Analysis - Page A1Sample Country Club July 9, 2008

1004401SAMPLE C08

EXECUTIVE SUMMARYThe Sample Country Club Replacement Reserve Inventory identifies 418 Projected Replacements forfunding from Replacement Reserves, with an estimated one-time replacement cost of $9,506,634.The Replacement Reserve Analysis calculates recommended funding of Replacement Reserves by the two generallyaccepted methods, the Cash Flow Method and the Component Method. The Analysis also evaluates current fundingof Replacement Reserves, as reported by the club. The calculations and evaluation are summarized below:

$565,191 CASH FLOW METHOD MINIMUM ANNUAL FUNDING OF REPLACEMENT RESERVES IN THE STUDY YEAR, 2008.

The Cash Flow Method (CFM) calculates Minimum Annual Funding of Replacement Reserves that will fund Projected Replacements identified in the Replacement Reserve Inventory from a common pool of ReplacementReserves and prevent Replacement Reserves from dropping below a Minimum Recommended Balance.CFM - Minimum Annual Funding remains the same between peaks in cumulative expenditures called Peak Years.The first Peak Year occurs in 2028 and the CFM - Minimum Annual Funding of Replacement Reserves in2029 declines to $561,888 , after the completion of $12,093,684 of replacements in 2008 to 2028.After 2028 the CFM - Minimum Annual Funding remains constant for the remainder of the Study Period.

$1,096,112 COMPONENT METHOD RECOMMENDED ANNUAL FUNDING OF REPLACEMENT RESERVES IN THE STUDY YEAR, 2008.

The Component Method is a time tested and very conservative funding model developed by HUD in the early 1980's.The Component Method treats each projected replacement in the Replacement Reserve Inventory as a separate account. Deposits are made to each individual account, where funds are held for exclusive use by that item.Based on this funding model, the club has a Current Funding Objective of $3,836,196.The club reports having $700,000 on deposit, which is 18.2% funded.

$250,000 CURRENT ANNUAL FUNDING OF REPLACEMENT RESERVES (as reported by the club).

The evaluation of Current Funding, as reported by the club, has calculated that if the clubcontinues to fund Replacement Reserves at the current level, there will NOT be adequate funds for ProjectedReplacements in 21 years of the 30-year Study Period, and a maximum shortfall of $-7,388,871 occurs in 2036.

Pages A2 and A3 explain the Study Year, Study Period, Adjustments (interest & inflation), Beginning Balance, and Projected Replacements. Pages A4 to A9explain in more detail the calculations associated with the Cash Flow Method, Component Method, and Current Funding.

REPLACEMENT RESERVE STATUS AND FUNDING PLANCurrent funding of Replacement Reserves is inadequate to fund Projected Replacements.We recommend the club adopt a Replacement Reserve Funding Plan based on the Cash Flow Method or theComponent Method, to ensure that adequate funding is available throughout the 30-Year Study Period for the$15,454,691 of Projected Replacements listed in the Sample Country Club Replacement Reserve Inventory.The Funding Plan should be professionally evaluated every three to five years or after completion of each major replacement project. The Board of Directors has a fiduciary responsibility to review the Funding Plan annually andshould consider annual increases in Replacement Reserve funding at least equal to the Consumer Price Index.At the present time the club follows the practice of contributing approximately $250,000 that is collected from initiation fees and transfer fees each year into the reserve account. This amount may vary significantly from year to year.


1004401SAMPLE C08

REPLACEMENT RESERVE ANALYSIS - GENERAL INFORMATIONThe Sample Country Club Replacement Reserve Analysis calculations of recommended funding ofReplacement Reserves by the Cash Flow Method and the Component Method, and the evaluation of the Current Funding, are based upon the same General Information; including the Study Year, Study Period, Adjustments (for interest, inflation, and/or a constant increase in annual funding), Beginning Balance, and Projected Replacements:

STUDY YEARThe club reports that their accounting year begins on January 1, and the Study Year, the first year evaluatedby the Replacement Reserve Analysis, begins on January 1, 2008.

STUDY PERIODThe Replacement Reserve Analysis evaluates the funding of Replacement Reserves over a 30-year Study Period that begins on January 1, 2008.

ADJUSTMENTSThe calculations in this Replacement Reserve Analysis do not account for interest earned on Replacement Reserves,the effects of inflation on the costs of Projected Replacements, or a constant annual increase in Annual Fundingof Replacement Reserves. If requested, we will provide a Replacement Reserve Analysis with adjustments for inflation, interest, and/or a constant annual increase in funding, using values provided by the club.

BEGINNING BALANCEThe club reports Replacement Reserves on Deposit totaling $700,000 at the start of the Study Year.

Graph #1. Annual Expenditures for Projected Replacements This bar graph summarizes annual expenditures for the $15,454,691 of Projected Replacements identified in the Replacement Reserve Inventory over the30-year Study Period. The red line shows the average annual expenditure of $515,156.

30 YR AVERAGE$515,156

$278

,250

$20,

378

$654

,528

$341

,680

$26,

200

$470

,960

$170

,320 $3

15,2

07 $461

,545 $6

13,8

70

$2,1

57,9

00

$23,

588

$851

,284

$322

,385

$23,

000

$2,1

52,9

65

$725

,891

$401

,212

$693

,860

$117

,810

$1,2

70,8

50

$240

,223

$192

,132

$718

,690

$236

,000

$967

,150

$77,

720

$522

,077

$291

,195

$115

,820

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

$0

$500,000

$1,000,000

$1,500,000

$2,000,000

$2,500,000


1004401SAMPLE C08

PROJECTED REPLACEMENTSThe Sample Country Club Replacement Reserve Inventory (Section B) identifies 418 ProjectedReplacements with a one-time Replacement Cost of $9,506,634 and replacements totaling $15,454,691 over the30-year Study Period. Projected Replacements are the replacement of commonly-owned items that: require periodic replacement and whose replacement is to be funded from Replacement Reserves.

The Replacement Reserve Inventory also identifies 62 Excluded Items. Expenditures for the replacement of theseitems are NOT scheduled for funding from Replacement Reserves. The accuracy of the calculations made in theReplacement Reserve Analysis is dependent on expenditures NOT being made for Excluded Items. The rationalebehind these exclusions is discussed in detail on Page B1.

Expenditures from Replacements Reserves should be made only after consultation with an accounting professional.

The Section B - Replacement Reserve Inventory, contains Tables that list each Projected Replacement (and any Excluded Items) broken down into 35 major categories (Pages B3 to B36). Tables are also included that list eachProjected Replacement by year for each of the 30 years of the Study Period beginning on Page C1.

The accuracy of this Replacement Reserve Analysis is dependent upon expenditures from Replacement Reservesbeing made only for the Projected Replacements specifically listed in the Replacement Reserve Inventory.

Graph #2. Comparison of Cumulative Replacement Reserve Funding and ExpendituresThe line graph shows Replacement Reserves - Cumulative Receipts over the 30-year Study Period by the Cash Flow Method (red circles), ComponentMethod (purple diamonds), and the Current Funding Plan as reported by the club (blue triangles). The bar graph shows the CumulativeExpenditures necessary to fund the Project Replacements listed in the Replacement Reserve Inventory (Section B) and summarized in Graph #1.

$8,200,000

$15,454,691

$20,664,888

$17,626,006

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

$0

$5,000,000

$10,000,000

$15,000,000

$20,000,000

$25,000,000

Cash Flow Method - Cumulative Receipts

Component Method - Cumulative Receipts

Current Funding - Cumulative Receipts

Projected Replacements - CumulativeExpenditures


1004401SAMPLE C08

CASH FLOW METHOD

$565,191 CASH FLOW METHOD MINIMUM ANNUAL FUNDING OF REPLACEMENT RESERVES IN THE STUDY YEAR, 2008.

General. The Cash Flow Method is founded on the concept that the Replacement Reserve Account is solvent if cumulative receipts always exceed cumulative expenses. The Cash Flow Method calculates a MINIMUM annualdeposit to Replacement Reserves that will:

Fund all Projected Replacements listed in the Replacement Reserve Inventory (see Section B)Prevent Replacement Reserves from dropping below the Minimum Recommended Balance (see Page A-5)Allow a constant annual funding level between peaks in cumulative expenditures

Graph #3. Cash Flow Method - Cumulative Receipts and Expenditures Graph

First Peak Year

$15,454,691

$2,171,315

$17,626,006

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

$0

$5,000,000

$10,000,000

$15,000,000

$20,000,000

Cash Flow Method - Cumulative Receipts Cash Flow Method - Year End Balance Cumulative Expenditures


1004401SAMPLE C08

CASH FLOW METHOD (cont'd)

Replacement Reserves - Minimum Recommended Balance. The Minimum Recommended Balance is $475,332,which is 5.0 percent of the one-time replacement cost of the Projected Replacements listed in the ReplacementReserve Inventory. Unless otherwise noted in the Comments on Page A-9, the Minimum RecommendedBalance has been established by the Analyst based upon an evaluation of the types of items included in theReplacement Reserve Inventory.

Peak Years. The Cash Flow Method calculates a constant annual funding of Replacement Reserves betweenpeaks in cumulative expenditures called Peak Years. In Peak Years, Replacement Reserves on Deposit declineto the Replacement Reserves - Minimum Recommended Balance discussed in the paragraph above.First Peak Year. The First Peak Year occurs in 2028, after the completion of $12,093,684 of replacements in 2008 to 2028. The Cash Flow Method - Minimum Annual Funding of Replacement Reserves declines from $565,191 in 2028 to $561,888 in 2029.Subsequent Peak Years. There are no subsequent Peak Years and after the first Peak Year in 2028, the CashFlow Method - Minimum Annual Funding remains constant for the remainder of the Study Period.

Study Period. The Cash Flow Method calculates the recommended contributions to Replacement Reserves over the 30-year Study Period. These calculations are based upon a 40-year projection of expenditures for Projected Replacements to avoid the Replacement Reserve balance dropping to the Minimum Recommended Balance in thefinal year of the Study Period.

Failure to Fund. The Cash Flow Method calculates a MINIMUM annual funding of Replacement Reserves. Failure to fund Replacement Reserves at the minimum level calculated by the Cash Flow Method will result in Replacement Reserves not being available for the Projected Replacements listed in the Replacement Reserve Inventory and/or Replacement Reserves dropping below the Minimum Recommended Balance.

Adjustment to the Cash Flow Method for interest and inflation. The calculations in this Replacement Reserve Analysis do not account for interest earned on Replacement Reserves, the effects of inflation of the cost of Projected Replacements, or a constant annual increase in Annual Funding of Replacement Reserves.

Comparison of Cash Flow Funding and Average Annual Expenditure. The Average Annual Expenditure for Projected Replacements listed in the Reserve Inventory over the 30-year Study Period is $515,156 (see Graph #1).The Cash Flow Method - Minimum Annual Funding of Replacement Reserves in the Study Year is $565,191.This is 109.7 percent of the Average Annual Expenditure, indicating that the club is building ReplacementReserves in advance of the first Peak Year in 2028.

Table #1. Cash Flow Method Data - Years 1 through 30Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

Starting balance $700,000 Annual deposit $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191

Expenditures $278,250 $20,378 $654,528 $341,680 $26,200 $470,960 $170,320 $315,207 $461,545 $613,870Year end balance $986,941 $1,531,754 $1,442,417 $1,665,929 $2,204,920 $2,299,151 $2,694,022 $2,944,006 $3,047,653 $2,998,974

Minimum rec. funding lvl. $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332Cumulative expenditures $278,250 $298,628 $953,156 $1,294,836 $1,321,036 $1,791,996 $1,962,316 $2,277,523 $2,739,068 $3,352,938

Cumulative receipts $1,265,191 $1,830,382 $2,395,574 $2,960,765 $3,525,956 $4,091,147 $4,656,339 $5,221,530 $5,786,721 $6,351,912

Year 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027Annual deposit $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191 $565,191

Expenditures $2,157,900 $23,588 $851,284 $322,385 $23,000 $2,152,965 $725,891 $401,212 $693,860 $117,810Year end balance $1,406,265 $1,947,868 $1,661,775 $1,904,581 $2,446,773 $858,999 $698,299 $862,278 $733,609 $1,180,990

Minimum rec. funding lvl. $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332Cumulative expenditures $5,510,838 $5,534,426 $6,385,711 $6,708,096 $6,731,096 $8,884,061 $9,609,952 $10,011,164 $10,705,024 $10,822,834

Cumulative receipts $6,917,103 $7,482,295 $8,047,486 $8,612,677 $9,177,868 $9,743,059 $10,308,251 $10,873,442 $11,438,633 $12,003,824


Expenditures $1,270,850 $240,223 $192,132 $718,690 $236,000 $967,150 $77,720 $522,077 $291,195 $115,820Year end balance $475,332 $796,997 $1,166,752 $1,009,950 $1,335,838 $930,576 $1,414,744 $1,454,554 $1,725,247 $2,171,315

Minimum rec. funding lvl. $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332 $475,332Cumulative expenditures $12,093,684 $12,333,907 $12,526,039 $13,244,729 $13,480,729 $14,447,879 $14,525,599 $15,047,676 $15,338,871 $15,454,691

Cumulative receipts $12,569,016 $13,130,903 $13,692,791 $14,254,679 $14,816,567 $15,378,455 $15,940,343 $16,502,230 $17,064,118 $17,626,006 First Peak Year


1004401SAMPLE C08

COMPONENT METHOD

$1,096,112 COMPONENT METHOD RECOMMENDED ANNUAL FUNDING OF REPLACEMENT RESERVES IN THE STUDY YEAR, 2008.

General. The Component Method is a time tested and very conservative mathematical model developed by HUDin the early 1980s. Each of the 418 Projected Replacements listed in the Replacement Reserve Inventory is treatedas a separate account. The Beginning Balance is allocated to each of these individual accounts, as is allsubsequent funding of Replacement Reserves. These funds are "locked" in these individual accounts and are not available to fund other Projected Replacements. The calculation of the Recommended Annual Funding of Replacement Reserves is a multi-step process outlined in more detail on Page A7.

Graph #4. Component Method - Cumulative Receipts and Expenditures Graph

$15,454,691

$5,210,197

$20,664,888

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

$0

$5,000,000

$10,000,000

$15,000,000

$20,000,000

$25,000,000

Component Method - Cumulative Receipts Component Method - Year End Balance Projected Replacements - Cumulative Expenditures


1004401SAMPLE C08

COMPONENT METHOD (cont'd)

Current Funding Objective. A Current Funding Objective is calculated for each of the Projected Replacementslisted in the Replacement Reserve Inventory. Replacement Cost is divided by the Normal Economic Life todetermine the nominal annual contribution. The Remaining Economic Life is then subtracted from theNormal Economic Life to calculate the number of years that the nominal annual contribution should havebeen made. The two values are then multiplied to determine the Current Funding Objective. This is repeated for each of the 418 Projected Replacements. The total, $3,836,196, is the Current Funding Objective.For an example, consider a very simple Replacement Reserve Inventory with one Projected Replacement, a fencewith a $1,000 Replacement Cost, a Normal Economic Life of 10 years, and a Remaining Economic Life of 2 years.A contribution to Replacement Reserves of $100 ($1,000 + 10 years) should have been made in each of theprevious 8 years (10 years - 2 years). The result is a Current Funding Objective of $800 (8 years x $100 per year).

Funding Percentage. The Funding Percentage is calculated by dividing the Beginning Balance ($700,000)by the Current Funding Objective ($3,836,196). At Sample Country Club the Funding Percentage is 18.2%

Allocation of the Beginning Balance. The Beginning Balance is divided among the 418 Projected Replacementsin the Replacement Reserve Inventory. The Current Funding Objective for each Projected Replacement ismultiplied by the Funding Percentage and these funds are then "locked" into the account of each item.

If we relate this calculation back to our fence example, it means that the club has not accumulated $800in Reserves (the Funding Objective), but rather at 18.2 percent funded, there is $146 in the account for the fence.

Annual Funding. The Recommended Annual Funding of Replacement Reserves is then calculated for eachProjected Replacement. The funds allocated to the account of the Projected Replacement are subtracted from the Replacement Cost. The result is then divided by the number of years until replacement, and the result is the annual funding for each of the Projected Replacements. The sum of these is $1,096,112, the Component MethodRecommended Annual Funding of Replacement Reserves in the Study Year (2008).

In our fence example, the $146 in the account is subtracted from the $1,000 Total Replacement Cost and divided by the 2 years that remain before replacement, resulting in an annual deposit of $427. Next year, the depositremains $427, but in the third year, the fence is replaced and the annual funding adjusts to $100.

Adjustment to the Component Method for interest and inflation. The calculations in the Replacement ReserveAnalysis do not account for interest earned on Replacement Reserves, the effects of inflation of the cost of Projected Replacements, or a constant annual increase in Annual Funding of Replacement Reserves.

Table #2. Component Method Data - Years 1 through 30Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

Starting balance $700,000 Annual deposit $1,096,112 $906,289 $899,960 $793,790 $757,457 $756,575 $731,118 $722,157 $708,956 $698,254

Expenditures $278,250 $20,378 $654,528 $341,680 $26,200 $470,960 $170,320 $315,207 $461,545 $613,870Year end balance $1,517,862 $2,403,773 $2,649,205 $3,101,316 $3,832,573 $4,118,188 $4,678,986 $5,085,936 $5,333,347 $5,417,731

Cumulative Expenditures $278,250 $298,628 $953,156 $1,294,836 $1,321,036 $1,791,996 $1,962,316 $2,277,523 $2,739,068 $3,352,938Cumulative Receipts $1,796,112 $2,702,401 $3,602,362 $4,396,152 $5,153,609 $5,910,184 $6,641,302 $7,363,459 $8,072,415 $8,770,669


Expenditures $2,157,900 $23,588 $851,284 $322,385 $23,000 $2,152,965 $725,891 $401,212 $693,860 $117,810Year end balance $3,956,327 $4,578,197 $4,372,367 $4,679,152 $5,280,567 $3,752,018 $3,616,141 $3,804,484 $3,697,660 $4,160,748

Cumulative Expenditures $5,510,838 $5,534,426 $6,385,711 $6,708,096 $6,731,096 $8,884,061 $9,609,952 $10,011,164 $10,705,024 $10,822,834Cumulative Receipts $9,467,165 $10,112,623 $10,758,077 $11,387,248 $12,011,663 $12,636,079 $13,226,093 $13,815,648 $14,402,684 $14,983,582


Expenditures $1,270,850 $240,223 $192,132 $718,690 $236,000 $967,150 $77,720 $522,077 $291,195 $115,820Year end balance $3,470,795 $3,797,193 $4,171,430 $4,019,006 $4,349,929 $3,949,701 $4,438,903 $4,483,748 $4,759,285 $5,210,197



1004401SAMPLE C08

CURRENT FUNDING

$250,000 CURRENT ANNUAL FUNDING OF REPLACEMENT RESERVES (as reported by the club).

General. Our evaluation of the Current club Funding assumes that the club will continue to fundReplacement Reserves at the current level of $250,000 per year in each of the 30 years of the Study Period.Our evaluation is based upon this Replacement Reserve Funding Level, a $700,000 Beginning Balance, theProjected Annual Replacement Expenditures shown in Graph #1 and listed in the Replacement Reserve Inventory,and any interest, inflation rate, or constant annual increase in annual contribution adjustments discussed below.

Evaluation. Our calculations have determined that Current Annual Funding of Replacement Reserves, as reportedby the club, is inadequate to fund Projected Replacement beginning in 2017.The Current Annual Funding of Replacement Reserves results in insufficient funds to make Projected Replacementsin 21 years of the 30-year Study Period, and a maximum shortfall of $-7,388,871 occurs in 2036.

Adjustment to the Current club Funding for interest and inflation. The Calculations in the ReplacementReserve Analysis do not account for interest earned on Replacement Reserves, the effects of inflation of the cost of Projected Replacements, or a constant annual increase in Annual Funding of Replacement Reserves.

Comparison of Current club Funding and Average Annual Expenditure. The average annual expenditure forProjected Replacements listed in the Reserve Inventory over the 30-year Study Period is $515,156 (see Graph #1). Current club annual funding of Replacement Reserves is $250,000, or approximately 49 percent ofthe Average Annual Expenditure.

Graph #5. Current club Funding - Cumulative Receipts and Expenditures Graph

$15,454,691

($7,254,691)

$8,200,000

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

($10,000,000)

($5,000,000)

$0

$5,000,000

$10,000,000

$15,000,000

$20,000,000

Current Funding - Cumulative Receipts Current Funding - Year End Balance Projected Replacements - CumulativeExpenditures


1004401SAMPLE C08

CURRENT FUNDING (cont'd)

Table #3. Current Funding Data - Years 1 through 30Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

Starting balance $700,000 Annual deposit $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $250,000

Expenditures $278,250 $20,378 $654,528 $341,680 $26,200 $470,960 $170,320 $315,207 $461,545 $613,870Year end balance $671,750 $901,372 $496,844 $405,164 $628,964 $408,004 $487,684 $422,477 $210,932 ($152,938)

Cumulative Expenditures $278,250 $298,628 $953,156 $1,294,836 $1,321,036 $1,791,996 $1,962,316 $2,277,523 $2,739,068 $3,352,938Cumulative Receipts $950,000 $1,200,000 $1,450,000 $1,700,000 $1,950,000 $2,200,000 $2,450,000 $2,700,000 $2,950,000 $3,200,000


Expenditures $2,157,900 $23,588 $851,284 $322,385 $23,000 $2,152,965 $725,891 $401,212 $693,860 $117,810Year end balance ($2,060,838) ($1,834,426) ($2,435,711) ($2,508,096) ($2,281,096) ($4,184,061) ($4,659,952) ($4,811,164) ($5,255,024) ($5,122,834)

Cumulative expenditures $5,510,838 $5,534,426 $6,385,711 $6,708,096 $6,731,096 $8,884,061 $9,609,952 $10,011,164 $10,705,024 $10,822,834Cumulative receipts $3,450,000 $3,700,000 $3,950,000 $4,200,000 $4,450,000 $4,700,000 $4,950,000 $5,200,000 $5,450,000 $5,700,000


Expenditures $1,270,850 $240,223 $192,132 $718,690 $236,000 $967,150 $77,720 $522,077 $291,195 $115,820Year end balance ($6,143,684) ($6,133,907) ($6,076,039) ($6,544,729) ($6,530,729) ($7,247,879) ($7,075,599) ($7,347,676) ($7,388,871) ($7,254,691)


COMMENTS ON THE REPLACEMENT RESERVE ANALYSISThis Replacement Reserve Study has been developed in compliance with the Community Associations Institute,National Reserve Study Standards, for a Level One Study - Full Service.

Sample Country Club - the type of property is a private country club.

Our calculations assume that Replacement Reserves are not subject to tax.

Miller + Dodson Associates, Inc. Replacement Reserve Inventory - Page B1Sample Country Club July 9, 2008

1004401SAMPLE C08

REPLACEMENT RESERVE INVENTORYGENERAL INFORMATION

Sample Country Club - Replacement Reserve Inventory identifies 480 items. Two types of items areidentified, Projected Replacements and Excluded Items:

PROJECTED REPLACEMENTS. 418 of the items are Projected Replacements and the periodicreplacements of these items are scheduled for funding from Replacement Reserves. The Projected Replacementshave an estimated one-time replacement cost of $9,506,634. Replacements totaling $15,454,691 are scheduledin the Replacement Reserve Inventory over the 30-year Study Period.Projected Replacements are the replacement of commonly owned physical assets that require periodic replacement and whose replacement is to be funded from Replacement Reserves.

EXCLUDED ITEMS. 62 of the items are Excluded Items, and expenditures for these items are NOTscheduled for funding from Replacement Reserves. The accuracy of the calculations made in the ReplacementReserve Analysis is dependent on expenditures NOT being made for Excluded Items. The Excluded Itemsare listed in the Replacement Reserve Inventory to identify specific items and categories of items thatare not to be funded from Replacement Reserves. There are multiple categories of items that are typicallyexcluded from funding by Replacement Reserves, including but not limited to:

Tax Code. The United States Tax Code grants very favorable tax status to Replacement Reserves, conditionedon expenditures being made within certain guidelines. These guidelines typically exclude maintenanceactivities, partial replacements, repairs, capital improvements, and one-time only replacements.Value. Items with a replacement cost of less that $1,000 are typically excluded from funding from Replacement Reserves. This exclusion is made to accurately reflect how Replacement Reserves are administered. If the club has selected an alternative level, it will be noted in the Replacement Reserve Inventory - General Comments on Page B2.Long-lived Items. Items that when properly maintained, can be assumed to have a life equal to the propertyas a whole, are typically excluded from the Replacement Reserve Inventory.

Unit improvements. Items located on property owned by a single unit and where the items serve a single unit are generally assumed to be the responsibility of that unit, not the club.Other non-common improvements. Items owned by the local government, public and private utility companies, the United States Postal Service, Master Associations, state and local highway authorities, etc., may beinstalled on property that is owned by the club. These types of items are generally not the responsibility of the club and are excluded from the Replacement Reserve Inventory.

The rationale for the exclusion of an item from funding by Replacement Reserves is discussed in more detail inthe 'Comments' section of it's page of the Replacement Reserve Inventory.

CATEGORIES. The 480 items included in the Sample Country Club Replacement Reserve Inventoryare divided into 35 major categories. Each category is printed on a separate page, Pages B3 to B36.

LEVEL OF SERVICE. This Replacement Reserve Inventory has been developed in compliance with the standardsestablished for a Level One Study - Full Service, as defined by the National Reserve StudyStandards, established in 1998 by Community Associations Institute, which states:

A Level I - Full Service Reserve Study includes the computation of complete component inventoryinformation regarding commonly owned components provided by the property manager, quantities derived from field measurements and/or quantity takeoffs from to-scale engineering drawings thatmay be made available. The condition of all components is ascertained from a visual inspectionof each component by the analyst. The life expectancy and the value of the components areprovided based on these observations and the funding status and funding plan are then derived from analysis of this data.


1004401SAMPLE C08

REPLACEMENT RESERVE INVENTORY - GENERAL INFORMATION (cont'd)

INVENTORY DATA. Each of the 418 Projected Replacements listed in the Replacement Reserve Inventoryincludes the following data:

Item Number. The Item Number is assigned sequentially and is intended for identification purposes only.Item Description. We have named each item included in the Inventory. Where the name of the itemand the category are not sufficient to specifically identify the item, we have included additional information in the Comments section at the bottom of the page.Units. We have used standard abbreviations to identify the number of units including SF-square feet, FT-feet, SY-square yard, LS-lump sum, EA-each, and PR-pair. Nonstandard abbreviations are noted in theComments section on the page on which the abbreviation is used.Number of Units. The methods used to develop the quantities are discussed in "Level of Service" above.Unit Replacement Cost. We use two sources to develop the unit cost data shown in the Inventory; industry standard estimating manuals published by R. S. Means Company, Inc., and data that we have developedbased upon our experience with similar replacement projects. We frequently use our best professionaljudgment to modify these values to reflect conditions at the site that we believe will affect the unit costs. Actual Replacement Costs may vary substantially from our estimates because of unforeseen demolitioncosts, engineering and architectural fees, timing of the replacement, etc.Normal Economic Life (Yrs). The number of years that a new and properly installed item should beexpected to remain in service. Economic Life Remaining (Yrs). The estimated number of years before an item will need to be replaced. In "normal" conditions, this could be calculated by subtracting the age of the item from the Normal Economic Life of the item, but only rarely do physical assets age "normally". Some itemsmay have longer or shorter lives depending on many factors such as environment, initial quality of the item, maintenance, etc.Total Replacement Cost. This is calculated by multiplying the Unit Replacement Cost by the Number of Units.

Each of the 62 Excluded Items includes the Item Description, Units, and Number of Units. Many of theExcluded Items are listed as a 'Lump Sum' with a quantity of 1. For the Excluded Items, this indicates thatall of the items identified by the 'Item Description' are excluded from funding by Replacement Reserves.

REVIEW OF EXPENDITURES. All expenditures from Replacement Reserves should be made only after consultation with an accounting professional.

PARTIAL FUNDING. Items may have been included in the Replacement Reserve Inventory at less than 100 percent of their full quantity and/or replacement cost. This is done on items that will never be replacedin their entirety, but which may require periodic replacements over an extended period of time. The assumptions that provide the basis for any partial funding are noted on in the Comments section.


1004401SAMPLE C08

CONCRETE COMPONENTSPROJECTED REPLACEMENTS

UNIT NORMAL REMAININGITEM ITEM NUMBER REPLACEMENT ECONOMIC ECONOMIC REPLACEMENT

# DESCRIPTION UNIT OF UNITS COST ($) LIFE (YRS) LIFE (YRS) COST ($)

1 Concrete curb (3%) ft 147 $30.00 60 3 2 $4,3972 Concrete curb (3%) ft 147 $30.00 60 9 2 $4,3973 Concrete curb (3%) ft 147 $30.00 60 15 2 $4,3974 Concrete curb (3%) ft 147 $30.00 60 21 2 $4,3975 Concrete curb (3%) ft 147 $30.00 60 27 2 $4,3976 Concrete curb (3%) ft 147 $30.00 60 33 2 $4,3977 Concrete curb (3%) ft 147 $30.00 60 39 2 $4,3978 Concrete curb (3%) ft 147 $30.00 60 45 2 $4,3979 Concrete curb (3%) ft 147 $30.00 60 51 2 $4,397

10 Concrete curb (3%) ft 147 $30.00 60 57 2 $4,397

11 Concrete curb & gutter (3%) ft 56 $34.00 60 3 2 $1,91312 Concrete curb & gutter (3%) ft 56 $34.00 60 9 2 $1,91313 Concrete curb & gutter (3%) ft 56 $34.00 60 15 2 $1,91314 Concrete curb & gutter (3%) ft 56 $34.00 60 21 2 $1,91315 Concrete curb & gutter (3%) ft 56 $34.00 60 27 2 $1,91316 Concrete curb & gutter (3%) ft 56 $34.00 60 33 2 $1,91317 Concrete curb & gutter (3%) ft 56 $34.00 60 39 2 $1,91318 Concrete curb & gutter (3%) ft 56 $34.00 60 45 2 $1,91319 Concrete curb & gutter (3%) ft 56 $34.00 60 51 2 $1,91320 Concrete curb & gutter (3%) ft 56 $34.00 60 57 2 $1,913

CONCRETE COMPONENTS - Replacement Costs - Subtotal $63,090

CONCRETE COMPONENTSCOMMENTS


1004401SAMPLE C08

CONCRETE COMPONENTS - cont'dPROJECTED REPLACEMENTS



21 MCB Concrete flatwork (3%) sf 520 $8.50 60 3 2 $4,42022 MCB Concrete flatwork (3%) sf 520 $8.50 60 9 2 $4,42023 MCB Concrete flatwork (3%) sf 520 $8.50 60 15 2 $4,42024 MCB Concrete flatwork (3%) sf 520 $8.50 60 21 2 $4,42025 MCB Concrete flatwork (3%) sf 520 $8.50 60 27 2 $4,42026 MCB Concrete flatwork (3%) sf 520 $8.50 60 33 2 $4,42027 MCB Concrete flatwork (3%) sf 520 $8.50 60 39 2 $4,42028 MCB Concrete flatwork (3%) sf 520 $8.50 60 45 2 $4,42029 MCB Concrete flatwork (3%) sf 520 $8.50 60 51 2 $4,42030 MCB Concrete flatwork (3%) sf 520 $8.50 60 57 2 $4,420

CONCRETE COMPONENTS - cont'd - Replacement Costs - Subtotal $44,200

CONCRETE COMPONENTS - cont'dCOMMENTS

Concrete flatwork consists of the concrete cart pick up and return area behind the main clubhoue and the path to the west of the clubhouse. All other concrete cart paths are included with the golf course facilities.


1004401SAMPLE C08

SITE IMPROVEMENTSPROJECTED REPLACEMENTS



31 Asphalt pavement, seal coat sf 109,420 $0.16 5 2 2 $17,50732 Asphalt pavement, mill & overlay sf 109,420 $1.35 20 12 2 $147,717

33 Pole lights - poles ea 52 $1,500.00 30 20 2 $78,00034 Pole lights - fixture heads ea 52 $1,200.00 15 5 2 $62,40035 Bollard lights ea 25 $950.00 20 10 2 $23,750

36 Domestic water - lateral ls 1 $10,000.00 10 18 2 $10,00037 Sanitary sewer - lateral ls 1 $10,000.00 10 18 2 $10,00038 Natural gas - lateral ls 1 $10,000.00 10 23 2 $10,00039 Stormwater - structure & pipe ls 1 $10,000.00 10 23 2 $10,000

SITE IMPROVEMENTS - Replacement Costs - Subtotal $369,374

SITE IMPROVEMENTSCOMMENTS

We have assumed that the club will replace the asphalt pavement by the installation of a 2 inch thick overlay. The pavement will need to be milled prior to the installation of the overlay. Milling and the cost of minor repairs (5 to 10 percent of the total area) to the base materials and bearing soils beneath the pavement are included in the cost shown above.

Comprehensive drawings detailing the components of the systems listed above were not available for our review. We have included an allowance for repair of each of the underground systems based upon our experience with other similar properties.


1004401SAMPLE C08

MAIN CLUBHOUSE BUILDING (MCB)PROJECTED REPLACEMENTS



40 MCB Concrete roof tiles ( 1% every 5 yrs) sf 340 $12.00 5 1 2 $4,080

41 MCB Re-coat stucco sf 11,630 $3.50 10 7 2 $40,705

42 MCB - Glass panel railings - 3' lf 450 $80.00 30 20 2 $36,000

43 MCB Front entrance pavers sf 2,200 $28.00 30 15 2 $61,600

44 MCB Irrigation system controllers (3) ea 1 $9,000.00 5 2 2 $9,000

45 MCB Rolling door - Service Court ea 1 $9,500.00 20 5 2 $9,50046 MCB Wood trellis - Service Cout sf 3,648 $35.00 30 12 2 $127,680

47 MCB Wood pergola - Gallery Entrance sf 896 $25.00 25 17 2 $22,40048 MCB Wood pergola - Dining Rm Terrace sf 616 $25.00 25 16 2 $15,40049 MCB Wood pergola - Private Rm Terrace sf 576 $25.00 25 16 2 $14,400

MAIN CLUBHOUSE BUILDING (MCB) - Replacement Costs - Subtotal $340,765

MAIN CLUBHOUSE BUILDING (MCB)COMMENTS

Irrigaton System - we have assumed that the heads and pipe will be maintained/replaced as necessary by the golf course staff and the reserves will only be used for replacement of each of the three controllers and that the controllers will be replaced at the rate of one every five years.

Exclude stone veneer, thinset Terrace pavers


1004401SAMPLE C08

MAIN CLUBHOUSE BUILDING - cont'dPROJECTED REPLACEMENTS



50 Private Lounge - windows sf 320 $45.00 42 30 2 $14,40051 Private Lounge - carpet sf 495 $18.00 14 2 2 $8,91052 Private Lounge - redecoration sf 495 $20.00 7 2 2 $9,900

53 Main Dining Room - windows sf 1,390 $45.00 42 30 2 $62,55054 Main Dining Room - carpet sf 3,542 $18.00 14 2 2 $63,75655 Main Dining Room - furniture ls 1 $50,000.00 7 2 2 $50,00056 Main Dining Room - redecoration sf 3,542 $40.00 7 2 2 $141,680

57 Grill Dining Room - windows sf 850 $45.00 42 30 2 $38,25058 Grill Dining Room - carpet sf 1,950 $18.00 14 2 2 $35,10059 Grill Dining Room - furniture ls 1 $25,000.00 7 2 2 $25,00060 Grill Dining Room - redecoration sf 1,950 $40.00 7 2 2 $78,000

61 Board Room - carpet sf 595 $18.00 14 5 2 $10,71062 Board Room - furniture ls 1 $10,000.00 7 5 2 $10,00063 Board Room - redecoration sf 595 $40.00 7 5 2 $23,80064 Board Room - movable wall lf 24 $500.00 30 20 2 $12,000

65 Terrace - BBQ grill ea 1 $3,200.00 15 3 2 $3,20066 Terrace - furniture ls 1 $6,000.00 10 5 2 $6,000

MAIN CLUBHOUSE BUILDING - cont'd - Replacement Costs - Subtotal $593,256

MAIN CLUBHOUSE BUILDING - cont'dCOMMENTS

Main Dining Room includes entrance gallary and cocktail lounge


1004401SAMPLE C08




67 Men's Lounge - windows sf 540 $45.00 42 32 2 $24,30068 Men's Lounge - carpet sf 1,050 $5.00 7 2 2 $5,25069 Men's Lounge - furniture ls 1 $20,000.00 7 2 2 $20,00070 Men's Lounge - redecoration sf 1,050 $25.00 7 2 2 $26,250

71 Men's Locker Room - lockers ea 308 $250.00 30 17 2 $77,00072 Men's Locker Room - carpet sf 1,820 $5.00 7 2 2 $9,10073 Men's Locker Room - redecoration sf 2,865 $25.00 7 2 2 $71,62574 Men's Locker Room - plumbing fixtures ls 1 $10,500.00 30 17 2 $10,50075 Men's Locker Room - steam room ls 1 $15,000.00 16 3 2 $15,00076 Men's Locker Room - steam generator ls 1 $10,000.00 8 3 2 $10,00077 Men's Locker Room - tilework sf 3,550 $10.00 30 17 2 $35,500

78 Women's Lounge - windows sf 290 $45.00 42 32 2 $13,05079 Women's Lounge - carpet sf 470 $5.00 7 3 2 $2,35080 Women's Lounge - furniture ls 1 $18,000.00 7 3 2 $18,00081 Women's Lounge - redecoration sf 470 $25.00 7 3 2 $11,750

82 Women's Locker Room - lockers ea 104 $250.00 30 18 2 $26,00083 Women's Locker Room - carpet sf 760 $5.00 7 3 2 $3,80084 Women's Locker Room - redecoration sf 1,600 $25.00 7 3 2 $40,00085 Women's Locker Room - plumbing fixtures ls 1 $5,500.00 30 18 2 $5,50086 Women's Locker Room - sauna ls 1 $4,000.00 15 13 2 $4,00087 Women's Locker Room - tilework sf 2,500 $10.00 30 18 2 $25,000



7/9/08 - Increased unit cost of half lockers from $200 each to $250 each.


1004401SAMPLE C08




88 Pro Shop - windows sf 552 $45.00 42 38 2 $24,84089 Pro Shop - carpet sf 1,305 $5.00 10 8 2 $6,52590 Pro Shop - F,F&E ls 1 $5,000.00 2 none 2 $5,00091 Pro Shop - redecoration sf 1,225 $30.00 15 8 2 $36,750

92 Hall/Library - windows sf 460 $45.00 42 37 2 $20,70093 Hall/Library - refinish wood floors sf 1,200 $2.00 10 7 2 $2,40094 Hall/Library - replace wood floors sf 1,200 $10.00 30 27 2 $12,00095 Hall/Library - furniture ls 1 $10,000.00 15 7 2 $10,00096 Hall/Library - redecoration sf 1,200 $15.00 15 7 2 $18,000

97 Hall - Men's rest room ls 1 $20,000.00 20 7 2 $20,00098 Hall - Women's rest room ls 1 $20,000.00 20 7 2 $20,000

99 Admin - windows sf 200 $45.00 42 37 2 $9,000100 Admin - carpet sf 1,375 $5.00 15 7 2 $6,875101 Admin - furniture/equipment ls 1 $5,000.00 2 none 2 $5,000102 Admin - redecoration sf 1,375 $20.00 15 7 2 $27,500

103 East Gallery - windows sf 810 $45.00 42 31 2 $36,450104 East Gallery - carpet sf 1,650 $10.00 7 3 2 $16,500105 East Gallery - redecoration ls 1,650 $20.00 7 3 2 $33,000



7/9/08 - Reduced admin furniture and equipment expenditures from $15,000 per year to $5,000 every other year.


1004401SAMPLE C08

FOOD SERVICE EQUIPMENT - MAIN LEVELPROJECTED REPLACEMENTS



106 Dry Storage Shelving ea 1 $1,200.00 20 12 2 $1,200107 Walk-in Cooler/Freezer 8'x15' ea 1 $16,800.00 20 12 2 $16,800108 Walk-in Cooler Freezer Shelving ea 1 $2,400.00 20 12 2 $2,400109 Prep Table w/Sink ea 1 $4,200.00 20 12 2 $4,200110 Disposal ea 1 $2,800.00 20 12 2 $2,800111 Worktable ea 1 $1,600.00 20 12 2 $1,600112 Food Processor ea 1 $300.00 20 12 2 $300113 Cook-N-Hold Alto shaam ea 1 $8,500.00 20 7 2 $8,500114 Cleveland 3 Pan Steamcraft ea 1 $5,500.00 20 7 2 $5,500115 Bakers Pride Two Deck Pizza Oven ea 1 $1,600.00 20 12 2 $1,600116 Exhaust Hood 25' ea 1 $35,000.00 20 12 2 $35,000117 Two Deck Vulcan Convection Oven ea 1 $12,500.00 20 7 2 $12,500118 5' Range w 6 Burners/Griddle/2 Ovens ea 1 $8,500.00 20 7 2 $8,500119 6 Burner Range w/Salamander Broiler ea 1 $8,500.00 20 12 2 $8,500120 4' Range w/Griddle Oven ea 1 $5,800.00 20 12 2 $5,800121 4' Char Broiler w/o Oven ea 1 $4,800.00 20 7 2 $4,800122 2 Fryers w/Dump Station ea 1 $8,500.00 20 7 2 $8,500123 Single Cell Traulsen Refrigerator ea 1 $3,800.00 20 7 2 $3,800124 Chef's Line ea 1 $80,000.00 20 12 2 $80,000125 Stainless Steel Soiled Dish Table ea 1 $8,400.00 20 12 2 $8,400126 Dishwasher ea 1 $1,600.00 20 12 2 $1,600127 Stainless Steel Clean Dishtable ea 1 $2,100.00 20 12 2 $2,100128 Pot Sink - 2 Compartment ea 1 $3,600.00 20 12 2 $3,600

FOOD SERVICE EQUIPMENT - MAIN LEVEL - Replacement Costs - Subtotal $228,000

FOOD SERVICE EQUIPMENT - MAIN LEVELCOMMENTS


1004401SAMPLE C08

FOOD SERVICE EQUIPMENT - MAIN LEVEL - cont'dPROJECTED REPLACEMENTS



129 Ice Machine/Bin ea 1 $4,200.00 20 7 2 $4,200130 Beverage Stand 12'-6" ea 1 $6,250.00 20 12 2 $6,250131 Draft Beer Box ea 1 $4,500.00 20 12 2 $4,500132 Stainless Steel Utility Stand 10' ea 1 $6,500.00 20 12 2 $6,500133 Server Stand 8'-6" ea 1 $4,500.00 20 12 2 $4,500134 Server Stand 7' ea 1 $3,600.00 20 12 2 $3,600

135 Grill Bar Equipment ea 1 $30,800.00 20 12 2 $30,800136 Bar Equipment ea 1 $28,000.00 20 12 2 $28,000

137 Liquor Storage Shelving ea 1 $900.00 20 12 2 $900138 Liquor Storage Refrigerator, 1cell ea 1 $3,600.00 20 12 2 $3,600139 Liquor Storage Ice Machine/Bin ea 1 $3,400.00 20 12 2 $3,400140 Liquor Storage Server Pick-up ea 1 $2,800.00 20 12 2 $2,800

FOOD SERVICE EQUIPMENT - MAIN LEVEL - cont'd - Replacement Costs - Subtotal $99,050

FOOD SERVICE EQUIPMENT - MAIN LEVEL - cont'dCOMMENTS


1004401SAMPLE C08

FOOD SERVICE EQUIPMENT - LOWER LEVELPROJECTED REPLACEMENTS



141 Dry Storage Room Shelving ea 1 $3,000.00 20 12 2 $3,000142 Liquor Storage Shelving ea 1 $1,800.00 20 12 2 $1,800143 Beer/Wine Cooler 7'x10' ea 1 $9,100.00 20 12 2 $9,100144 Beer/Wine Cooler Shelving ea 1 $1,200.00 20 12 2 $1,200145 Walk-in Freezer 8'x15' ea 1 $8,400.00 20 12 2 $8,400146 Walk-in Freezer Shelving ea 1 $1,200.00 20 12 2 $1,200147 Walk-in Cooler ea 1 $15,680.00 20 12 2 $15,680148 Walk-in Cooler Shelving ea 1 $1,800.00 20 12 2 $1,800

FOOD SERVICE EQUIPMENT - LOWER LEVEL - Replacement Costs - Subtotal $42,180

FOOD SERVICE EQUIPMENT - LOWER LEVELCOMMENTS


1004401SAMPLE C08

HVAC EQUIPMENTPROJECTED REPLACEMENTS



149 Chiller - Carrier - 140 ton ea 1 $90,000.00 20 8 2 $90,000150 Cooling Tower - BAC - 140 ton ea 1 $24,000.00 20 8 2 $24,000

151 Ajax Hot Water Boiler ea 1 $10,000.00 20 10 2 $10,000

152 Condenser Water Pump, CTP-1 ea 1 $12,000.00 30 18 2 $12,000153 Condenser Water Pump, CTP-1A ea 1 $12,000.00 30 18 2 $12,000

154 Chilled Water Pump, CHP-1 ea 1 $12,000.00 30 18 2 $12,000155 Chilled Water Pump, CHP-1A ea 1 $12,000.00 30 18 2 $12,000

156 HVAC Hot Water Pump, HWP-1 ea 1 $3,000.00 10 none 2 $3,000157 HVAC Hot Water Pump, HWP-1A ea 1 $3,000.00 10 none 2 $3,000

158 Inline Exhaust Fan, EF-1 ea 1 $1,000.00 15 4 2 $1,000159 Inline Exhaust Fan, EF-2 ea 1 $1,000.00 15 4 2 $1,000160 Inline Exhaust Fan, EF-3 ea 1 $1,000.00 15 7 2 $1,000161 Inline Exhaust Fan, EF-4 ea 1 $1,000.00 15 4 2 $1,000

162 Roof-Mount Exhaust Fan, EF-5 ea 1 $1,800.00 15 6 2 $1,800163 Roof-Mount Exhaust Fan, EF-6 ea 1 $1,800.00 15 6 2 $1,800164 Cart Barn Inline Exhaust Fan, EF-7 ea 1 $1,800.00 15 6 2 $1,800165 Kitchen Hood Exhaust Fan, EF-8 ea 1 $6,000.00 10 3 2 $6,000166 Dishwasher Hood Exhaust Fan, DF-9 ea 1 $1,000.00 15 4 2 $1,000

HVAC EQUIPMENT - Replacement Costs - Subtotal $194,400

HVAC EQUIPMENTCOMMENTS


1004401SAMPLE C08

HVAC EQUIPMENT - cont'dPROJECTED REPLACEMENTS



167 Magic Aire Fan Coil 1, FC-1 ea 1 $3,250.00 25 13 2 $3,250168 Magic Aire Fan Coil 2, FC-2 ea 1 $3,250.00 25 13 2 $3,250169 Magic Aire Fan Coil 3, FC-3 ea 1 $3,250.00 25 13 2 $3,250170 Magic Aire Fan Coil 4, FC-4 ea 1 $3,250.00 25 13 2 $3,250171 Magic Aire Fan Coil 5, FC-5 ea 1 $3,250.00 25 13 2 $3,250172 Magic Aire Fan Coil 6, FC-6 ea 1 $3,250.00 25 13 2 $3,250173 Magic Aire Fan Coil 7, FC-7 ea 1 $3,250.00 25 13 2 $3,250174 Magic Aire Fan Coil 8, FC-8 ea 1 $3,250.00 25 13 2 $3,250175 Magic Aire Fan Coil 9, FC-9 ea 1 $3,250.00 25 13 2 $3,250176 Magic Aire Fan Coil 10, FC-10 ea 1 $3,250.00 25 13 2 $3,250177 Magic Aire Fan Coil 10A, FC-10A ea 1 $3,250.00 25 13 2 $3,250178 Magic Aire Fan Coil 11, FC-11 ea 1 $3,250.00 25 13 2 $3,250179 Magic Aire Fan Coil 12, FC-12 ea 1 $3,250.00 25 13 2 $3,250180 Magic Aire Fan Coil 13, FC-13 ea 1 $3,250.00 25 13 2 $3,250181 Magic Aire Fan Coil 14, FC-14 ea 1 $3,250.00 25 13 2 $3,250182 Magic Aire Fan Coil 15, FC-15 ea 1 $3,250.00 25 13 2 $3,250183 Magic Aire Fan Coil 16, FC-16 ea 1 $3,250.00 25 13 2 $3,250184 Magic Aire Fan Coil 17, FC-17 ea 1 $3,250.00 25 13 2 $3,250185 Magic Aire Fan Coil 18, FC-18 ea 1 $3,250.00 25 13 2 $3,250186 Magic Aire Fan Coil 19, FC-19 ea 1 $3,250.00 25 13 2 $3,250187 Magic Aire Fan Coil 20, FC-20 ea 1 $3,250.00 25 13 2 $3,250

HVAC EQUIPMENT - cont'd - Replacement Costs - Subtotal $68,250

HVAC EQUIPMENT - cont'dCOMMENTS


1004401SAMPLE C08

HVAC EQUIPMENT - cont'dPROJECTED REPLACEMENTS AND EXCLUDED ITEMS



188 Kitchen Make Up Air, EC-1 ea 1 $3,500.00 15 5 2 $3,500Kitchen Roof-Mounted Duct Furnace, DF-1 ea 1 3 EXCLUDED

189 Non-Water Wash Grease Extractor ea 1 $2,500.00 15 7 2 $2,500

190 Lochinvar Hot Water Heater, No. 1 ea 1 $8,000.00 30 15 2 $8,000191 Lochinvar Hot Water Heater, No. 2 ea 1 $8,000.00 30 15 2 $8,000

192 Hot Water Circ. Pump Motor No. 1 ea 1 $750.00 10 5 2 $750193 Hot Water Circ. Pump Motor No. 2 ea 1 $750.00 10 1 2 $750

194 Hot Water Booster Pump Motor, No. 1 ea 1 $750.00 10 7 2 $750195 Hot Water Booster Pump Motor, No. 2 ea 1 $750.00 10 5 2 $750

196 State Electric Hot Water Heater ea 1 $1,200.00 15 4 2 $1,200

HVAC EQUIPMENT - cont'd - Replacement Costs - Subtotal $26,200

HVAC EQUIPMENT - cont'dCOMMENTS


1004401SAMPLE C08

MISCELLANEOUS SYSTEMSPROJECTED REPLACEMENTS



197 Dual-Lite Emergency Lighting System ea 1 $4,000.00 15 none 2 $4,000198 Grafik Eye Light Dimming System ea 1 $25,000.00 20 6 2 $25,000

199 Point of Sale System Hardware ls 1 $15,000.00 7 6 2 $15,000

200 Telephone system ls 1 $14,000.00 15 3 2 $14,000

201 Simplex Fire Alarm System Panel ea 1 $8,000.00 15 2 2 $8,000202 Simplex Fire Alarm Annunciator ea 1 $3,200.00 15 2 2 $3,200

203 Kitchen Ansul Fire Suppression System ea 1 $6,000.00 30 18 2 $6,000204 Snack Bar Fire Suppression System ea 1 $3,000.00 30 18 2 $3,000

205 Security System ls 1 $2,000.00 5 1 2 $2,000

206 Glof bag storage bins ls 1 $45,000.00 25 13 2 $45,000

MISCELLANEOUS SYSTEMS - Replacement Costs - Subtotal $125,200

MISCELLANEOUS SYSTEMSCOMMENTS


1004401SAMPLE C08

SWIMMING POOLPROJECTED REPLACEMENTS



207 Swimming pool, structure sf 2,700 $65.00 45 39 2 $175,500208 Swimming pool, whitecoat/tile sf 2,700 $13.00 10 9 2 $35,100

209 Wading pool, structure sf 80 $65.00 45 38 2 $5,200210 Wading pool, whitecoat/tile sf 80 $13.00 10 8 2 $1,040

211 Spa, structure sf 110 $65.00 45 38 2 $7,150212 Spa, whitecoat/tile sf 110 $13.00 10 8 2 $1,430

213 Concrete deck pavers sf 6,715 $11.00 30 18 2 $73,865

214 Perimeter fence - glass panel - 5' ft 150 $110.00 30 18 2 $16,500

215 Pool furniture ls 1 $40,000.00 10 none 2 $40,000

216 Pool wood pergola structures sf 1,800 $25.00 25 15 2 $45,000

SWIMMING POOL - Replacement Costs - Subtotal $400,785

SWIMMING POOLCOMMENTS

We have assumed that the project to replace the pool deck will include the replacement of the plumbing and electrical systems installed beneath the pavement.

Exclude stone piers and planter walls as a long life items.


1004401SAMPLE C08

SWIMMING POOL - cont'dPROJECTED REPLACEMENTS



217 Swimming Pool RayPak Heater ea 1 $3,000.00 15 2 2 $3,000218 Swimming Pool Circ Pump Motor ea 1 $750.00 5 5 2 $750219 Swimming Pool Pentair Triton TR140C filter ea 2 $3,900.00 15 15 2 $7,800

220 Wading Pool Lochinvar Heater ea 1 $1,200.00 15 1 2 $1,200221 Wading Pool Circ Pump Motor ea 1 $750.00 5 5 2 $750222 Wading Pool Pentair Triton TR100C filter ea 1 $3,900.00 15 15 2 $3,900

223 Spa RayPak RP2100 water heater ea 1 $1,200.00 15 1 2 $1,200224 Spa Circ Pump Motor ea 1 $750.00 5 5 2 $750225 Spa Pentair Triton TR140C sand filter ea 1 $2,800.00 15 15 2 $2,800226 Spa Jet Pump Motor ea 1 $750.00 5 5 2 $750

SWIMMING POOL - cont'd - Replacement Costs - Subtotal $22,900

SWIMMING POOL - cont'dCOMMENTS


1004401SAMPLE C08

TENNIS COURTS (2)PROJECTED REPLACEMENTS



227 Tennis court, color coat ea 2 $4,000.00 5 4 2 $8,000228 Tennis court, post & footings pr 2 $2,600.00 20 9 2 $5,200

229 Tennis court, fence ft 680 $24.00 20 9 2 $16,320230 Tennis court, wind screen sf 5,440 $0.70 10 1 2 $3,808

231 Court light, poles ea 10 $1,500.00 30 20 2 $15,000232 Court light, single head ea 5 $700.00 15 5 2 $3,500233 Court light, double head ea 5 $1,200.00 15 5 2 $6,000

234 Drinking fountain ea 1 $650.00 10 none 2 $650

TENNIS COURTS (2) - Replacement Costs - Subtotal $58,478

TENNIS COURTS (2)COMMENTS

Tennis court concrete base has been excluded as a long life item and nets have been excluded as an operational expense.


1004401SAMPLE C08

RACQUET, FITNESS, SWIM BUILDING (RFS)PROJECTED REPLACEMENTS



235 RFS Concrete roof tiles ( 1% every 5 yrs) sf 70 $12.00 5 1 2 $840236 RFS Skylights (4'x4') ea 4 $27.50 25 11 2 $110

237 RFS Re-coat stucco sf 2,140 $3.50 10 7 2 $7,490238 RFS Windows/Storefront sf 1,060 $45.00 35 23 2 $47,700

239 RFS Suspended acoustical ceiling sf 1,340 $5.00 20 10 2 $6,700240 RFS Carpet sf 1,830 $4.50 10 3 2 $8,235241 RFS Ceramic tile floors sf 3,640 $9.00 25 13 2 $32,760242 RFS Ceramic tile walls sf 2,560 $9.00 25 13 2 $23,040

243 RFS Plumbing fixtures ls 1 $10,000.00 25 13 2 $10,000

244 RFS Wood lockers ea 27 $200.00 25 13 2 $5,400

245 RFS Redecoration expense sf 1,830 $20.00 10 3 2 $36,600

246 RFS Patio/Walk pavers sf 4,150 $28.00 30 18 2 $116,200247 RFS Patio tables/chairs ea 15 $950.00 10 2 2 $14,250248 RFS Patio fence lf 50 $55.00 40 40 2 $2,750

249 RFS Front entrance pavers sf 825 $28.00 30 18 2 $23,100250 RFS Front sidewalk pavers sf 1,800 $28.00 30 18 2 $50,400251 RFS Wood pergola structures sf 3,396 $25.00 25 18 2 $84,900

RACQUET, FITNESS, SWIM BUILDING (RFS) - Replacement Costs - Subtotal $470,475

RACQUET, FITNESS, SWIM BUILDING (RFS)COMMENTS

Exclude stone veneer


1004401SAMPLE C08

RFS - EXERCISE EQUIPMENTPROJECTED REPLACEMENTS



252 Cybex Pro+ Treadmill ea 2 $7,000.00 7 2 2 $14,000253 LifeFitness 9500 HR Treadmill ea 1 $6,000.00 7 2 2 $6,000254 LifeFitness 9500 HR Eliptical ea 2 $4,000.00 7 2 2 $8,000255 Stairmaster 4400 PT Free Climber ea 1 $2,500.00 7 2 2 $2,500256 Cybex 700 Recumbant Bike ea 1 $1,800.00 7 2 2 $1,800257 Cybex 700 Upright Bike ea 1 $1,800.00 7 2 2 $1,800258 Sci-Fit Pro 1 Upper Body Ergometer ea 1 $2,000.00 7 2 2 $2,000

259 Cybex Dual Axis Chest Press ea 1 $2,500.00 10 5 2 $2,500260 Cybex Dual Axis Pullldown ea 1 $2,500.00 10 5 2 $2,500261 Cybex Leg Extension ea 1 $2,500.00 10 5 2 $2,500262 Cybex Seated Leg Curl ea 1 $2,500.00 10 5 2 $2,500263 Free Motion Single Cable ea 1 $1,800.00 10 5 2 $1,800

264 LifeFitness Smith Press ea 1 $2,500.00 10 5 2 $2,500265 Cybex Flat - Adjustable Bench ea 2 $700.00 10 5 2 $1,400266 Maxicam 3 Tiered 12 pair Dumbell Rack ea 1 $500.00 10 5 2 $500267 Maxicam 2 Tiered 4 pair Dumbell Rack ea 1 $400.00 10 5 2 $400268 Cybex 45 Hyperextension Bench ea 1 $500.00 10 5 2 $500269 Cybex Adjustable Abdominal Crunch ea 1 $500.00 10 5 2 $500270 E-Z Curl Bar ea 1 $150.00 10 5 2 $150

271 1995 GMC Safari Van ea 1 $25,000.00 15 3 2 $25,000

RFS - EXERCISE EQUIPMENT - Replacement Costs - Subtotal $78,850

RFS - EXERCISE EQUIPMENTCOMMENTS

Low dollar value Functional Training Equipment, Dumbells anf Free Weights have been excluded as operational expenses.

Inventory and condition assessment provided by Paul Wright at Savvy Fitness Associates.


1004401SAMPLE C08

RFS - 19th HOLE FOOD SERVICE EQUIPMENTPROJECTED REPLACEMENTS



272 Exhaust Hood, 6' ea 1 $6,000.00 20 12 2 $6,000273 Fryer 30 lb. Countertop ea 1 $2,200.00 20 7 2 $2,200274 42" Griddle Flat/24" Grooved ea 1 $3,800.00 20 7 2 $3,800275 Stainless Steel Worktable Stand ea 1 $1,800.00 20 12 2 $1,800276 Referigerated Sandwich Make-up, 3' ea 1 $2,600.00 20 7 2 $2,600277 Hoshizaki I ce Machine/Bin ea 1 $3,400.00 20 7 2 $3,400278 Stainless Steel 2 Compartment Sink ea 1 $2,800.00 20 12 2 $2,800279 Shelving, 3 Sections ea 1 $900.00 20 12 2 $900280 Prep Sinks ea 1 $2,800.00 20 7 2 $2,800281 Service Counters,etc. ea 1 $6,500.00 20 7 2 $6,500

RFS - 19th HOLE FOOD SERVICE EQUIPMENT - Replacement Costs - Subtotal $32,800

RFS - 19th HOLE FOOD SERVICE EQUIPMENTCOMMENTS

Inventory and condition assessment provided by KLR Associates, Inc..


1004401SAMPLE C08

RFS - MEP SYSTEMSPROJECTED REPLACEMENTS



282 RFS Carrier Heat Pump No. 1 ea 1 $3,000.00 14 13 2 $3,000283 RFS Carrier Heat Pump No. 2 ea 1 $3,000.00 14 3 2 $3,000284 RFS Carrier Heat Pump No. 3 ea 1 $3,000.00 14 1 2 $3,000285 RFS Carrier Heat Pump No. 4 ea 1 $3,000.00 14 none 2 $3,000286 RFS Carrier Heat Pump No. 5 ea 1 $3,000.00 14 4 2 $3,000

287 RFS Snack Bar Kitchen Make Up Air ea 1 $2,500.00 15 5 2 $2,500288 RFS Snack Bar Hood Exhaust Ventilator ea 1 $1,500.00 10 3 2 $1,500

289 RFS - A.O. Smith Hot Water heater ea 1 $3,500.00 15 1 2 $3,500

RFS - MEP SYSTEMS - Replacement Costs - Subtotal $22,500

RFS - MEP SYSTEMSCOMMENTS


1004401SAMPLE C08

GOLF COURSEPROJECTED REPLACEMENTS



290 Sand bunkers ls 1 $545,000.00 15 10 2 $545,000291 Greens ls 1 $686,070.00 30 15 2 $686,070292 Tees ls 1 $465,300.00 30 15 2 $465,300

293 Concrete golf cart paths - 3% every 6 yrs sf 7,296 $8.50 6 3 2 $62,016294 Stone bridge at #11 ls 1 $12,500.00 25 15 2 $12,500

295 Main line drainage system ls 1 $650,000.00 35 20 2 $650,000296 Irrigation pond at #15 - liner ls 1 $85,000.00 30 20 2 $85,000297 Greenside pond at #2 - liner ls 1 $40,000.00 30 5 2 $40,000298 Irrigation Heads on Golf Course ea 1 $250,000.00 20 10 2 $250,000299 PVC Pipe and Control Wire ea 1 $650,000.00 20 10 2 $650,000

300 Toro Site Pro V 2.2 ea 1 $30,000.00 25 15 2 $30,000301 Toro Sand Pro Field Interface ea 1 $5,000.00 25 15 2 $5,000302 53 VT Field Controllers ea 1 $185,000.00 25 15 2 $185,000303 Flowtonex Pump Station ea 1 $150,000.00 20 10 2 $150,000304 T Weather ea 1 $12,000.00 20 10 2 $12,000

GOLF COURSE - Replacement Costs - Subtotal $3,827,886

GOLF COURSECOMMENTS

Misc. golf course amenities such as ballwashers and tee markers have been excluded as operational expenses.


1004401SAMPLE C08

GOLF COURSE EQUIPMENTPROJECTED REPLACEMENTS



305 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400306 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400307 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400308 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400309 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400310 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400311 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400312 Jacobsen 522 A ea 1 $7,400.00 10 8 2 $7,400313 Jacobsen 522 A ea 1 $7,400.00 10 5 2 $7,400314 Jacobsen 522 A ea 1 $7,400.00 10 5 2 $7,400315 Jacobsen 422 ea 1 $7,400.00 10 5 2 $7,400316 Jacobsen 422 ea 1 $7,400.00 10 none 2 $7,400317 Jacobsen 422 ea 1 $7,400.00 10 none 2 $7,400318 Jacobsen 422 ea 1 $7,400.00 10 none 2 $7,400319 Toro Flex 21 with trailer ea 1 $7,800.00 15 15 2 $7,800

320 Lastec "Articulator" ea 1 $21,000.00 10 3 2 $21,000321 Toro 3500 ea 1 $36,000.00 10 8 2 $36,000322 Toro 3500 ea 1 $36,000.00 10 8 2 $36,000323 Toro 3100 D ea 1 $34,000.00 15 10 2 $34,000324 Toro 3100 D ea 1 $34,000.00 15 10 2 $34,000325 Toro 4700 D ea 1 $47,000.00 15 8 2 $47,000326 Toro 36 Commercial ea 1 $2,000.00 20 10 2 $2,000327 Toro Z Master ea 1 $2,600.00 5 2 2 $2,600

GOLF COURSE EQUIPMENT - Replacement Costs - Subtotal $324,000

GOLF COURSE EQUIPMENTCOMMENTS


1004401SAMPLE C08

GOLF COURSE EQUIPMENT - cont'dPROJECTED REPLACEMENTS



328 Jacobsen 3500 ea 1 $47,000.00 15 12 2 $47,000329 Jacobsen 3500 ea 1 $47,000.00 15 12 2 $47,000330 Jacobsen 3400 ea 1 $38,000.00 15 12 2 $38,000331 Jacobsen LF 128 with Plug Pusher ea 1 $38,000.00 15 none 2 $38,000

332 Greensking IV ea 1 $18,000.00 15 10 2 $18,000333 Greensking IV ea 1 $18,000.00 15 10 2 $18,000334 Greensking IV Plus ea 1 $22,000.00 15 6 2 $22,000335 Greensking IV Plus ea 1 $22,000.00 15 6 2 $22,000336 Greensking IV Plus ea 1 $22,000.00 15 6 2 $22,000

337 Toro Walk-Behind Aerifier ea 1 $26,500.00 10 5 2 $26,500338 Toro Walk-Behind Aerifier ea 1 $26,500.00 10 5 2 $26,500339 Soil Reliever 72 / Southern Turf ea 1 $32,000.00 15 15 2 $32,000340 Verti-Drain 7316 ea 1 $38,000.00 15 15 2 $38,000341 Jacobsen Pull Behind Aerifier ea 1 $8,500.00 15 10 2 $8,500342 Aerway Turf ea 1 $6,000.00 20 15 2 $6,000

343 John Deere 5300 ea 1 $28,000.00 15 12 2 $28,000344 John Deere 1070 ea 1 $20,000.00 15 10 2 $20,000345 John Deere 5210 W/ Backhoe ea 1 $42,000.00 15 6 2 $42,000346 John Deere 970 ea 1 $19,000.00 15 8 2 $19,000347 Cub Cadet ea 1 $14,000.00 15 10 2 $14,000348 Kubota 4900 ea 1 $26,000.00 15 15 2 $26,000

GOLF COURSE EQUIPMENT - cont'd - Replacement Costs - Subtotal $558,500

GOLF COURSE EQUIPMENT - cont'dCOMMENTS


1004401SAMPLE C08




349 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650350 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650351 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650352 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650353 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650354 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650355 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650356 Smithco Mow-and-Go - Greens Mowers ea 1 $650.00 12 10 2 $650357 John Deere Utility Trailer ea 1 $650.00 8 5 2 $650358 John Deere Utility Trailer ea 1 $650.00 8 5 2 $650359 Pronovost Trailer P516/3S ea 1 $8,500.00 12 10 2 $8,500360 Pronovost Trailer P509 ea 1 $5,500.00 15 10 2 $5,500361 White Landscape Trailer ea 1 $5,200.00 25 20 2 $5,200362 Maxey Car Trailer ea 1 $4,000.00 20 20 2 $4,000

363 Toro Nozzle 41252 ea 1 $6,000.00 15 15 2 $6,000364 Lely Model W ea 1 $4,500.00 10 5 2 $4,500365 Lely Model L 1500 ea 1 $6,800.00 15 15 2 $6,800366 SP 2000 ea 1 $600.00 8 5 2 $600367 SP 2000 ea 1 $600.00 8 5 2 $600368 SP 2000 ea 1 $600.00 8 5 2 $600369 Gandy Fertilizer Spreader ea 1 $300.00 8 5 2 $300370 Turfco Met-R-Matic ea 1 $6,200.00 15 10 2 $6,200371 Turfco SP 1530 ea 1 $12,000.00 8 5 2 $12,000




1004401SAMPLE C08




372 Gravely Pro - Vac 1050 ea 1 $23,000.00 15 15 2 $23,000373 Dakota 440 Turf Tender ea 1 $38,000.00 15 15 2 $38,000374 Toro Debris Blower 2613 ea 1 $4,000.00 15 15 2 $4,000375 John Deere Sweeper TC 125 ea 1 $8,500.00 20 20 2 $8,500376 Troy-Bilt Vacuum ea 1 $2,500.00 10 10 2 $2,500

377 SDI Sprayer ea 1 $23,000.00 10 5 2 $23,000378 Smithco Spraystar 1000 ea 1 $35,000.00 10 5 2 $35,000379 400 Gallon Trailer Sprayer ea 1 $8,900.00 12 10 2 $8,900380 1100 Gallon Mix Tank ea 1 $10,000.00 12 10 2 $10,000

381 Ryan Mat-Away Seeders ea 1 $6,500.00 15 15 2 $6,500382 Toro Sand Pro 3000 ea 1 $25,000.00 5 none 2 $25,000383 Toro Sand Pro 3000 ea 1 $25,000.00 5 none 2 $25,000384 Ryan Ren-O-Thin ea 1 $8,500.00 15 15 2 $8,500385 Jacobsen Slit Seeder (3 Point) ea 1 $10,000.00 10 10 2 $10,000386 Brower Walk Roller ea 1 $8,600.00 10 10 2 $8,600387 Smithco Greens Roller ea 1 $9,000.00 10 10 2 $9,000

388 Steiner w/ Attachments ea 1 $35,000.00 10 5 2 $35,000389 Tractor Forks ea 1 $5,000.00 20 10 2 $5,000390 Gannon Box Blade ea 1 $4,200.00 15 15 2 $4,200391 Storage Container ea 1 $8,000.00 15 15 2 $8,000




1004401SAMPLE C08




392 Concrete Mixer ea 1 $6,500.00 10 none 2 $6,500393 Concrete Mixer ea 1 $3,500.00 10 5 2 $3,500394 Ditch Witch 3500 ea 1 $45,000.00 20 15 2 $45,000395 Additional Reels for GK IV ea 1 $9,000.00 10 10 2 $9,000

396 Cushman Carry All 4800 ea 1 $4,500.00 8 5 2 $4,500397 Cushman Carry All 4800 ea 1 $4,500.00 8 5 2 $4,500398 Cushman Carry All 4800 ea 1 $4,500.00 8 5 2 $4,500399 Cushman Carry All 4800 ea 1 $4,500.00 8 5 2 $4,500

400 Club Car Turf I ea 1 $4,600.00 8 5 2 $4,600401 Club Car Turf I ea 1 $4,600.00 8 5 2 $4,600402 Cushman Utility Flat Bed ea 1 $5,300.00 10 none 2 $5,300403 Toro Workman 4300 D 4x4 ea 1 $23,500.00 8 none 2 $23,500404 Toro Workman 3200 ea 1 $23,500.00 8 none 2 $23,500405 Jacobsen SV 2322 ea 1 $18,700.00 8 none 2 $18,700406 Jacobsen SV 2322 ea 1 $18,700.00 8 none 2 $18,700407 Kawasaki Mule 2520 ea 1 $4,100.00 8 none 2 $4,100408 Kawasaki Mule 2520 ea 1 $4,100.00 8 none 2 $4,100

409 EZ - Go 4x4 Range Picker ea 1 $4,300.00 5 2 2 $4,300




1004401SAMPLE C08

GOLF COURSE MAINTENANCE COMPLEX (MC)PROJECTED REPLACEMENTS



410 MC Concrete hardstand (10% every 20 yrs) sf 2,280 $9.00 20 7 2 $20,520411 MC Perimeter wall - stucco re-coat sf 3,360 $3.50 10 7 2 $11,760412 MC Refueling station ls 1 $9,500.00 30 20 2 $9,500

413 MC Conc. tile roof (repair 1% every 3 yrs) sf 100 $20.00 3 2 2 $2,000414 MC Skylights ea 4 $900.00 20 9 2 $3,600415 MC Stucco, recoat sf 4,200 $3.50 10 7 2 $14,700416 MC Garage doors ea 3 $1,500.00 20 10 2 $4,500

417 MC Metal frame bldg (30'x60') sf 1,800 $50.00 35 20 2 $90,000

418 MC Metal frame bldg (30'x30') sf 900 $40.00 25 22 2 $36,000

GOLF COURSE MAINTENANCE COMPLEX (MC) - Replacement Costs - Subtotal $192,580

GOLF COURSE MAINTENANCE COMPLEX (MC)COMMENTS


1004401SAMPLE C08

VALUATION EXCLUSIONSEXCLUDED ITEMS



Miscellaneous signage ls 1 3 EXCLUDED

Gravel surface of employee parking ls 1 3 EXCLUDED

Audio system upgarde ls 1 3 EXCLUDED

Thin set Terrace pavers ls 1 3 EXCLUDEDWood Arbors/Trellis structures ls 1 3 EXCLUDEDFire sprinkler system ls 1 3 EXCLUDEDFire extinguisher cabinet ls 1 3 EXCLUDED

Smoke detectors ls 1 3 EXCLUDEDEmergency lighting, exit light, etc. ls 1 3 EXCLUDED

Interior door unit ls 1 3 EXCLUDEDInterior light fixtures ls 1 3 EXCLUDEDElectric space heaters ls 1 3 EXCLUDED

Shop equipment ls 1 3 EXCLUDEDTennis court posts and nets ls 1 3 EXCLUDED

VALUATION EXCLUSIONSCOMMENTS

Valuation Exclusions. For ease of administration of the Replacement Reserves and to reflect accurately how Replacement Reserves are administered, items with a dollar value less than $1,000.00 have not been scheduled for funding from Replacement Reserves. Examples of items excluded from funding by Replacement Reserves by this standard are listed above.

The list above exemplifies exclusions by the cited standard(s) and is not intended to be comprehensive.


1004401SAMPLE C08

LONG-LIFE EXCLUSIONSEXCLUDED ITEMS



Concrete retaining walls ls 1 3 EXCLUDEDMasonry retaining walls ls 1 3 EXCLUDEDMasonry perimeter wall - Maintenance ls 1 3 EXCLUDED

Building foundation(s) ls 1 3 EXCLUDEDConcrete floor slabs (interior) ls 1 3 EXCLUDEDWall, floor, & roof structure ls 1 3 EXCLUDEDExterior stone veneer ls 1 3 EXCLUDEDExterior stucco ls 1 3 EXCLUDEDElectrical wiring ls 1 3 EXCLUDEDChandeliers ls 1 3 EXCLUDED

Millwork ls 1 3 EXCLUDEDInterior granite and marble stonework ls 1 3 EXCLUDEDInterior metal stair rails ls 1 3 EXCLUDEDFire place stonework and flues ls 1 3 EXCLUDEDFire sprinkler system ls 1 3 EXCLUDEDWater piping at common facilities ls 1 3 EXCLUDEDWaste piping at common facilities ls 1 3 EXCLUDEDNatural gas piping ls 1 3 EXCLUDED

Stainless steel pool fixtures ls 1 3 EXCLUDED

Concrete tennis court slab ls 1 3 EXCLUDED

LONG-LIFE EXCLUSIONSCOMMENTS

Long Life Exclusions. Components that when properly maintained, can be assumed to have a life equal to the property asa whole, are normally excluded from the Replacement Reserve Inventory. Examples of items excluded from funding by Replacement Reserves by this standard are listed above.

Exterior masonry is generally assumed to have an unlimited economic life but periodic repointing is required and we have included this for funding in the Replacement Reserve Inventory.



1004401SAMPLE C08

LEASED EQUIPMENT EXCLUSIONSEXCLUDED ITEMS



Golf carts ls 1 3 EXCLUDEDGolf cart chargers ea 75 3 EXCLUDED

Clothes washers ea 3 3 EXCLUDEDClothes dryers ea 4 3 EXCLUDED

Musak system ls 1 3 EXCLUDED

LEASED EQUIPMENT EXCLUSIONSCOMMENTS


1004401SAMPLE C08

UTILITY EXCLUSIONSEXCLUDED ITEMS



Primary electric feeds ls 1 3 EXCLUDEDElectric transformers ls 1 3 EXCLUDEDCable TV systems and structures ls 1 3 EXCLUDEDTelephone cables and structures ls 1 3 EXCLUDED

Gas mains and meters ls 1 3 EXCLUDEDWater mains and meters ls 1 3 EXCLUDEDSanitary sewers ls 1 3 EXCLUDED

UTILITY EXCLUSIONSCOMMENTS

Utility Exclusions. Many improvements owned by utility companies are on property owned by the Association. We have assumed that repair, maintenance, and replacements of these components will be done at the expense of the appropriate utility company. Examples of items excluded from funding Replacement Reserves by this standard are listed above.



1004401SAMPLE C08

MAINTENANCE AND REPAIR EXCLUSIONSEXCLUDED ITEMS



Cleaning of asphalt pavement ls 1 3 EXCLUDEDCrack sealing of asphalt pavement ls 1 3 EXCLUDEDPainting of curbs ls 1 3 EXCLUDED

Landscaping and site grading ls 1 3 EXCLUDED

Exterior painting ls 1 3 EXCLUDEDInterior painting ls 1 3 EXCLUDED

Janitorial service ls 1 3 EXCLUDEDRepair services ls 1 3 EXCLUDEDPartial replacements ls 1 3 EXCLUDEDCapital improvements ls 1 3 EXCLUDED

MAINTENANCE AND REPAIR EXCLUSIONSCOMMENTS

Maintenance activities, one-time-only repairs, and capital improvements. These activities are NOT appropriately funded from Replacement Reserves. The inclusion of such component in the Replacement Reserve Inventory could jeopardize the special tax status of ALL Replacement Reserves, exposing the Association to significant tax liabilities. We recommend that the Board of Directors discuss these exclusions and Revenue Ruling 75-370 with a Certified Public Accountant.

Examples of items excluded from funding by Replacement Reserves by this standard are listed above.



1004401SAMPLE C08

IRRIGATION SYSTEM EXCLUSIONSEXCLUDED ITEMS



Subsurface irrigation pipe ls 1 3 EXCLUDEDSubsurface irrigation valve ls 1 3 EXCLUDEDSubsurface irrigation control wiring ls 1 3 EXCLUDED

Irrigation system electrical service ls 1 3 EXCLUDEDIrrigation system enclosures ls 1 3 EXCLUDED

IRRIGATION SYSTEM EXCLUSIONSCOMMENTS

Irrigation System Exclusions. We have assumed that the maintenance, repair, and periodic replacement of the components of the extensive irrigation systems at the property will not be funded from Replacement Reserves. These systems should be inspected each spring when the systems are brought on line and each fall when they are winterized. Repairs/replacements should be made in conjunction with these inspections.

Miller + Dodson Associates, Inc. Projected Annual Replacements - Page C1Sample Country Club July 9, 2008

1004401SAMPLE C08

PROJECTED ANNUAL REPLACEMENTSGENERAL INFORMATION

CALENDAR OF ANNUAL REPLACEMENTS. The 418 Projected Replacements in the Sample Country ClubReplacement Reserve Inventory whose replacement is scheduled to be funded from Replacement Reserves are broken down on a year-by-year basis, beginning on Page C2.

REPLACEMENT RESERVE ANALYSIS AND INVENTORYPOLICES, PROCEDURES, AND ADMINISTRATION

REVISIONS. Revisions will be made to the Replacement Reserve Analysis and Replacement Reserve Inventoryin accordance with the written instructions of the Board of Directors. No additional charge is incurred for the first revision, if requested in writing within three months of the date of the Replacement Reserve Study. It is ourpolicy to provide revisions in electronic (Adobe PDF) format only.

CONFLICT OF INTEREST. Neither Miller - Dodson Associates nor the Reserve Analyst has any prior or existingrelationship with this club which would represent a real or perceived conflict of interest.

RELIANCE ON DATA PROVIDED BY THE CLIENT. Information provided by an official representative of theclub regarding financial, physical conditions, quality, or historical issues is deemed reliable.

INTENT. This Replacement Reserve Study is a reflection of the information provided by the club and the visual evaluations of the Analyst. It has been prepared for the sole use of the club and is not for thepurpose of performing an audit, quality/forensic analyses, or background checks of historical records.

PREVIOUS REPLACEMENTS. Information provided to Miller - Dodson Associates regarding prior replacementsis considered to be accurate and reliable. Our visual evaluation is not a project audit or quality inspection.

UPDATING. In the first two or possibly three years after the completion of a Level One Replacement ReserveStudy, we recommend the club review and revise the Replacement Reserve Analysis and Inventoryannually to take into account replacements which have occurred and known changes in replacement costs. This can frequently be handled as a Level Two or Level Three Study (as defined by the Community AssociationsInstitute), unless the club has completed major replacement projects. A full analysis (Level One) based on a comprehensive visual evaluation of the site should be accomplished every three to five years or after each major replacement project.

EXPERIENCE WITH FUTURE REPLACEMENTS. The Calendar of Annual Projected Replacements, listsreplacements we have projected to occur over the next thirty years, begins on Page C2. Actual experience inreplacing the items may differ significantly from the cost estimates and time frames shown because of conditionsbeyond our control. These differences may be caused by maintenance practices, inflation, variations in pricingand market conditions, future technological developments, regulatory actions, acts of God, and luck. Someitems may function normally during our visual evaluation and then fail without notice.

REVIEW OF THE REPLACEMENT RESERVE STUDY. For this study to be effective, it should be reviewed by the Sample Country Club Board of Directors, those responsible for the management of the itemsincluded in the Replacement Reserve Inventory, and the accounting professionals employed by the club.


2008 1004401SAMPLE C08

PROJECTED REPLACEMENTS - 20081

# Description $ # Description $ # Description $90 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000156 HVAC Hot Water Pump, HW $3,000157 HVAC Hot Water Pump, HW $3,000197 Dual-Lite Emergency Lightin $4,000215 Pool furniture $40,000234 Drinking fountain $650285 RFS Carrier Heat Pump No. $3,000316 Jacobsen 422 $7,400317 Jacobsen 422 $7,400318 Jacobsen 422 $7,400331 Jacobsen LF 128 with Plug P $38,000382 Toro Sand Pro 3000 $25,000383 Toro Sand Pro 3000 $25,000392 Concrete Mixer $6,500402 Cushman Utility Flat Bed $5,300403 Toro Workman 4300 D 4x4 $23,500404 Toro Workman 3200 $23,500405 Jacobsen SV 2322 $18,700406 Jacobsen SV 2322 $18,700407 Kawasaki Mule 2520 $4,100408 Kawasaki Mule 2520 $4,100

Total Scheduled Replacements $278,250


2009 1004401SAMPLE C08


# Description $ # Description $ # Description $40 MCB Concrete roof tiles ( 1% $4,080193 Hot Water Circ. Pump Motor $750205 Security System $2,000220 Wading Pool Lochinvar Hea $1,200223 Spa RayPak RP2100 water $1,200230 Tennis court, wind screen $3,808235 RFS Concrete roof tiles ( 1% $840284 RFS Carrier Heat Pump No. $3,000289 RFS - A.O. Smith Hot Water $3,500



2010 1004401SAMPLE C08


# Description $ # Description $ # Description $31 Asphalt pavement, seal coat $17,50744 MCB Irrigation system contro $9,00051 Private Lounge - carpet $8,91052 Private Lounge - redecoratio $9,90054 Main Dining Room - carpet $63,75655 Main Dining Room - furniture $50,00056 Main Dining Room - redecor $141,68058 Grill Dining Room - carpet $35,10059 Grill Dining Room - furniture $25,00060 Grill Dining Room - redecora $78,00068 Men's Lounge - carpet $5,25069 Men's Lounge - furniture $20,00070 Men's Lounge - redecoration $26,25072 Men's Locker Room - carpet $9,10073 Men's Locker Room - redeco $71,62590 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000201 Simplex Fire Alarm System P $8,000202 Simplex Fire Alarm Annuncia $3,200217 Swimming Pool RayPak Hea $3,000247 RFS Patio tables/chairs $14,250252 Cybex Pro+ Treadmill $14,000253 LifeFitness 9500 HR Treadm $6,000254 LifeFitness 9500 HR Eliptica $8,000255 Stairmaster 4400 PT Free C $2,500256 Cybex 700 Recumbant Bike $1,800257 Cybex 700 Upright Bike $1,800258 Sci-Fit Pro 1 Upper Body Erg $2,000327 Toro Z Master $2,600409 EZ - Go 4x4 Range Picker $4,300413 MC Conc. tile roof (repair 1% $2,000



2011 1004401SAMPLE C08


# Description $ # Description $ # Description $1 Concrete curb (3%) $4,397

11 Concrete curb & gutter (3%) $1,91321 MCB Concrete flatwork (3%) $4,42065 Terrace - BBQ grill $3,20075 Men's Locker Room - steam $15,00076 Men's Locker Room - steam $10,00079 Women's Lounge - carpet $2,35080 Women's Lounge - furniture $18,00081 Women's Lounge - redecora $11,75083 Women's Locker Room - car $3,80084 Women's Locker Room - red $40,000104 East Gallery - carpet $16,500105 East Gallery - redecoration $33,000165 Kitchen Hood Exhaust Fan, $6,000200 Telephone system $14,000240 RFS Carpet $8,235245 RFS Redecoration expense $36,600271 1995 GMC Safari Van $25,000283 RFS Carrier Heat Pump No. $3,000288 RFS Snack Bar Hood Exhau $1,500293 Concrete golf cart paths - 3% $62,016320 Lastec "Articulator" $21,000



2012 1004401SAMPLE C08


# Description $ # Description $ # Description $90 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000158 Inline Exhaust Fan, EF-1 $1,000159 Inline Exhaust Fan, EF-2 $1,000161 Inline Exhaust Fan, EF-4 $1,000166 Dishwasher Hood Exhaust F $1,000196 State Electric Hot Water Hea $1,200227 Tennis court, color coat $8,000286 RFS Carrier Heat Pump No. $3,000



2013 1004401SAMPLE C08


# Description $ # Description $ # Description $34 Pole lights - fixture heads $62,40045 MCB Rolling door - Service C $9,50061 Board Room - carpet $10,71062 Board Room - furniture $10,00063 Board Room - redecoration $23,80066 Terrace - furniture $6,000188 Kitchen Make Up Air, EC-1 $3,500192 Hot Water Circ. Pump Motor $750195 Hot Water Booster Pump Mo $750218 Swimming Pool Circ Pump M $750221 Wading Pool Circ Pump Mot $750224 Spa Circ Pump Motor $750226 Spa Jet Pump Motor $750232 Court light, single head $3,500233 Court light, double head $6,000259 Cybex Dual Axis Chest Pres $2,500260 Cybex Dual Axis Pullldown $2,500261 Cybex Leg Extension $2,500262 Cybex Seated Leg Curl $2,500263 Free Motion Single Cable $1,800264 LifeFitness Smith Press $2,500265 Cybex Flat - Adjustable Benc $1,400266 Maxicam 3 Tiered 12 pair Du $500267 Maxicam 2 Tiered 4 pair Dum $400268 Cybex 45 Hyperextension Be $500269 Cybex Adjustable Abdomina $500270 E-Z Curl Bar $150287 RFS Snack Bar Kitchen Mak $2,500297 Greenside pond at #2 - liner $40,000313 Jacobsen 522 A $7,400314 Jacobsen 522 A $7,400315 Jacobsen 422 $7,400337 Toro Walk-Behind Aerifier $26,500338 Toro Walk-Behind Aerifier $26,500357 John Deere Utility Trailer $650358 John Deere Utility Trailer $650364 Lely Model W $4,500366 SP 2000 $600367 SP 2000 $600368 SP 2000 $600369 Gandy Fertilizer Spreader $300371 Turfco SP 1530 $12,000377 SDI Sprayer $23,000378 Smithco Spraystar 1000 $35,000382 Toro Sand Pro 3000 $25,000383 Toro Sand Pro 3000 $25,000388 Steiner w/ Attachments $35,000393 Concrete Mixer $3,500396 Cushman Carry All 4800 $4,500397 Cushman Carry All 4800 $4,500398 Cushman Carry All 4800 $4,500399 Cushman Carry All 4800 $4,500400 Club Car Turf I $4,600401 Club Car Turf I $4,600413 MC Conc. tile roof (repair 1% $2,000



2014 1004401SAMPLE C08


# Description $ # Description $ # Description $40 MCB Concrete roof tiles ( 1% $4,08090 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000162 Roof-Mount Exhaust Fan, EF $1,800163 Roof-Mount Exhaust Fan, EF $1,800164 Cart Barn Inline Exhaust Fan $1,800198 Grafik Eye Light Dimming Sy $25,000199 Point of Sale System Hardw $15,000205 Security System $2,000235 RFS Concrete roof tiles ( 1% $840334 Greensking IV Plus $22,000335 Greensking IV Plus $22,000336 Greensking IV Plus $22,000345 John Deere 5210 W/ Backho $42,000



2015 1004401SAMPLE C08


# Description $ # Description $ # Description $31 Asphalt pavement, seal coat $17,50741 MCB Re-coat stucco $40,70544 MCB Irrigation system contro $9,00093 Hall/Library - refinish wood f $2,40095 Hall/Library - furniture $10,00096 Hall/Library - redecoration $18,00097 Hall - Men's rest room $20,00098 Hall - Women's rest room $20,000100 Admin - carpet $6,875102 Admin - redecoration $27,500113 Cook-N-Hold Alto shaam $8,500114 Cleveland 3 Pan Steamcraft $5,500117 Two Deck Vulcan Convectio $12,500118 5' Range w 6 Burners/Griddl $8,500121 4' Char Broiler w/o Oven $4,800122 2 Fryers w/Dump Station $8,500123 Single Cell Traulsen Refrige $3,800129 Ice Machine/Bin $4,200160 Inline Exhaust Fan, EF-3 $1,000189 Non-Water Wash Grease E $2,500194 Hot Water Booster Pump Mo $750237 RFS Re-coat stucco $7,490273 Fryer 30 lb. Countertop $2,200274 42" Griddle Flat/24" Grooved $3,800276 Referigerated Sandwich Mak $2,600277 Hoshizaki I ce Machine/Bin $3,400280 Prep Sinks $2,800281 Service Counters,etc. $6,500327 Toro Z Master $2,600409 EZ - Go 4x4 Range Picker $4,300410 MC Concrete hardstand (10% $20,520411 MC Perimeter wall - stucco r $11,760415 MC Stucco, recoat $14,700



2016 1004401SAMPLE C08


# Description $ # Description $ # Description $89 Pro Shop - carpet $6,52590 Pro Shop - F,F&E $5,00091 Pro Shop - redecoration $36,750101 Admin - furniture/equipment $5,000149 Chiller - Carrier - 140 ton $90,000150 Cooling Tower - BAC - 140 t $24,000210 Wading pool, whitecoat/tile $1,040212 Spa, whitecoat/tile $1,430305 Jacobsen 522 A $7,400306 Jacobsen 522 A $7,400307 Jacobsen 522 A $7,400308 Jacobsen 522 A $7,400309 Jacobsen 522 A $7,400310 Jacobsen 522 A $7,400311 Jacobsen 522 A $7,400312 Jacobsen 522 A $7,400321 Toro 3500 $36,000322 Toro 3500 $36,000325 Toro 4700 D $47,000346 John Deere 970 $19,000403 Toro Workman 4300 D 4x4 $23,500404 Toro Workman 3200 $23,500405 Jacobsen SV 2322 $18,700406 Jacobsen SV 2322 $18,700407 Kawasaki Mule 2520 $4,100408 Kawasaki Mule 2520 $4,100413 MC Conc. tile roof (repair 1% $2,000



2017 1004401SAMPLE C08



12 Concrete curb & gutter (3%) $1,91322 MCB Concrete flatwork (3%) $4,42052 Private Lounge - redecoratio $9,90055 Main Dining Room - furniture $50,00056 Main Dining Room - redecor $141,68059 Grill Dining Room - furniture $25,00060 Grill Dining Room - redecora $78,00068 Men's Lounge - carpet $5,25069 Men's Lounge - furniture $20,00070 Men's Lounge - redecoration $26,25072 Men's Locker Room - carpet $9,10073 Men's Locker Room - redeco $71,625208 Swimming pool, whitecoat/til $35,100227 Tennis court, color coat $8,000228 Tennis court, post & footings $5,200229 Tennis court, fence $16,320252 Cybex Pro+ Treadmill $14,000253 LifeFitness 9500 HR Treadm $6,000254 LifeFitness 9500 HR Eliptica $8,000255 Stairmaster 4400 PT Free C $2,500256 Cybex 700 Recumbant Bike $1,800257 Cybex 700 Upright Bike $1,800258 Sci-Fit Pro 1 Upper Body Erg $2,000293 Concrete golf cart paths - 3% $62,016414 MC Skylights $3,600



2018 1004401SAMPLE C08


# Description $ # Description $ # Description $35 Bollard lights $23,75079 Women's Lounge - carpet $2,35080 Women's Lounge - furniture $18,00081 Women's Lounge - redecora $11,75083 Women's Locker Room - car $3,80084 Women's Locker Room - red $40,00090 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000104 East Gallery - carpet $16,500105 East Gallery - redecoration $33,000151 Ajax Hot Water Boiler $10,000156 HVAC Hot Water Pump, HW $3,000157 HVAC Hot Water Pump, HW $3,000215 Pool furniture $40,000218 Swimming Pool Circ Pump M $750221 Wading Pool Circ Pump Mot $750224 Spa Circ Pump Motor $750226 Spa Jet Pump Motor $750234 Drinking fountain $650239 RFS Suspended acoustical c $6,700290 Sand bunkers $545,000298 Irrigation Heads on Golf Cou $250,000299 PVC Pipe and Control Wire $650,000303 Flowtonex Pump Station $150,000304 T Weather $12,000316 Jacobsen 422 $7,400317 Jacobsen 422 $7,400318 Jacobsen 422 $7,400323 Toro 3100 D $34,000324 Toro 3100 D $34,000326 Toro 36 Commercial $2,000332 Greensking IV $18,000333 Greensking IV $18,000341 Jacobsen Pull Behind Aerifie $8,500344 John Deere 1070 $20,000347 Cub Cadet $14,000349 Smithco Mow-and-Go - Gree $650350 Smithco Mow-and-Go - Gree $650351 Smithco Mow-and-Go - Gree $650352 Smithco Mow-and-Go - Gree $650353 Smithco Mow-and-Go - Gree $650354 Smithco Mow-and-Go - Gree $650355 Smithco Mow-and-Go - Gree $650356 Smithco Mow-and-Go - Gree $650359 Pronovost Trailer P516/3S $8,500360 Pronovost Trailer P509 $5,500370 Turfco Met-R-Matic $6,200376 Troy-Bilt Vacuum $2,500379 400 Gallon Trailer Sprayer $8,900380 1100 Gallon Mix Tank $10,000382 Toro Sand Pro 3000 $25,000383 Toro Sand Pro 3000 $25,000385 Jacobsen Slit Seeder (3 Poin $10,000386 Brower Walk Roller $8,600387 Smithco Greens Roller $9,000389 Tractor Forks $5,000392 Concrete Mixer $6,500395 Additional Reels for GK IV $9,000402 Cushman Utility Flat Bed $5,300416 MC Garage doors $4,500

Total Scheduled Replacements $2,157,900


2019 1004401SAMPLE C08


# Description $ # Description $ # Description $40 MCB Concrete roof tiles ( 1% $4,08076 Men's Locker Room - steam $10,000193 Hot Water Circ. Pump Motor $750205 Security System $2,000230 Tennis court, wind screen $3,808235 RFS Concrete roof tiles ( 1% $840236 RFS Skylights (4'x4') $110413 MC Conc. tile roof (repair 1% $2,000



2020 1004401SAMPLE C08


# Description $ # Description $ # Description $31 Asphalt pavement, seal coat $17,50732 Asphalt pavement, mill & ove $147,71744 MCB Irrigation system contro $9,00046 MCB Wood trellis - Service C $127,68062 Board Room - furniture $10,00063 Board Room - redecoration $23,80090 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000106 Dry Storage Shelving $1,200107 Walk-in Cooler/Freezer 8'x1 $16,800108 Walk-in Cooler Freezer She $2,400109 Prep Table w/Sink $4,200110 Disposal $2,800111 Worktable $1,600112 Food Processor $300115 Bakers Pride Two Deck Pizz $1,600116 Exhaust Hood 25' $35,000119 6 Burner Range w/Salamand $8,500120 4' Range w/Griddle Oven $5,800124 Chef's Line $80,000125 Stainless Steel Soiled Dish T $8,400126 Dishwasher $1,600127 Stainless Steel Clean Dishta $2,100128 Pot Sink - 2 Compartment $3,600130 Beverage Stand 12'-6" $6,250131 Draft Beer Box $4,500132 Stainless Steel Utility Stand $6,500133 Server Stand 8'-6" $4,500134 Server Stand 7' $3,600135 Grill Bar Equipment $30,800136 Bar Equipment $28,000137 Liquor Storage Shelving $900138 Liquor Storage Refrigerator, $3,600139 Liquor Storage Ice Machine/ $3,400140 Liquor Storage Server Pick-u $2,800141 Dry Storage Room Shelving $3,000142 Liquor Storage Shelving $1,800143 Beer/Wine Cooler 7'x10' $9,100144 Beer/Wine Cooler Shelving $1,200145 Walk-in Freezer 8'x15' $8,400146 Walk-in Freezer Shelving $1,200147 Walk-in Cooler $15,680148 Walk-in Cooler Shelving $1,800247 RFS Patio tables/chairs $14,250272 Exhaust Hood, 6' $6,000275 Stainless Steel Worktable St $1,800278 Stainless Steel 2 Compartm $2,800279 Shelving, 3 Sections $900327 Toro Z Master $2,600328 Jacobsen 3500 $47,000329 Jacobsen 3500 $47,000330 Jacobsen 3400 $38,000343 John Deere 5300 $28,000409 EZ - Go 4x4 Range Picker $4,300



2021 1004401SAMPLE C08


# Description $ # Description $ # Description $86 Women's Locker Room - sau $4,000165 Kitchen Hood Exhaust Fan, $6,000167 Magic Aire Fan Coil 1, FC-1 $3,250168 Magic Aire Fan Coil 2, FC-2 $3,250169 Magic Aire Fan Coil 3, FC-3 $3,250170 Magic Aire Fan Coil 4, FC-4 $3,250171 Magic Aire Fan Coil 5, FC-5 $3,250172 Magic Aire Fan Coil 6, FC-6 $3,250173 Magic Aire Fan Coil 7, FC-7 $3,250174 Magic Aire Fan Coil 8, FC-8 $3,250175 Magic Aire Fan Coil 9, FC-9 $3,250176 Magic Aire Fan Coil 10, FC- $3,250177 Magic Aire Fan Coil 10A, FC $3,250178 Magic Aire Fan Coil 11, FC- $3,250179 Magic Aire Fan Coil 12, FC- $3,250180 Magic Aire Fan Coil 13, FC- $3,250181 Magic Aire Fan Coil 14, FC- $3,250182 Magic Aire Fan Coil 15, FC- $3,250183 Magic Aire Fan Coil 16, FC- $3,250184 Magic Aire Fan Coil 17, FC- $3,250185 Magic Aire Fan Coil 18, FC- $3,250186 Magic Aire Fan Coil 19, FC- $3,250187 Magic Aire Fan Coil 20, FC-2 $3,250199 Point of Sale System Hardw $15,000206 Glof bag storage bins $45,000240 RFS Carpet $8,235241 RFS Ceramic tile floors $32,760242 RFS Ceramic tile walls $23,040243 RFS Plumbing fixtures $10,000244 RFS Wood lockers $5,400245 RFS Redecoration expense $36,600282 RFS Carrier Heat Pump No. $3,000288 RFS Snack Bar Hood Exhau $1,500320 Lastec "Articulator" $21,000357 John Deere Utility Trailer $650358 John Deere Utility Trailer $650366 SP 2000 $600367 SP 2000 $600368 SP 2000 $600369 Gandy Fertilizer Spreader $300371 Turfco SP 1530 $12,000396 Cushman Carry All 4800 $4,500397 Cushman Carry All 4800 $4,500398 Cushman Carry All 4800 $4,500399 Cushman Carry All 4800 $4,500400 Club Car Turf I $4,600401 Club Car Turf I $4,600



2022 1004401SAMPLE C08


# Description $ # Description $ # Description $90 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000227 Tennis court, color coat $8,000285 RFS Carrier Heat Pump No. $3,000413 MC Conc. tile roof (repair 1% $2,000



2023 1004401SAMPLE C08


# Description $ # Description $ # Description $3 Concrete curb (3%) $4,397 393 Concrete Mixer $3,500

13 Concrete curb & gutter (3%) $1,913 394 Ditch Witch 3500 $45,00023 MCB Concrete flatwork (3%) $4,42043 MCB Front entrance pavers $61,60066 Terrace - furniture $6,000190 Lochinvar Hot Water Heater $8,000191 Lochinvar Hot Water Heater $8,000192 Hot Water Circ. Pump Motor $750195 Hot Water Booster Pump Mo $750197 Dual-Lite Emergency Lightin $4,000216 Pool wood pergola structure $45,000218 Swimming Pool Circ Pump M $750219 Swimming Pool Pentair Trito $7,800221 Wading Pool Circ Pump Mot $750222 Wading Pool Pentair Triton T $3,900224 Spa Circ Pump Motor $750225 Spa Pentair Triton TR140C s $2,800226 Spa Jet Pump Motor $750259 Cybex Dual Axis Chest Pres $2,500260 Cybex Dual Axis Pullldown $2,500261 Cybex Leg Extension $2,500262 Cybex Seated Leg Curl $2,500263 Free Motion Single Cable $1,800264 LifeFitness Smith Press $2,500265 Cybex Flat - Adjustable Benc $1,400266 Maxicam 3 Tiered 12 pair Du $500267 Maxicam 2 Tiered 4 pair Dum $400268 Cybex 45 Hyperextension Be $500269 Cybex Adjustable Abdomina $500270 E-Z Curl Bar $150284 RFS Carrier Heat Pump No. $3,000291 Greens $686,070292 Tees $465,300293 Concrete golf cart paths - 3% $62,016294 Stone bridge at #11 $12,500300 Toro Site Pro V 2.2 $30,000301 Toro Sand Pro Field Interfac $5,000302 53 VT Field Controllers $185,000313 Jacobsen 522 A $7,400314 Jacobsen 522 A $7,400315 Jacobsen 422 $7,400319 Toro Flex 21 with trailer $7,800331 Jacobsen LF 128 with Plug P $38,000337 Toro Walk-Behind Aerifier $26,500338 Toro Walk-Behind Aerifier $26,500339 Soil Reliever 72 / Southern T $32,000340 Verti-Drain 7316 $38,000342 Aerway Turf $6,000348 Kubota 4900 $26,000363 Toro Nozzle 41252 $6,000364 Lely Model W $4,500365 Lely Model L 1500 $6,800372 Gravely Pro - Vac 1050 $23,000373 Dakota 440 Turf Tender $38,000374 Toro Debris Blower 2613 $4,000377 SDI Sprayer $23,000378 Smithco Spraystar 1000 $35,000381 Ryan Mat-Away Seeders $6,500382 Toro Sand Pro 3000 $25,000383 Toro Sand Pro 3000 $25,000384 Ryan Ren-O-Thin $8,500388 Steiner w/ Attachments $35,000390 Gannon Box Blade $4,200391 Storage Container $8,000 Total Scheduled Replacements $2,152,965


2024 1004401SAMPLE C08


# Description $ # Description $ # Description $40 MCB Concrete roof tiles ( 1% $4,08048 MCB Wood pergola - Dining $15,40049 MCB Wood pergola - Private $14,40051 Private Lounge - carpet $8,91052 Private Lounge - redecoratio $9,90054 Main Dining Room - carpet $63,75655 Main Dining Room - furniture $50,00056 Main Dining Room - redecor $141,68058 Grill Dining Room - carpet $35,10059 Grill Dining Room - furniture $25,00060 Grill Dining Room - redecora $78,00068 Men's Lounge - carpet $5,25069 Men's Lounge - furniture $20,00070 Men's Lounge - redecoration $26,25072 Men's Locker Room - carpet $9,10073 Men's Locker Room - redeco $71,62590 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000205 Security System $2,000220 Wading Pool Lochinvar Hea $1,200223 Spa RayPak RP2100 water $1,200235 RFS Concrete roof tiles ( 1% $840252 Cybex Pro+ Treadmill $14,000253 LifeFitness 9500 HR Treadm $6,000254 LifeFitness 9500 HR Eliptica $8,000255 Stairmaster 4400 PT Free C $2,500256 Cybex 700 Recumbant Bike $1,800257 Cybex 700 Upright Bike $1,800258 Sci-Fit Pro 1 Upper Body Erg $2,000289 RFS - A.O. Smith Hot Water $3,500403 Toro Workman 4300 D 4x4 $23,500404 Toro Workman 3200 $23,500405 Jacobsen SV 2322 $18,700406 Jacobsen SV 2322 $18,700407 Kawasaki Mule 2520 $4,100408 Kawasaki Mule 2520 $4,100



2025 1004401SAMPLE C08


# Description $ # Description $ # Description $31 Asphalt pavement, seal coat $17,50741 MCB Re-coat stucco $40,70544 MCB Irrigation system contro $9,00047 MCB Wood pergola - Gallery $22,40071 Men's Locker Room - locker $77,00074 Men's Locker Room - plumb $10,50077 Men's Locker Room - tilewor $35,50079 Women's Lounge - carpet $2,35080 Women's Lounge - furniture $18,00081 Women's Lounge - redecora $11,75083 Women's Locker Room - car $3,80084 Women's Locker Room - red $40,00093 Hall/Library - refinish wood f $2,400104 East Gallery - carpet $16,500105 East Gallery - redecoration $33,000194 Hot Water Booster Pump Mo $750201 Simplex Fire Alarm System P $8,000202 Simplex Fire Alarm Annuncia $3,200217 Swimming Pool RayPak Hea $3,000237 RFS Re-coat stucco $7,490283 RFS Carrier Heat Pump No. $3,000327 Toro Z Master $2,600409 EZ - Go 4x4 Range Picker $4,300411 MC Perimeter wall - stucco r $11,760413 MC Conc. tile roof (repair 1% $2,000415 MC Stucco, recoat $14,700



2026 1004401SAMPLE C08


# Description $ # Description $ # Description $36 Domestic water - lateral $10,00037 Sanitary sewer - lateral $10,00065 Terrace - BBQ grill $3,20082 Women's Locker Room - loc $26,00085 Women's Locker Room - plu $5,50087 Women's Locker Room - tile $25,00089 Pro Shop - carpet $6,52590 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000152 Condenser Water Pump, CT $12,000153 Condenser Water Pump, CT $12,000154 Chilled Water Pump, CHP-1 $12,000155 Chilled Water Pump, CHP-1 $12,000200 Telephone system $14,000203 Kitchen Ansul Fire Suppress $6,000204 Snack Bar Fire Suppression $3,000210 Wading pool, whitecoat/tile $1,040212 Spa, whitecoat/tile $1,430213 Concrete deck pavers $73,865214 Perimeter fence - glass pane $16,500246 RFS Patio/Walk pavers $116,200249 RFS Front entrance pavers $23,100250 RFS Front sidewalk pavers $50,400251 RFS Wood pergola structure $84,900271 1995 GMC Safari Van $25,000286 RFS Carrier Heat Pump No. $3,000305 Jacobsen 522 A $7,400306 Jacobsen 522 A $7,400307 Jacobsen 522 A $7,400308 Jacobsen 522 A $7,400309 Jacobsen 522 A $7,400310 Jacobsen 522 A $7,400311 Jacobsen 522 A $7,400312 Jacobsen 522 A $7,400321 Toro 3500 $36,000322 Toro 3500 $36,000



2027 1004401SAMPLE C08


# Description $ # Description $ # Description $61 Board Room - carpet $10,71062 Board Room - furniture $10,00063 Board Room - redecoration $23,80075 Men's Locker Room - steam $15,00076 Men's Locker Room - steam $10,000158 Inline Exhaust Fan, EF-1 $1,000159 Inline Exhaust Fan, EF-2 $1,000161 Inline Exhaust Fan, EF-4 $1,000166 Dishwasher Hood Exhaust F $1,000196 State Electric Hot Water Hea $1,200208 Swimming pool, whitecoat/til $35,100227 Tennis court, color coat $8,000



2028 1004401SAMPLE C08


# Description $ # Description $ # Description $33 Pole lights - poles $78,00034 Pole lights - fixture heads $62,40042 MCB - Glass panel railings - $36,00064 Board Room - movable wall $12,00090 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000156 HVAC Hot Water Pump, HW $3,000157 HVAC Hot Water Pump, HW $3,000188 Kitchen Make Up Air, EC-1 $3,500199 Point of Sale System Hardw $15,000215 Pool furniture $40,000218 Swimming Pool Circ Pump M $750221 Wading Pool Circ Pump Mot $750224 Spa Circ Pump Motor $750226 Spa Jet Pump Motor $750231 Court light, poles $15,000232 Court light, single head $3,500233 Court light, double head $6,000234 Drinking fountain $650287 RFS Snack Bar Kitchen Mak $2,500295 Main line drainage system $650,000296 Irrigation pond at #15 - liner $85,000316 Jacobsen 422 $7,400317 Jacobsen 422 $7,400318 Jacobsen 422 $7,400361 White Landscape Trailer $5,200362 Maxey Car Trailer $4,000375 John Deere Sweeper TC 12 $8,500376 Troy-Bilt Vacuum $2,500382 Toro Sand Pro 3000 $25,000383 Toro Sand Pro 3000 $25,000385 Jacobsen Slit Seeder (3 Poin $10,000386 Brower Walk Roller $8,600387 Smithco Greens Roller $9,000392 Concrete Mixer $6,500395 Additional Reels for GK IV $9,000402 Cushman Utility Flat Bed $5,300412 MC Refueling station $9,500413 MC Conc. tile roof (repair 1% $2,000417 MC Metal frame bldg (30'x60 $90,000

Total Scheduled Replacements $1,270,850


2029 1004401SAMPLE C08



14 Concrete curb & gutter (3%) $1,91324 MCB Concrete flatwork (3%) $4,42040 MCB Concrete roof tiles ( 1% $4,080162 Roof-Mount Exhaust Fan, EF $1,800163 Roof-Mount Exhaust Fan, EF $1,800164 Cart Barn Inline Exhaust Fan $1,800193 Hot Water Circ. Pump Motor $750205 Security System $2,000230 Tennis court, wind screen $3,808235 RFS Concrete roof tiles ( 1% $840293 Concrete golf cart paths - 3% $62,016334 Greensking IV Plus $22,000335 Greensking IV Plus $22,000336 Greensking IV Plus $22,000345 John Deere 5210 W/ Backho $42,000357 John Deere Utility Trailer $650358 John Deere Utility Trailer $650366 SP 2000 $600367 SP 2000 $600368 SP 2000 $600369 Gandy Fertilizer Spreader $300371 Turfco SP 1530 $12,000396 Cushman Carry All 4800 $4,500397 Cushman Carry All 4800 $4,500398 Cushman Carry All 4800 $4,500399 Cushman Carry All 4800 $4,500400 Club Car Turf I $4,600401 Club Car Turf I $4,600



2030 1004401SAMPLE C08


# Description $ # Description $ # Description $31 Asphalt pavement, seal coat $17,50744 MCB Irrigation system contro $9,00090 Pro Shop - F,F&E $5,00095 Hall/Library - furniture $10,00096 Hall/Library - redecoration $18,000100 Admin - carpet $6,875101 Admin - furniture/equipment $5,000102 Admin - redecoration $27,500160 Inline Exhaust Fan, EF-3 $1,000189 Non-Water Wash Grease E $2,500247 RFS Patio tables/chairs $14,250327 Toro Z Master $2,600349 Smithco Mow-and-Go - Gree $650350 Smithco Mow-and-Go - Gree $650351 Smithco Mow-and-Go - Gree $650352 Smithco Mow-and-Go - Gree $650353 Smithco Mow-and-Go - Gree $650354 Smithco Mow-and-Go - Gree $650355 Smithco Mow-and-Go - Gree $650356 Smithco Mow-and-Go - Gree $650359 Pronovost Trailer P516/3S $8,500379 400 Gallon Trailer Sprayer $8,900380 1100 Gallon Mix Tank $10,000409 EZ - Go 4x4 Range Picker $4,300418 MC Metal frame bldg (30'x30 $36,000



2031 1004401SAMPLE C08


# Description $ # Description $ # Description $38 Natural gas - lateral $10,00039 Stormwater - structure & pip $10,00052 Private Lounge - redecoratio $9,90055 Main Dining Room - furniture $50,00056 Main Dining Room - redecor $141,68059 Grill Dining Room - furniture $25,00060 Grill Dining Room - redecora $78,00068 Men's Lounge - carpet $5,25069 Men's Lounge - furniture $20,00070 Men's Lounge - redecoration $26,25072 Men's Locker Room - carpet $9,10073 Men's Locker Room - redeco $71,62591 Pro Shop - redecoration $36,750165 Kitchen Hood Exhaust Fan, $6,000238 RFS Windows/Storefront $47,700240 RFS Carpet $8,235245 RFS Redecoration expense $36,600252 Cybex Pro+ Treadmill $14,000253 LifeFitness 9500 HR Treadm $6,000254 LifeFitness 9500 HR Eliptica $8,000255 Stairmaster 4400 PT Free C $2,500256 Cybex 700 Recumbant Bike $1,800257 Cybex 700 Upright Bike $1,800258 Sci-Fit Pro 1 Upper Body Erg $2,000288 RFS Snack Bar Hood Exhau $1,500320 Lastec "Articulator" $21,000325 Toro 4700 D $47,000346 John Deere 970 $19,000413 MC Conc. tile roof (repair 1% $2,000



2032 1004401SAMPLE C08


# Description $ # Description $ # Description $79 Women's Lounge - carpet $2,35080 Women's Lounge - furniture $18,00081 Women's Lounge - redecora $11,75083 Women's Locker Room - car $3,80084 Women's Locker Room - red $40,00090 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000104 East Gallery - carpet $16,500105 East Gallery - redecoration $33,000227 Tennis court, color coat $8,000403 Toro Workman 4300 D 4x4 $23,500404 Toro Workman 3200 $23,500405 Jacobsen SV 2322 $18,700406 Jacobsen SV 2322 $18,700407 Kawasaki Mule 2520 $4,100408 Kawasaki Mule 2520 $4,100



2033 1004401SAMPLE C08


# Description $ # Description $ # Description $45 MCB Rolling door - Service C $9,50066 Terrace - furniture $6,000192 Hot Water Circ. Pump Motor $750195 Hot Water Booster Pump Mo $750218 Swimming Pool Circ Pump M $750221 Wading Pool Circ Pump Mot $750224 Spa Circ Pump Motor $750226 Spa Jet Pump Motor $750259 Cybex Dual Axis Chest Pres $2,500260 Cybex Dual Axis Pullldown $2,500261 Cybex Leg Extension $2,500262 Cybex Seated Leg Curl $2,500263 Free Motion Single Cable $1,800264 LifeFitness Smith Press $2,500265 Cybex Flat - Adjustable Benc $1,400266 Maxicam 3 Tiered 12 pair Du $500267 Maxicam 2 Tiered 4 pair Dum $400268 Cybex 45 Hyperextension Be $500269 Cybex Adjustable Abdomina $500270 E-Z Curl Bar $150290 Sand bunkers $545,000313 Jacobsen 522 A $7,400314 Jacobsen 522 A $7,400315 Jacobsen 422 $7,400323 Toro 3100 D $34,000324 Toro 3100 D $34,000332 Greensking IV $18,000333 Greensking IV $18,000337 Toro Walk-Behind Aerifier $26,500338 Toro Walk-Behind Aerifier $26,500341 Jacobsen Pull Behind Aerifie $8,500344 John Deere 1070 $20,000347 Cub Cadet $14,000360 Pronovost Trailer P509 $5,500364 Lely Model W $4,500370 Turfco Met-R-Matic $6,200377 SDI Sprayer $23,000378 Smithco Spraystar 1000 $35,000382 Toro Sand Pro 3000 $25,000383 Toro Sand Pro 3000 $25,000388 Steiner w/ Attachments $35,000393 Concrete Mixer $3,500



2034 1004401SAMPLE C08


# Description $ # Description $ # Description $40 MCB Concrete roof tiles ( 1% $4,08062 Board Room - furniture $10,00063 Board Room - redecoration $23,80090 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000198 Grafik Eye Light Dimming Sy $25,000205 Security System $2,000235 RFS Concrete roof tiles ( 1% $840413 MC Conc. tile roof (repair 1% $2,000



2035 1004401SAMPLE C08



15 Concrete curb & gutter (3%) $1,91325 MCB Concrete flatwork (3%) $4,42031 Asphalt pavement, seal coat $17,50741 MCB Re-coat stucco $40,70544 MCB Irrigation system contro $9,00076 Men's Locker Room - steam $10,00093 Hall/Library - refinish wood f $2,40094 Hall/Library - replace wood f $12,00097 Hall - Men's rest room $20,00098 Hall - Women's rest room $20,000113 Cook-N-Hold Alto shaam $8,500114 Cleveland 3 Pan Steamcraft $5,500117 Two Deck Vulcan Convectio $12,500118 5' Range w 6 Burners/Griddl $8,500121 4' Char Broiler w/o Oven $4,800122 2 Fryers w/Dump Station $8,500123 Single Cell Traulsen Refrige $3,800129 Ice Machine/Bin $4,200194 Hot Water Booster Pump Mo $750199 Point of Sale System Hardw $15,000237 RFS Re-coat stucco $7,490273 Fryer 30 lb. Countertop $2,200274 42" Griddle Flat/24" Grooved $3,800276 Referigerated Sandwich Mak $2,600277 Hoshizaki I ce Machine/Bin $3,400280 Prep Sinks $2,800281 Service Counters,etc. $6,500282 RFS Carrier Heat Pump No. $3,000293 Concrete golf cart paths - 3% $62,016327 Toro Z Master $2,600328 Jacobsen 3500 $47,000329 Jacobsen 3500 $47,000330 Jacobsen 3400 $38,000343 John Deere 5300 $28,000409 EZ - Go 4x4 Range Picker $4,300410 MC Concrete hardstand (10% $20,520411 MC Perimeter wall - stucco r $11,760415 MC Stucco, recoat $14,700



2036 1004401SAMPLE C08


# Description $ # Description $ # Description $36 Domestic water - lateral $10,00037 Sanitary sewer - lateral $10,00086 Women's Locker Room - sau $4,00089 Pro Shop - carpet $6,52590 Pro Shop - F,F&E $5,000101 Admin - furniture/equipment $5,000149 Chiller - Carrier - 140 ton $90,000150 Cooling Tower - BAC - 140 t $24,000210 Wading pool, whitecoat/tile $1,040212 Spa, whitecoat/tile $1,430285 RFS Carrier Heat Pump No. $3,000305 Jacobsen 522 A $7,400306 Jacobsen 522 A $7,400307 Jacobsen 522 A $7,400308 Jacobsen 522 A $7,400309 Jacobsen 522 A $7,400310 Jacobsen 522 A $7,400311 Jacobsen 522 A $7,400312 Jacobsen 522 A $7,400321 Toro 3500 $36,000322 Toro 3500 $36,000



2037 1004401SAMPLE C08


# Description $ # Description $ # Description $208 Swimming pool, whitecoat/til $35,100227 Tennis court, color coat $8,000228 Tennis court, post & footings $5,200229 Tennis court, fence $16,320284 RFS Carrier Heat Pump No. $3,000357 John Deere Utility Trailer $650358 John Deere Utility Trailer $650366 SP 2000 $600367 SP 2000 $600368 SP 2000 $600369 Gandy Fertilizer Spreader $300371 Turfco SP 1530 $12,000396 Cushman Carry All 4800 $4,500397 Cushman Carry All 4800 $4,500398 Cushman Carry All 4800 $4,500399 Cushman Carry All 4800 $4,500400 Club Car Turf I $4,600401 Club Car Turf I $4,600413 MC Conc. tile roof (repair 1% $2,000414 MC Skylights $3,600


Miller - Dodson Associates, Inc. Condition Assessment - Page D1 Sample Country Club March 2008

CONDITION ASSESSMENT The Sample Country Club facilities are in excellent good overall condition that is consistent with their age. The facilities were built in the 1995 to1996 timeframe, and are now approximately 12 years old. Our assessments of the physical condition and remaining life for most components are based primarily on age with respect to normal life expectancy and on more detailed reports by other members of the McMahon Group for MEP systems and for food service equipment. The following comments pertain to the larger, more significant components in the Club’s inventory and to those items that are unique or deserving of attention because of their condition or the manner in which they have been treated in the analysis. SITE IMPROVEMENTS Asphalt Pavement. The site is partially covered with asphalt for vehicular access and parking. The asphalt surface, which is located in the entrance drive and the main parking lot, is in very good condition with some minor surface cracks developing. The surface was seal coated in 2005. In order to maintain the condition of the pavement throughout the community and to insure the longest life of the asphalt, we recommend a systematic and comprehensive maintenance program that includes:

1. Crack Sealing. All cracks should be sealed with an appropriate sealing compound to prevent water infiltration through the asphalt compound into the base. This repair should be done annually. This is an entirely different process from the seal coating discussed below. Crack sealing is normally considered a maintenance activity and is not funded from Reserves. Areas of extensive cracking or deterioration that cannot be made watertight by crack sealing should be cut out and patched.

2. Cleaning. Long term exposure to oil or gas breaks down asphalt. Because this asphalt

pavement is generally not used for long term parking, it is unlikely that frequent cleaning will be necessary. When necessary, spill areas should be cleaned, or if deterioration has penetrated the asphalt, patched. This is a maintenance activity, and we have assumed that it will not be funded from Reserves.

3. Seal Coating. The asphalt should be seal coated every three to five years. For this

maintenance activity to be effective in extending the life of the asphalt, the crack sealing and cleaning of the asphalt, discussed above should be done first.

Pricing used in the study is based on partial milling of the surface and a two (2) inch overlay.

Concrete Pavement and Curb and Gutter. All concrete components have been well maintained and are in excellent condition. Any problems noted are in the form of minor cracks, spalling and settlement that can be repaired by continued periodic replacement of broken sections. Because it is highly unlikely that all of the Club’s concrete components will fail and require replacement in the period of the study, we have programmed funds for the replacement of 3% of the inventory every six (6) years to reflect the incremental nature of this work. This approach assumes a failure rate of 0.5% per year.

Entrance Drive Asphalt Pavement


Concrete Pavers. Concrete pavers of various dimensions and patterns have been used for the surface of various entries, sidewalks and terraces. Because of the open joints between pavers, they are not likely to crack. They are prone to settle and we have included funding to periodically re-level and re-set pavers. Storm Water System. No engineering drawings were available to accurately determine distances, sizes of lines and materials used for underground components of the system. Accordingly, we have provided an allowance for repair and replacement expense based on our experience with other properties of similar size and on our inspection of the visible components while on site. Inspection of the underground lines and structures is beyond the scope of work of this study. Utility Mains. The Club owns and maintains all utility mains including water, sanitary sewer, natural gas and electric lines that serve the property. No engineering drawings were available to accurately determine distances, sizes of lines and materials used for underground components of the system. Accordingly, we have provided an allowance for repair and replacement expense based on our experience with other properties of similar size and on our inspection of the visible components while on site. CLUBHOUSE EXTERIOR The building’s primary structural components appear to be in good condition. The performance of the foundation was assessed by examining the exterior perimeter of the building and visible portions of the foundation for signs of differential settlement. No significant misalignment of exterior walls or window/door frames indicating significant differential settlement was observed. Concrete Tile Roofs. All sections of the Clubhouse building, the RFS Building and the Maintenance Building are under concrete tile roofs. These tiles have an exceptionally long life as long as they are not subject to foot traffic. We have excluded full replacement of these roofs from the analysis, because of their long service life. We have included funding for the periodic replacement of damaged roof tiles at the rate of 1% every five years. The areas consist of: 1. Main clubhouse 33,900 sf 2. RFS Building 7,000 sf 3. Maintenance Building 10,000 sf Our visual observations indicate that the roofs are in good overall condition. No indications of any active leakage were reported or visible from the interior or from the roof surface, but indications of normal wear due to age were observed at several points.

Broken Tile - Typical Broken Tile - Typical


Exterior Wall Surfaces. The exterior wall surfaces are composed of synthetic stucco (EIFS) panels and stone accent walls. These surfaces are in excellent overall condition. We understand that historical expenditure to repair stucco cracks and stonework have been minimal. We did not observe any conditions related to the exterior envelope, which are likely to require major capital expenditures within the near term projections of this report. We have excluded replacement and tuckpointing, because of the nature of the product and the mild climate conditions. There are different methods of maintaining the EIFS. The preferred method is to apply a silicone based color coat every 10 years. The theory behind installing a color coat is that ultraviolet rays slowly deteriorate the EIFS surface coat over time, which requires that the EIFS be refurbished on a periodic basis. The cost for the color coat is approximately $3.50 per square foot of surface area. Additionally, the caulk should be replaced approximately every five years. We recommend that the club contact EIMA (EIFS industry manufacturers association) to determine inspection requirements and establish an annual inspection program. EIMA may be reached at the following: EIMA 3000 Corporate Center Drive, Suite 270 Morrow, GA 30260 Tel: 1-800-294-3462 or 1-770-968-7945 www.eima.com Alternatively, the club may contact the manufacturer of Drivit or similar products to gain a better understanding of the EIFS system and standard inspection and maintenance procedures. Wood Pergola Structures. These wood structures have been used extensively in the architecture of the club’s facilities. We have assumed that periodic routine repairs will be accomplished under the club’s operating budget. However, we believe they have a finite life as a wood product and that they will ultimately require replacement after 25-30 service life. Each of these structures has been included in the inventory based on location. Fixed Pane Windows. The building contains numerous sections of fixed-pane insulated glazing. These window sections will typically suffer broken seals and condensation or staining of the unit interior. Replacement of these window sections has been included in the analysis, and has been timed to the redecoration of the adjacent interior space. Re-decoration of Interior Spaces. The wall covering, window covering, floor covering and furniture on interior spaces requires periodic re-decoration to maintain a fresh, up to date appearance. We have used a 15 year normal life for interior decorations and included an allowance for each of the major rooms or areas within the building based on square foot pricing. The budgetary estimates and the timing of the expenditures should be reviewed by the Club’s management and Board.

Exterior Surfaces - Typical


Food Service Equipment. The inventory of food service equipment has been taken from the report of KLR Associates. Estimates of remaining life and cost are based their report. HVAC Systems. The inventory of Mechanical, Electrical and Plumbing (MEP) equipment and systems has been taken from the Sample Country Club Six Year Asset Plan. Estimates of remaining life are based on age with respect to normal life expectancy and on comments contained in the report by Rolfes Engineering. Elevators. The Clubhouse has one (1) three stop hydraulic elevator. The estimated cost of replacing the major components of the building elevators has been developed utilizing R.S. Means Construction Cost Data. These costs are included to reflect the obsolescence that occurs with elevator systems. Even though the systems may be functioning well at this time, parts for most control systems becoming increasingly hard to find. Parts availability becomes a major consideration that forces a replacement decision. When this work is ultimately accomplished, the elevators will have to be brought into compliance with the latest safety code requirements. This work typically entails upgrading door operating mechanisms, replacing elevator call systems, installation of emergency phones and other current features. A prudent amount has been included in anticipation of these problems.

Cocktail Lounge Grill Dining Room

Main Kitchen


TENNIS AND SWIM FACILITIES Racquet, Fitness and Swim (RFS) Building. The RFS building is an attractive stone, stucco and glass structure which contains the fitness center and the snack bar for the adjacent pool and tennis courts.

RFS Building Entrance RFS Building Patio Concrete Pool Deck. The pool deck, which consists of concrete pavers, is in excellent condition. We have estimated a 30 year normal life for these pavers and included the replacement of the full deck in 18 years. Swimming Pool Structure. Pool shells normally have a finite life of approximately 45 years. At that point in time it may not be necessary to replace the entire structure. However, it is prudent to anticipate a major expenditure for replacement of underground lines and sections of the pool. Based on our research, we have found it to be prudent to program $65 per square foot of water contact area to cover these very expensive needs. Swimming Pool Whitecoat and Tile. We understand that the plaster surface of the pool was re-coated in 2007 and that the wading pool and spa were done in 2006. These surfaces typically have a service life of eight (8) to ten (10) years.

Pool Spa


Swimming Pool Filtration Equipment. We understand that the existing filtration system is being replaced in 2008, and that the pool heaters are being replaced over the next two years. Fitness Equipment. The inventory, replacement pricing and condition of the fitness equipment have been provided to us by Mr. Paul Wright of Savvy Fitness Associates. Tennis Courts. The Club has two outdoor tennis courts. The courts have been constructed with a concrete base and a color surface that was recently re-coated. We have assumed that the concrete slabs will not crack and require replacement. Funding has been included for color coating, fencing and lighting based on normal service lives and the age of the existing components. Windscreens are worn and scheduled for replacement in the coming year. Golf Course. The 18 hole course was evaluated by Mr. Michael Vogt from McMahon Associates. The projections for replacement activity for the course, the irrigation system and the maintenance equipment have been taken from his report. Estimates of remaining life are based on age with respect to normal life expectancy and on comments contained in their report. Golf Course Maintenance Complex. The maintenance complex consists of a concrete hardstand, the primary maintenance building and two smaller, pre-engineered, steel frame, equipment storage buildings. The compound is enclosed by a masonry wall.

Existing Pool Filtration System

Fitness Center

Tennis Court


This Condition Assessment is based upon our visual survey of the property. The sole purpose of the visual survey was an evaluation of the common elements of the property to ascertain the remaining useful life and the replacement costs of these common elements. Our evaluation assumed that all components met building code requirements in force at the time of construction. Our visual survey was conducted with care by experienced persons, but no warranty or guarantee is expressed or implied.

End of Condition Assessment

Interior of maintenance building Pre-engineered building

Pre-engineered building Fueling station

Miller - Dodson Associates, Inc. Attachments - Page E1 Appendix

1. COMMON INTEREST DEVELOPMENTS - AN OVERVIEW Over the past 40 years, the responsibility for community facilities and infrastructure around many of our homes has shifted from the local government to Community Associations. Thirty years ago, a typical new town house abutted a public street on the front and a public alley on the rear. Open space was provided by a nearby public park and recreational facilities were purchased ala carte from privately owned country clubs, swim clubs, tennis clubs, and gymnasiums. Today, 60% of all new residential construction, i.e. townhouses, single family homes, condominiums, and cooperatives, is in Common Interest Developments (CID). In a CID, a home owner is bound to a Community Association that owns, maintains, and is responsible for periodic replacements of various components that may include the roads, curbs, sidewalks, playgrounds, street lights, recreational facilities, and other community facilities and infrastructure. The growth of Community Associations has been explosive. In 1965 there were only 500 Community Associations in the United States. According to the U.S. Census, there were 130,000 Community Associations in 1990. Community Associations Institute (CAI), a national trade association, estimates there were more than 200,000 Community Associations in the year 2000, and that the number of Community Associations will continue to multiply. The shift of responsibility for billions of dollars of community facilities and infrastructure from the local government and private sector to Community Associations has generated new and unanticipated problems. Although Community Associations have succeeded in solving many short term problems, many Associations have failed to properly plan for the tremendous expenses of replacing community facilities and infrastructure components. When inadequate replacement reserve funding results in less than timely replacements of failing components, home owners are exposed to the burden of special assessments, major increases in Association fees, and a decline in property values.

2. REPLACEMENT RESERVE STUDY The purpose of a Replacement Reserve Study is to provide the Association with an inventory of the common community facilities and infrastructure components that require periodic replacement, a general view of the condition of these components, and an effective financial plan to fund projected periodic replacements. The Replacement Reserve Study consists of the following:

• Replacement Reserve Study Introduction. The introduction provides a description of the property, reviews the intent of the Replacement Reserve Study, and lists documents and site evaluations upon which the Replacement Reserve Study is based.

• Section A Replacement Reserve Analysis. Many components owned by the Association have a limited life and

require periodic replacement. Therefore it is essential the Association have a financial plan that provides funding for the timely replacement of these components in order to protect the safety, appearance, and value of the community. In conformance with American Institute of Certified Public Accountant guidelines, Section A Replacement Reserve Analysis evaluates the current funding of Replacement Reserves as reported by the Association and recommends annual funding of Replacement Reserves by two generally accepted accounting methods; the Cash Flow Method and the Component Method. Section A Replacement Reserve Analysis includes graphic and tabular presentations of these methods and current Association funding.

• Section B Replacement Reserve Inventory. The Replacement Reserve Inventory lists the commonly-owned

components within the community that require periodic replacement using funding from Replacement Reserves. The Replacement Reserve Inventory also provides information about components excluded from the Replacement Reserve Inventory whose replacement is not scheduled for funding from Replacement Reserves.

Replacement Reserve Inventory includes estimates of the normal economic life and the remaining economic life

for those components whose replacement is scheduled for funding from Replacement Reserves.

• Section C Projected Annual Replacements. The Calendar of Projected Annual Replacements provides a year-by-year listing of the Projected Replacements based on the data in the Replacement Reserve Inventory.

• Section D Condition Assessment. Several of the items listed in the Replacement Reserve Inventory are discussed

in more detail. The Condition Assessment includes a narrative and photographs that document conditions at the property observed during our visual evaluation.

• Section E Attachments. The Appendix is provided as an attachment to the Replacement Reserve Study.

Additional attachments may include supplemental photographs to document conditions at the property and additional information specific to the property cited in the Conditions Assessment (i.e. Consumer Product Safety Commission, Handbook for Public Playground Safety, information on segmental retaining walls, manufacturer recommendations for asphalt shingles or siding, etc).


3. METHODS OF ANALYSIS The Replacement Reserve industry generally recognizes two different methods of accounting for Replacement Reserve Analysis. Due to the difference in accounting methodologies, these methods lead to different calculated values for the Minimum Annual Contribution to the Reserves. The results of both methods are presented in this report. The Association should obtain the advice of its accounting professional as to which method is more appropriate for the Association. The two methods are:

• Component Method. This method is a time tested mathematical model developed by HUD in the early 1980s. It treats each item in the replacement schedule as an individual line item budget. Generally, the Minimum Annual Contribution to Reserves is higher when calculated by the Component Method. The mathematical model for this method works as follows:

First, the total Current Objective is calculated, which is the reserve amount that would have accumulated had all of the items on the schedule been funded from initial construction at their current replacement costs. Next, the Reserves Currently on Deposit (as reported by the Association) are distributed to the components in the schedule in proportion to the Current Objective. The Minimum Annual Deposit for each component is equal to the Estimated Replacement Cost, minus the Reserves on Hand, divided by the years of life remaining.

• Cash Flow Method. The Cash Flow Method is sometimes referred to as the "Pooling Method." It calculates the

minimum constant annual contribution to reserves (Minimum Annual Deposit) required to meet projected expenditures without allowing total reserves on hand to fall below the specified minimum level in any year. This method usually results in a calculated requirement for annual contribution somewhat less than that arrived at by the Component Method of analysis.

First, the Minimum Recommended Reserve Level to be Held on Account is determined based on the age, condition, and replacement cost of the individual components. The mathematical model then allocates the estimated replacement costs to the future years in which they are projected to occur. Based on these expenditures, it then calculates the minimum constant yearly contribution (Minimum Annual Deposit) to the reserves necessary to keep the reserve balance at the end of each year above the Minimum Recommended Reserve Level to be Held on Account. The Cash Flow Analysis assumes that the Association will have authority to use all of the reserves on hand for replacements as the need occurs. This method usually results in a Minimum Annual Deposit which is less than that arrived at by the Component Method.

• Adjusted Cash Flow Analysis. This program has the ability to modify the Cash Flow Method to take into account

forecasted inflation and interest rates, thereby producing an Adjusted Cash Flow Analysis. Attempting to forecast future inflation and interest rates and the impact of changing technology is highly tenuous. Therefore, in most cases it is preferable to make a new schedule periodically rather than attempt to project far into the future. We will provide more information on this type of analysis upon request.

4. REPLACEMENT RESERVE STUDY DATA

• Identification of Reserve Components. The Reserve Analyst has only two methods of identifying Reserve

Components; 1) information provided by the Association and 2) observations made at the site. It is important that the Reserve Analyst be provided with all available information detailing the components owned by the Association. It is our policy to request such information prior to bidding on a project and to meet with the individuals responsible for maintaining the community after acceptance of our proposal. After completion of the Study, the Study should be reviewed by the Board of Directors, individuals responsible for maintaining the community, and the Association’s accounting professionals. We are dependent upon the Association for correct information, documentation, and drawings.

• Unit Costs. Unit costs are developed using nationally published standards and estimating guides and are adjusted

by state or region. In some instances, recent data received in the course of our work is used to modify these figures.

Contractor proposals or actual cost experience may be available as part of the Association records. This is useful information which should be incorporated into your report. Please bring any such available data to our attention, preferably before the report is commenced.

• Replacement vs. Repair and Maintenance. A Replacement Reserve Study addresses the required funding for

Capital Replacement Expenditures. This should not be confused with operational costs or cost of repairs or maintenance.


5. DEFINITIONS Adjusted Cash Flow Analysis. Cash flow analysis adjusted to take into account annual cost increases due to inflation and interest earned on invested reserves. In this method, the annual contribution is assumed to grow annually at the inflation rate. Annual Deposit if Reserves Were Fully Funded. Shown on the Summary Sheet A1 in the Component Method summary, this would be the amount of the Annual Deposit needed if the Reserves Currently on Deposit were equal to the Total Current Objective. Cash Flow Analysis. See Cash Flow Method, above. Component Analysis. See Component Method, above. Contingency. An allowance for unexpected requirements. Roughly the same as the Minimum Recommended Reserve Level to be Held on Account used in the Cash Flow Method of analysis. Critical Year. In the Cash Flow Method, a year in which the reserves on hand are projected to fall to the established minimum level. See Minimum Recommended Reserve Level to be Held on Account. Current Objective. This is the reserve amount that would have accumulated had the item been funded from initial construction at its current replacement cost. It is equal to the estimated replacement cost divided by the estimated economic life, times the number of years expended (the difference between the Estimated Economic Life and the Estimated Life Left). The Total Current Objective can be thought of as the amount of reserves the Association should now have on hand based on the sum of all of the Current Objectives. Cyclic Replacement Item. A component item that typically begins to fail after an initial period (Estimated Initial Replacement), but which will be replaced in increments over a number of years (the Estimated Replacement Cycle). The Reserve Analysis program divides the number of years in the Estimated Replacement Cycle into five equal increments. It then allocates the Estimated Replacement Cost equally over those five increments. (As distinguished from Normal Replacement Items, see below) Estimated Economic Life. Used in the Normal Replacement Schedules. This represents the industry average number of years that a new item should be expected to last until it has to be replaced. This figure is sometimes modified by climate, region, or original construction conditions. Estimated Economic Life Left. Used in the Normal Replacement Schedules. Number of years until the item is expected to need replacement. Normally, this number would be considered to be the difference between the Estimated Economic Life and the age of the item. However, this number must be modified to reflect maintenance practice, climate, original construction and quality, or other conditions. For the purpose of this report, this number is determined by the Reserve Analyst based on the present condition of the item relative to the actual age. Estimated Initial Replacement. For a Cyclic Replacement Item (see above), the number of years until the replacement cycle is expected to begin. Estimated Replacement Cycle. For a Cyclic Replacement Item, the number of years over which the remainder of the component's replacement occurs. Minimum Annual Deposit. Shown on the Summary Sheet A1. The calculated requirement for annual contribution to reserves as calculated by the Cash Flow Method (see above). Minimum Deposit in the Study Year. Shown on the Summary Sheet A1. The calculated requirement for contribution to reserves in the study year as calculated by the Component Method (see above). Minimum Recommended Reserve Level to be Held on Account. Shown on the Summary Sheet A1, this number is used in the Cash Flow Method only. This is the prescribed level below which the reserves will not be allowed to fall in any year. This amount is determined based on the age, condition, and replacement cost of the individual components. This number is normally given as a percentage of the total Estimated Replacement Cost of all reserve components. Normal Replacement Item. A component of the property that, after an expected economic life, is replaced in its entirety. (As distinguished from Cyclic Replacement Items, see above.) Normal Replacement Schedules. The list of Normal Replacement Items by category or location. These items appear on pages designated. Number of Years of the Study. The number of years into the future for which expenditures are projected and reserve levels calculated. This number should be large enough to include the projected replacement of every item on the schedule, at least once. This study covers a 40-year period.


One Time Deposit Required to Fully Fund Reserves. Shown on the Summary Sheet A1 in the Component Method summary, this is the difference between the Total Current Objective and the Reserves Currently on Deposit. Reserves Currently on Deposit. Shown on the Summary Sheet A1, this is the amount of accumulated reserves as reported by the Association in the current year. Reserves on Hand. Shown in the Cyclic Replacement and Normal Replacement Schedules, this is the amount of reserves allocated to each component item in the Cyclic or Normal Replacement schedules. This figure is based on the ratio of Reserves Currently on Deposit divided by the total Current Objective. Replacement Reserve Study. An analysis of all of the components of the common property of the Association for which a need for replacement should be anticipated within the economic life of the property as a whole. The analysis involves estimation for each component of its estimated Replacement Cost, Estimated Economic Life, and Estimated Life Left. The objective of the study is to calculate a recommended annual contribution to the Association's Replacement Reserve Fund. Total Replacement Cost. Shown on the Summary Sheet A1, this is total of the Estimated Replacement Costs for all items on the schedule if they were to be replaced once. Unit Replacement Cost. Estimated replacement cost for a single unit of a given item on the schedule. Unit (of Measure). Non-standard abbreviations are defined on the page of the Replacement Reserve Inventory where the item appears. The following standard abbreviations are used in this report: EA: each FT: feet LS: lump sum PR: pair SF: square feet SY: square yard

6. LIST OF RECOMMENDED REPAIRS - PROCEDURES A List of Recommended Repairs is offered as a supplemental report to the Replacement Reserve Study (at an additional fee) to assist the Association in understanding the financial implications of all items owned by the Association, not just the items included for funding by Replacement Reserves listed in the Replacement Reserve Inventory. The following information relates to the List of Recommended Repairs:

• Repair costs. Cost range estimates given in the repair list assume that all work by a given trade will be done together as a single project. If repairs are done piece-meal, the costs would be significantly higher. The costs of any repairs to be funded out of the Reserve Fund should be subtracted from the Reserves Currently on Deposit figure. The Board or Property Manager should coordinate this decision with the Reserve Analyst as part of the revision process.

• Completion of repairs. The Replacement Reserve Analysis assumes that all repairs cited in the Repair List will be

completed within a twelve-month period of time. Estimated Life Left in the Replacement Reserve Study has been factored under this assumption. Any deletions or delays of the projects included in the List of Recommended Repairs may result in major inaccuracies in the Replacement Reserve Analysis.

• Safety issues. If safety issues have been cited, they should be given the highest priority and should be done

immediately upon receipt of this report. The Board must recognize that from a liability standpoint, they have been made aware of the existence of these unsafe conditions, if any, once the report is delivered for their review.

• Unit costs. Nationally published standards and standard estimating manuals have been used in the development

of this report. Contractor proposals or actual cost experience may be available as part of the Association records. We will adjust our figures to conform to your experience if the material or information is disclosed to us and/or made available for our use.

ARCHITECTURAL STUDY

FOR THE EXISTING CONDITIONS REPORT

SAMPLE COUNTRY CLUB

GENERAL FEATURES OF THE BUILDINGS The clubhouse and Racquet Fitness Swim building are built in a modified Prairie Style, an organic style of architecture, originally developed in Chicago and the Midwest in the early twentieth century. The most famous practitioner of the Prairie School was Frank Lloyd Wright. The style is typified by its use of natural, native materials, sensitivity to site: the building is not built on top of the hill but conceived as part of the hill. Long horizontal lines of roof and building materials are balanced by strong vertical elements often executed in windows and chimneys. Interiors often feature “open-plan” concepts that emphasize the free flow of space throughout the interior and to the outside. All of these Prairie Style motifs are evident throughout the buildings; they create a gracious and comfortable atmosphere in the facility with good flow and harmony between the club and the site. The stone exteriors and fireplaces, plaster wall sections and window details all offer a good modern interpretation of the style. The building is built of durable materials including stone, plaster and glass exterior walls. Concrete tile roofing covers a wood truss roof structure. Concrete structural elements including floors and walls are reportedly in good condition. The club buildings at Sample Country Club are approximately 40,000 s.f., not including the various structures in the service yard. AGE OF STRUCTURE The buildings were built about 1995-1996. There have been no major renovations or additions since the original construction.

Architectural Study Existing Conditions Report

Sample Country Club

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DISCUSSION OF PROGRAMMING AND CLUB FUNCTIONALITY ISSUES As noted in McMahon Group’s First Impressions Report the clubhouse is functionally challenged:

The main member dining room is also used as the large event space. It can hold about 225 people for large events, but the linear configuration is not the ideal arrangement for this kind of activity and there is limited pre-reception space. More importantly, when these events are taking place, the members are pushed into the Green Room. This is an average space that does not have proper separation away from the noise of the large event, or the overall look and feel of a modern member grill. The terrace outside this room is a good space, but it is probably undersized, and the circulation and support for operations are not up to requirements. From a long-term planning perspective, it looks as if the club may need:

• A dedicated mixed grill for everyday member dining with easy access to outdoor dining.

• A good cocktail/bar area separate from the dining room with good view of the course.

• A golfer 19th hole. • The ability to host 250 people in one room for a large event without

displacing member dining. This space should also have a dedicated pre-function area and the ability to be sub-divided, so that smaller private events could be held throughout the week.

• Increased storage area for supplies and furnishings in convenient locations throughout the clubhouse.

• A kitchen capable of serving the ultimate floor plan. • A full service fitness complex. • A golfer turn house in a convenient location.

ARCHITECTURAL NOTES ON THE EXISTING CLUBHOUSE Walls - The walls appear to be in good condition and functioning adequately.

Doors and Windows – The exterior doors and windows appear to be in good condition and functioning adequately. In a few locations, the exterior finish on the wood doors was noted to be weathering near the ground. The wood exterior doors should be refinished on a regular maintenance schedule. Roofs – The roofs appear to be in good condition and functioning adequately. The crickets indicated on the drawings behind the chimneys were not built. The roof flashing at the chimneys should be monitored for premature failure which would result in water infiltration and damage to interior and structural materials.


Sample Country Club

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ARCHITECTURAL NOTES ON THE EXISTING CLUBHOUSE (CONTINUED) Attic – The clubhouse is built with a ventilated attic and an insulated roof. This is not a standard arrangement and probably results in increased utility bills. Typically, if the roof is insulated the attic is sealed and at least partially climate controlled. A ventilated attic typically features insulation above the ceilings to keep the keep the climate controlled air in the habitable space separated from the hot air of the attic. There are at least two options that could be studied to improve this situation. One option would be to seal the attic and allow the existing insulation to serve its intended function; a second option would be to insulate the ceiling. More study for feasibility and cost implications is needed. Trellises – The buildings have integral trellises at exterior patios around their exteriors. The trellises are constructed of painted Glue-laminated (Glu-lam) wood beams. In several areas, the beams are showing signs of weather damage. The beams should be monitored for sagging and other signs of deterioration and early failure. The trellises should be maintained in most areas as they are integral to the architecture, but as future plans are developed or repairs are made, the trellises should be reconstructed in a material that is more suitable for continuous exterior exposure. Integrated Planters – Visual inspection indicated water seepage through the walls beneath the integrated planter areas on the north side of the clubhouse, most likely caused by inadequate drainage in the planters. This is a structural concern because the flowing water could undermine foundations. The planters should be emptied and good positive drainage created; if the planter drains are found to be adequate, then further investigation should be undertaken to ascertain the origins of the drainage issue.


Sample Country Club

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CHART OF SPATIAL ALLOCATIONS WITH NOTES ON ADEQUACY AND FUNCTIONALITY

SPACE NAME: Existing Size (s.f.)

Existing Capacity

Notes

MAIN CLUBHOUSE 1. Gallery 430 Adequate for day – to – day usage,

but probably too tight for larger events.

2. Library 595 Serves as part of the lobby and entry area. It makes a good waiting area as the high-quality finishes create a good initial impression. Area also serves as part of the main member and office circulation system, so that it does not serve as a typical Living Room or Library space. At fine private clubs, this area is typically quiet and separated from traffic and distractions.

3. Office Suite • Secretary • P.O.S./Computer • General Manager • Membership • Accounting • Food/Beverage

Manager • Work/Copy Room

1,450 • 130 • 70 • 155 • 140 • 405 • 130

• 100

8 – 10 persons

Overall, an adequate space but certain renovations and expansion might be considered as a part of a larger club improvement plan. The Computer Room needs an HVAC upgrade according to HCS Report. It is unusual for the work room to be accessed from the main entry area outside of the office suite. A better arrangement should be studied in future planning exercises.

4. Board Room 555 20 persons This room is well positioned for good access to food service from the kitchen and for members and guests being near the front entry. The room offers flexibility with an operable wall that allows connection to and expansion of the Main Dining Room.

5. Ladies’ Restroom 420 4 water closets, 3

sinks

Acceptable

6. Men’s Restroom 255 2 water closets, 3 urinals, 3

sinks

Acceptable

7. Private Dining Room 600 40 persons Acceptable; the private terrace area directly outside is a nice feature.

8. Liquor Storage 60


Sample Country Club

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SPACE NAME: Existing

Size (s.f.)Existing Capacity

Notes

9. Kitchen 1,640 Significantly undersized. Mechanically deficient. Lighting deficient. Required upgrades are listed in the Rolfes and HCS reports. Equipment is primarily in good condition per the KLR report.

10. Main Dining Room 3,320 225 persons The room has a long narrow configuration and a large bar area which limits it flexibility as a club function room. The room might be a little undersized as most club function rooms seat at least 250 with a dance floor. The sizing of the adjacent exterior terrace area should be studied as well in a future planning exercise.

11. Green Room 1,990 100 persons The area seems adequate spatially, but the architecture, interior design and separation is lacking compared to a typical modern club grill room. This area and the adjacent exterior terrace should be studied for improvement and sizing as part of a future planning exercise.

12. Grill Bar 195

13. Service 110 Currently, a bit undersized. These areas, properly executed, are essential in the service flow from kitchen to diners. Areas need to be studied as a part the kitchen planning exercise.

14. Shoe Attendant 170 Adequate

15. Ladies’ Locker Room 1,655 104 Lockers,4 water

closets, 4 sinks,

3 showers

Adequate in terms of finish and accessories. The locker requirement should be studied as part of a future planning exercise.

16. Ladies’ Lounge 515 20 - 28 persons

Adequate, but reportedly underutilized space.

17. Men’s Locker Room 3,215 308 Lockers 5 water

closets, 5 urinals, 6 sinks, 6 showers

Adequate in terms of finish and accessories. The locker requirement should be studied as part of a future planning exercise. The steam room has some unattractive staining on the finishes. Usage is reportedly high. If cleaning doesn’t improve the appearance, then the room should be scheduled for refurbishment.


Sample Country Club

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SPACE NAME: Existing Size (s.f.)

Existing Capacity

Notes

18. Men’s Lounge 970 30 – 40 persons

Adequate, but reportedly underutilized space.

19. Members’ Foyer 515 A good feature of the club is this secondary members’ entrance. It helps to create good separation of member oriented activity from private functions.

20. Golf Operations Center • Pro Shop • Pro’s Office • Shop Storage • Dressing Room • Cart Storage • Bag Storage • Cart Maintenance • Housekeeping • Storage • Dry Storage • Liquor

8,200 Generally Adequate. Planning might identify some reallocation of space. Office area for assistants and shop management is tight. Sizing for bag and cart storage needs to be determined through the planning process.

21. Men Golfers’ Restroom 130 1 water closet,

1 urinal, 1 sink

Adequate

22. Ladies Golfers’ Restroom 105 1 water closet, 1 sink

Adequate

23. Back of House Areas • Elevator Equipment • Emp. Men’s Lockers • Emp. Men’s Restroom • Emp. Women’s Lockers • Emp. Women’s RR • Electrical • Mechanical • Coolers & Freezers • Receiving

2,950 Inadequate. This area is a series of small rooms lining a hallway that stretches from the receiving area to the kitchen access stair and elevator. Most of the individual rooms are somewhat undersized for the function that they serve.

24. Storage and Maintenance 1,315 Adequate

25. SUBTOTAL CLUBHOUSE 31,360

26. APPURTENANT AREA∗ 5,345

27. TOTAL CLUBHOUSE AREA 36,705

∗ Area for wall thickness, circulation, and mechanical.


Sample Country Club

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SPACE NAME: Existing

Size (s.f.)Existing Capacity

Notes

R.F.S. BUILDING

28. Ladies’ Locker Room 425 3 water closets,

3 sinks, 2 showers

Adequate for fitness. Typically, separate facilities are provided for swimmers. This should be studied in future planning.

29. Men’s Locker Room 425 2 water closets,

2 urinals, 3 sinks, 2 showers

Adequate for fitness. Typically, separate facilities are provided for swimmers. This should be studied in future planning.

30. Kitchen 190 Adequate depending upon service level required. This should be studied in future planning.

31. Snack Pavilion 380 Adequate depending upon service level required. This should be studied in future planning.

32. Exercise 515 Inadequate. This should be studied in future planning.

33. Fitness in former Tennis Pro Shop

395 Inadequate. This should be studied in future planning.

34. SUBTOTAL POOLHOUSE 2,330

35. APPURTENANT AREA∗ 1,150

36. TOTAL POOLHOUSE AREA 3,480 CONCLUSION While there are many qualities of the facilities that have appropriate appearance and functionality, several key aspects require significant improvement. Sizing and segregation of social and dining areas are most visible to club members and visitors. Technical requirements for the kitchen and back of the house areas have considerable impact on the member experience. A Master Plan would help to coordinate the solutions to these issues while maintaining and enhancing the character of the Club. The outcome of the Master Planning process could also influence the ways in which building issues such as the attic insulation, trellises, and planters would be addressed in the short-term.

∗ Area for wall thickness, circulation, and mechanical.

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SAMPLE COUNTRY CLUB 5 Sample Parkway Sacramento, CA

HVAC, ELECTRICAL, STRUCTURAL AND PLUMBING EVALUATION

Prepared by:

Rolfes Engineering, Inc. 1036 W. Robinhood Drive, Suite 201

Stockton, CA 95207 (209) 473-2859

HCS Engineering, Inc. 4512 Feather River Drive, Suite F

Stockton, CA 95219

Tim Gudgel, Structural Engineer 100 E. 27th Street

Merced, CA 95340

May 14, 2008

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INTRODUCTION

On March 7, 2008, Fred Rolfes , Rolfes Engineering, Inc., Greg Manov , HCS Engineering, Inc. and Tim Gudgel, Structural Engineer, attended a walk through to review the condition of the heating, ventilating, and air conditioning (HVAC), electrical, structural and plumbing systems. Mr. Ken Zinky, Clubhouse Maintenance Engineer, escorted us.

During the walk through we reviewed the 1995 construction drawings of the facility, and requested a set of the drawings for further review.

The electrical and structural observations follow this HVAC/Mechanical section.

Since the walk through and drawing review, Rolfes Engineering, Inc. has calculated the room by room heating and cooling requirements of the facility, to verify the adequacy of the HVAC system.

Rolfes Engineering, Inc. has also reviewed the May 30, 2007 Carter Burgess assessment of the maintenance and upgrade requirements outlined, some of which have not been completed.

After reviewing the original construction drawings and making a site visit on March 7, 2008, and again on May 8, 2008, Fred Rolfes and Tim Gudgel returned with Matthew Smith of Smith Heating and Air Conditioning, to review additional items of concern. (Smith Heating and Air Conditioning specializes in commercial kitchen ventilation and stainless steel fabrication).

We find the following existing conditions.

SITE VISIT OBSERVATIONS/RECOMMENDATIONS

HVAC

A. The room containing the server for the computer system and telephone equipment is conditioned from a HVAC unit in an adjoining area the room is overheating. The room is also open to the attic.

• The computer server/telephone equipment room must be conditioned with its own HVAC unit, to maintain the proper space temperature.

• The ceiling must also be repaired to prevent dust and heat damage to the equipment.

B. The return air grilles on the HVAC systems are “egg crate” types and need cleaning.

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• The return air grilles, in the ceiling, would be much easier to clean if a “bar” type was installed.

C. The kitchen and serving work area is very uncomfortable for the employees in warm weather.

On our second visit we measured the air flow from the diffusers served by the FC-8 unit. See findings in the Appendix of this section.

There was no return air from FC -8 because the system was drawing in all air from the outside through the economizer, causing the system to be out of balance. The kitchen hood does not overhang the kitchen equipment, on the left side of the cooking line, the correct distance to meet the California Mechanical code. The make-up air for the kitchen hood is being introduced through a perforated front face in the hood. The air is then sucked into the hood above the heads of the chefs. No air flow could be felt by placing a hand against the grille and we did not have the instruments to measure that air flow. The return grille in the dishwashing area is very dirty even after being cleaned within the past month. The FC-8 is not interlocked with the exhaust hoods and make-up air systems, as required by code. Access to FC-8 is unacceptable! Pots and pans must be removed from a shelf in the kitchen to gain access through the ceiling. There is clear evidence of grease build up in the kitchen area ( indicating that the grease is not being properly removed from the space ). The CFM performance readings for FC-8 clearly show it consistently underperforming at each outlet and overall in the space. It is not supplying the sufficient air to condition the space. In addition, the make-up air system is underperforming and causing the exhaust to remove air conditioned air from the space outside the hood in the kitchen. So not only is FC-8 underperforming, it is also being exhausted through the hood for the necessary make-up air that is deficient. The make-up air unit and hood exhaust fan are being operated around the clock, 24/7, because the women employees could smell gas when they came to work, if the system was shut-off overnight.

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We noticed several of the pilot lights on burners, of the ranges, not operating and could be the source of the gas smell.

• The kitchen main hood exhaust fan EF-8 was designed to exhaust 6740 CFM of air from the kitchen.

• The dishwashing area hood exhaust fan EF-9 was designed to exhaust 1300 CFM of air from the kitchen.

• The make-up air to the kitchen is provided by an evaporative cooler with a gas-fired duct furnace providing 7000 CFM of outside air. The duct furnace has been disconnected since the air was being exhausted without entering the kitchen work area.

• The return grille needs to be replaced with a bar type, which is easier to keep clean.

• FC-8 ductwork and coils must be cleaned for proper operation. Access to the unit must be improved permanent to meet code, and not interfere with the operation of the kitchen.

• FC-8 system must be interlocked with the exhaust fans and make-up air system, to

comply with the California Mechanical Code.

• The FC-8 economizer controls must be removed to provide a constant amount of make-up air.

Rolfes Engineering, Inc. strongly recommends an immediate service of all exhaust and make-up air equipment in the kitchen to ensure that the systems are operating properly and per design and then a complete air balance to properly separate the hood exhaust system from the air conditioning system serving the kitchen area outside the hoods. Sample Country Club should budget $ 5,000.00 for this service.

D. The electrical room door was open and a fan was in the doorway to keep the electrical equipment from overheating on a 65 degrees F. outdoor day.

• The electrical room ventilation system must be replaced with an independent system, to provide the proper climate and security for the equipment.

E. The outside air intakes for the HVAC units, on the outside walls, are “egg crate” type and

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need cleaning.

• The outside air intakes should be replaced with a bar type for ease of cleaning and reduced maintenance.

F. The elevator equipment room is being conditioned from the HVAC system serving the adjacent area.

• The elevator equipment room is normally conditioned with a dedicated unit, to maintain the manufacturer recommended maximum temperature.

G. The building insulation is installed on the underside of the roof deck, however, there are eave vents around the perimeter of the roof allowing air into the attic below the insulation and there are wall louvers on the attic walls to the equipment well with no ducts connected also allowing air into the attic.

There are FC units in the attic drawing outside air from the attic.

The R-value of the insulation was not marked on the insulation; however, the thickness would indicate R-30.

The roof insulation appears to cover the eave vent to block air flow into the attic.

• Ductwork must be installed between the FC units and the wall louvers.

H. Several of the ceiling fire sprinkler head covers are showing smudges from attic air leaking.

• The fire sprinkler covers should be check for proper fit to prevent ceiling smudging.

I. It was brought to our attention the servers in the grill dining room sometimes use a portable grill to cook at tables and allow flames to flare up.

• There should be a dedicated area to seat people who request cooking at the table, so proper ventilation and fire protection can be provided. The HVAC units serving the dining rooms require, by code, a smoke detector to shut down the blower upon sensing smoke.

• If cooking is permitted without proper ventilation, it is possible the HVAC will shut down and have to be reset by maintenance personnel.

J. The duct furnace on the make-up air for the kitchen is not being used.

6

• As stated in Item C above, the duct furnace is not required with the existing ventilation system.

K. The equipment well on the pool building has a strong sewer gas smell.

• The sewer vent near the equipment well should be relocated to prevent the sewer gas from being drawn into the HVAC system.

• Filters in the vents would restrict the normal operation of the vent.

L. The flue caps on the furnaces in the equipment well of the main building, do not extend above the parapet wall as required by code.

• The furnace flues are in violation of the California Mechanical Code, and must be raised to clear the parapet and painted to match the building.

M. Men’s study HVAC system is in operation even though the room is seldom used.

• The under utilization of the men’s study will be covered under energy savings in this section.

N. One of the compressors on the air conditioning water chiller was operating on a relatively cool day, 65 degrees F.+/-.

• The chiller operation will be covered under energy savings later in this section.

O. Flue caps on the furnaces in the equipment well of the main building do not extend above the parapet wall, as required by code.

• The furnace flues are in violation of the California Mechanical Code, and must be raised to clear the parapet and painted to match the building. See Mechanical Appendix.

PLUMBING

A. The hot water temperature to the showers, public restrooms and hand sinks in the bar area is above 120 degrees F. and is in violation of the California Plumbing Code. The proper tempered water system is in place but the setting is too hot. The hot water that is used by guest and employees must be below 120 degrees F., as required by the California Plumbing Code. Ken Zinky stated he was requested by the membership to raise the water temperature because the water temperature, in the showers, was too cold.

7

• Ken should check to see if there is an adjustment on the shower valves so the temperature of the incoming water can be adjusted.

• Rolfes Engineering, Inc. sent Ken some adjustment instructions on May 8, 2008.

• If there is no adjustment in the shower valves, the shower valves must be replaced with pressure balancing, adjustable valves, so the water temperature can be reduced, to prevent users of the sinks from being scalded.

B. Hand sink faucets behind the main dining room bar are hard to operate and are leaking.

• Hand sinks are a California Plumbing Code requirement. The faucets must be repaired or replaced.

• Hand sinks behind the cocktail lounge bar are being used for towel storage and the faucets are missing.


D. Bar sink faucets are leaking.


E. The sink faucet in the dishwashing area is leaking.

F. Plumbing vents in the equipment well of the pool building do not extend above the parapet wall, as required by code.

• The plumbing vents are in violation of the California Plumbing Code, and must be raised above the parapet and painted to match the building. See Mechanical Appendix.

G. The housekeeping room is very crowded.

• A solution to the housekeeping room crowding is to install stacked washer/dryers and provide proper ventilation.

DRAWING REVIEW AND HVAC CALCULATIONS

8

The existing HVAC system was designed for a 137 ton chiller system. The Rolfes Engineering, Inc. calculations indicate a 108 ton system is all that is required. Some fan coil units are oversized and some areas have under sized FC units.

Since the HVAC system has more capacity than required and the pumps are constant flow the system is using more energy than is required to air condition the facility.

Rolfes Engineering, Inc. recommends the following:

A. Install a water source economizer in the chiller/cooling tower piping system.

B. Add a small primary chilled water pump.

C. Replace the motor starters on the existing chiller water secondary pumps (2) with variable frequency drivers (VFD).

The water source economizer is more efficient than air source economizers and controls the indoor humidity better and also reduces the run time of the chiller.

The primary/secondary pump system Items ‘B’ and ‘C’ uses only the amount of energy required at any point in time to circulate the required amount of water.

Sample Country Club should budget $ 100,000.00 for the above retrofit which will extend the life of the chiller and pumps and pay back the installation and equipment cost in within four (4) years.

ELECTRICAL

See Electrical Report.

STRUCTURAL

See Structural Report.

HCS ENGINEERING, INC. CONSULTING ELECTRICAL ENGINEERING

4512 FEATHER RIVER DRIVE, SUITE F STOCKTON, CA 95219 (209) 478-8270 FAX (209) 478-2169

ELECTRICAL FIELD REPORT

SAMPLE

COUNTRY CLUB 5 Sample Parkway

Sacramento, California

Date of field visit: March 7, 2008 Prepared by: Greg Manov At the request of: Rolfes Engineering

1. Introduction:

a. HCS conducted a walk through, site investigation, and review of the construction drawings with Ken Zinky, Clubhouse Engineer. This investigation was carried out on March 7, 2008. The following are our findings, Code related issues, recommendations and current 2007 California Electric Code, CEC, issues as it relates to the electrical system. The reports from Carter Burgess have been reviewed and are accepted with two minor items.

2. General Impressions:

a. The electrical system appears to be mostly original with little improvement over the last thirteen years. All electrical panels are original and are still serviceable. No major or minor work appears to have been done.

3. Existing Service:

a. Pacific Gas and Electric service: 1600A, 480 volt, 3ø, 4 wire, meter serial #3570R9. Located in the electric utility room. Existing main service panel is excellent condition with no noticeable changes to its original

configuration. It is noted that expansion space is limited to an additional 400A and 100A breaker that can be added.

b. The existing utility transformer is located in the service yard. Pacific Gas

and Electric, the local power utility, does not allow the latticework over the transformers location. If they were to replace the transformer the lattice would be in the way of the crane work.

Utility Transformer

4. Code Compliant Issues:

a. In the garden area to the west of the pool, liquid tight conduit has been placed at or just below ground level. This is a code violation of CEC 350.12 and should be removed in its entirety. Ken advised that this was used in a PGA tournament some years ago and that the conductors were currently not energized. Since it is illegal and not used it should be removed. If it is desired for future use then it should be made code compliant.

Walkway area west of the swimming pool

b. The server room/sound rack room is too hot for the electronics and should

be relocated or additional cooling for this area.

Computer Servers, note that the covers are off the computers

c. The kitchen has a T-tap plugged into the duplex outlet with tape holding

the plugs and tap up to the underside of the counter. Twist lock plugs or a double duplex should be used with new plugs.

Kitchen Preparation Counter

d. The Steam Table in the break room is 2000 watts and is plugged into a

standard duplex receptacle. This needs to be on a dedicated 30A receptacle.

e. Cart Wash area has a duplex receptacle and should have an in-use cover. f. Receptacle in the loading dock area has a weatherproof cover broken off.

5. Thermographic Survey Report:

The report notates that there are several areas that higher than nominal temperatures were recorded. While several recommendations were made and hopefully carried out one question still remains.

a. Ladies room lighting circuit on panel “P2F” is shown to be 23 amps, well overloaded. The design drawings show this circuit to be loaded to just over 6 amps on the panel schedule and the floor plans and lighting schedule show this to be loaded to 7 amps. Something must have been connected to this circuit to draw the additional power. A physical investigation by an electrician should be made to determine what this is and isolate this unknown device(s), if proper, to its own circuit.

6. Fire Alarm System:

a. A strobe in the Men’s Restroom off the Mt. Diablo room needs to be replaced.

b. The fire alarm panel does not indicate what zone the post indicator valve

reports on. Revising the description card should rectify this.

7. Lighting and energy usage:

a. Lighting levels were acceptable through out the facility with the one exception being the kitchen. The use of multiple switched circuits in all large rooms and Grafix Eye lighting control panel for the main dining room with preset lighting levels was especially modern for a 1995 design.

Main Foyer

b. The corridors and entrance lighting was very carefully coordinated between the architect, electrical engineer and contractor. It provides a warm feeling without too much light typical of commercial projects.

c. Many areas have been retrofitted with motion sensors to reduce the use of

electrical power when not occupied.

d. Kitchen area is dark due to a delamping of the lighting fixtures to one 32-watt lamp per each fixture. Additionally the lenses are in need of washing or replacing. This area is in need of reworking the lighting for both health and safety reasons.

e. Men’s employee locker room and restroom have damaged motion sensors

and need to be replaced or motion sensors located on the ceiling with a standard wall switch.

f. The current California Title 24 requirements for new or remodel

construction requires high efficacy lighting to be used. The current lighting uses Par-38 lamps outside and should be considered for upgrading in the future. This would reduce the energy demand without a reduction in light levels. An additional benefit is that the higher efficacy lighting allows for longer lamp life and less maintenance time.

Outside column lighting fixture, photo shot upwards to expose lamp

g. The use of lighting control panels in the dining area serves well both from

an energy efficiency standpoint and from ease of controls. There are several areas where motion sensors have been added to reduce the use of unneeded electrical power.

8. Recommendations:

a. Most of the site’s electrical panels had all circuit breakers in the on position, even spare breakers. This may have resulted from the circuit description cards not being updated as several circuit descriptions and breaker configurations did not match. All panels should be reviewed to make sure circuit description cards are current.

Panel Schedule and Circuit Breakers

b. The electric water heater off the Mt. Diablo room requires a disconnect to

allow the confirmation of power shutoff prior to working on the unit. CEC 422.31 (B)

c. Bar areas and kitchen areas should be updated with GFI outlets or circuit

breakers. Current code CEC 210.8(B)(2) requires this of Kitchen areas.

d. Outside outlets should have their GFIC receptacles replaced and an in-use cover replace the existing cover for those areas where a receptacle may be used and left unattended. This differs slightly with the recomentdation from Carter Burgess but is in keeping with CEC 406.8 (B) 2007 edition.

Date March 21, 2008 Submitted By: Greg Manov HCS Engineering

2008

ROLFES ENGINEERING, INC.

1036 W. Robinhood Drive, Suite 201 Stockton, CA 95207 (209) 473-2859

HCS ENGINEERING, INC.

4512 Feather River Drive, Suite F Stockton, CA 95219

GUDGEL S.E.

100 E. 27th Street Merced, CA 95340

[SAMPLE COUNTRY CLUB] HVAC, PLUMBING, ELECTRICAL AND STRUCTURAL EVALUATION OF CLUBHOUSE

AND FITNESS BUILDINGS 5 Sample Parkway Sacramento, CA

GUDGEL S.E. Consulting Structural Engineer 100 East 27th Street Merced, CA 95340 (209) 383-6512 May 9, 2008

ROLFES Engineering, Inc. Attn: Mr. Fred Rolfes 1036 W. Robinhood Dr. Suite 201 Stockton, CA 95207

Subject: SAMPLE Country Club

Clubhouse and Fitness Buildings Inspection request: Structural Observations and Evaluations Location: 5 Sample Parkway, Sacramento, California Inspection Authorized by: Mr. Glen Selligman, AIA Date of Initial Inspection: March 7, 2008 Follow-up Inspection: May 8, 2008

The purpose of this investigation and report is to perform a visible structural observation of the existing subject facilities and provide all discoveries as they may pertain to the existing and future building performance. Noted visible observations were made within areas of which the structure was accessible. Where not accessed, the construction drawings are utilized for observations and conclusions as noted. This report is not intended to be a complete structural analysis of the building. Construction details and specifications for the recommendations are not requested or provided as part of this report.

Original Construction Documents created by: Altevers Associates, Architecture

The Aventin, Suite 250 8910 University Center Lane San Diego, CA 92122 SKT Structural Engineering

SAMPLE COUNTRY CLUB Structural Evaluation

2

Documents provided: Structural Sheets as follows Sheet Title Original date Revisions** S0.1 General Notes, Typ Details 4/14/95

S2.1 Lower Level Foundation Plan 7/10/95 1,2,3,5 S2.2 Lower Level Foundation Plan 4/14/95 1,2,3 S2.3 Upper Level Foundation Plan 7/10/95 1,4,5 S2.4 Upper Level Foundation Plan 7/10/95 4,5 (Service Roof Framing Trellis Plan) S2.5 Roof Framing Plan 4/14/95 S2.6 Roof Framing Plan 4/14/95 S2.7 Tower Roof Framing Plan 4/14/95 S2.8 Porte Cochere Foundation and Framing Plans 4/14/95 S5.1 Foundation Details 4/14/95 S5.2 Foundation Sections 7/10/95 2,4,5 S5.3 Sections and Details 7/10/95 5 S6.1 Retaining Wall Plans Partial 9/29/95 7 S6.2 Retaining Wall Plans Partial 9/29/95 7 S6.3 Retaining Wall Plans Partial 4/14/95 S6.61 Retaining Wall and Planter Sections 4/14/95 S6.62 Retaining Wall and Planter Sections 4/14/95 S6.63 Retaining Wall and Planter Sections 9/29/95 7 S7.1 Stair Plans and Details 7/10/95 5 S7.2 Stair Plans and Details 7/10/95 5 S8.1 Framing Details 4/14/95 S8.2 Framing Details 4/14/95 S8.3 Framing Details 4/14/95 S8.4 Framing Details 4/14/95 S9.1 Spancrete Details 4/14/95 4 (Precast Concrete Floor panel installation details)

**Revision Date

1 12/01/94 2 12/09/94 3 12/16/94 4 12/28/94 5 07/07/95 7 10/03/95


Page 3

Field and Construction Document Review: The following are comments to my general document review, as relating to the

field observations of March 7, 2008 and follow-up on May 8, 2008. Also, noted are any document deficiencies observed during the listed review, as would be typically necessary for construction. My document observations can only assume that the building was built as detailed without “as-built” construction documents and do not necessarily infer that the builder did not make necessary revisions or obtain necessary information prior to construction. See also my attached photo pages as noted.

Sheet(s) Comments

S0.1 -No Special Inspection or submittal requirements have been listed for the precast

concrete ‘Spancrete’ products used for the main clubhouse floor. -Foundation Notes item 7. “For character of soil see report by: Wallace-Kuhl and

Associates, dated May 25, 1994, proj#1444.10" See notes below. S0.1-S2.4 -Reference notes are shown in regards to a “Geotechnical Engineer” however no

geotechnical engineer’s report was available: -“Geotechnical Engineer shall verify that grading operations at the site are in conformance with the recommendation and conclusions of his report” -“All fill material is to be approved by the Geotechnical Engineer and is to be

compacted as per the Geotechnical Engineer’s recommendations. Inspection is required during fill and compaction.”

-“Geotechnical Engineer shall inspect foundation trenches prior to building department inspection. Provide field reports”. NOTE: Geotechnical field notes and report should be available. If the owners are able to locate these documents upon review of this report, I will provide a review service of these documents for recommendations as part of this report. Field: No indications of differential settlement were apparent in the building structural systems.

S2.1 -Item “12” of “Notes” states in regards to the CMU (concrete masonry unit) walls “..shall have continuous inspection is required..”, also “...provide vertical control joints spaced at 32' on center maximum...”. A review of detail 8/S5.1 referenced on this wall line does not show control joints adjacent to pilasters which are located 26'on center. Detail 5/S5.2 “Typ Masonry Reinf” details a Control Jt. , however is not referenced from the plans. Field: Within the cart storage area, vertical ‘control joints exist in the CMU retaining walls adjacent to the vertical pilasters along wall lines 2 and 4. Only a single vertical expansion joint exists at mid-span of line C. CMU vertical wall cracks exist midway between pilasters of Lines 2 and 4. Random vertical cracks exist along Line C. No wall inward deflections were observed. -The Foundation Plan references Detail 6/S5.1 and 6A/S5.1 for the retaining wall


4

with cracks as a 12" CMU solid grouted wall w/ #8@8"o.c. vertically and #5@32"o.c. horizontal.

NOTE: The minimum temperature and shrinkage steel for a 12" CMU wall in the horizontal direction perpendicular to the principal reinforcement (vertical #6@8"o.c.), would be #5 @32"o.c. However, the wall is supported by stiff elements or vertical wall pilasters at 26' on center. As-built height to length ratio and marginal shrinkage horizontal steel noted; contraction cracking would be expected at the observed locations without additional horizontal steel over the minimums.

-A clouded revision 5, along lines 1 and C, notes: “Chip out existing footing as required. Existing reinforcement shall remain in place”. Details 1/S6.63, 3/S6.63, and 5/S6.63 contain notes of “Existing” structures, however no reference cuts are made to these details on the Foundation Plan.

S2.4 -‘Service Yard’ overhead ‘Trellis’ plan (Photo page Figure 10) and details are not clearly detailed. Detail 22/S8.4 notes a 13-3/4" notch removed from the bottom fibers of the 21" deep 5-1/8 wide Glu-lam beam (GLB) where supported on the header beam. No reference is made to a structural hanger support, reflecting no design consideration within the notched area. Detail 27/S8.4 cut on the Plan does not exist.

Field: Downward curvature exists (Figures 3 and 11) in the main load carrying glued-laminated beams (Figure 10, red lines) and the access door girder header (purple line) over the Service area.

Note: Trellis calculations completed by this office show that under structure weight only, and enclosed (dry) conditions, the major glu-lam beams spanning 43' will deflect 3" with creep due to continual loading. Actual exterior (wet) application, result in a reduced stiffness of these beams, which will result in additional undetermined sag deflection.

S2.6 -Framing of exterior 6x16 wall headers into the fireplace masonry units are not detailed. Conditions of dry rot may occur if timber framing does not have adequate air separation from masonry which is allowed to absorb moisture. Also, no reference is made to anchorage of lateral or vertical anchorage timber structure to the fireplace units. No access for observations.

S2.8 -Main GLB connections to tops of ‘Porte Cochere Piers’ are not detailed. Reference is made to detail 19/S8.4 where no column cap is identified.

Section cuts 24/S8.4 and 25/S8.4 do not identify the 2x8 rafter anchorage along the ridge line to resist the uplift force from an uneven roof live loading of the cantilevered rafters. No attic access opening was located for observations.

S5.1 -Detail 7A/S5.1 for the interior CMU wall within the cart storage (line H), reinforcement does not meet the minimum temperature principal reinforcement minimums. (#5@32"o.c. vert. shown, #5@16" required) No cracking was observed.

S6.61 -Referenced details of the cantilevered planters 11/S6.63 and 13/S6.63 show the planter vertical walls constructed of 12” thick CMU with (2)#4 continuous at top and #5@12"o.c. vertically.


5

Field: Minor vertical cracking exists in the cantilevered planter vertical wall face stucco coat (painted over) along lines 1 and A.

-A retaining wall drainage system is not shown on the structural drawings for the referenced details 11/S6.61 or 19/S6.61 in the vicinity of the exterior stairs along line 1 between lines G an H and also along line 2.5 between M and N. Review site plan or architectural drawings to verify drainage lines.

Field: Water seepage exists along the stone faced planter walls adjacent to both stairs where upper planters are constructed. (See Photo figures 7 and 8)

S8.1 -Framing details in general do not specifically identify required hangers. General statements only are used, such as: “per manufacturer”, “Hanger see schedule”, or specifically “Skewed and offset hangers shall be designed by Simpson for 60% capacity indicated in catalog 93H-1" in detail 25/S8.1. A ‘Typ. Hanger Schedule’, Detail 25/S8.1, only 2x8 and 6x8 hangers are identified.

S8.2 -Mechanical well support joist Detail 5/S8.2 do not call out hanger sizes and are shown as hung off the bottom fibers of GLB only. Hangers are not recommended to be used as detailed below the center axis of supporting beams. I have not personally witnessed this failure, however, it is not recommended to prevent “tearing” of the beam. Review of these beams should be completed, as loads vary within the mechanical well, to verify no such failure is occurring. No access.

-Detail 12/S8.2 makes reference to detail 25/S8.2 for the larger hip supports and does not identify the amount of notch from the bottom fibers where the notch should be limited by the designer.

S8.4 -CMU “pilaster” and “pier” columns detailed do not identify column construction and reinforcement.

-Detail 25/S8.4 section cut at ‘Porte Cochere’ Roof between lines 5 and 7.6 along lines C and C.8 does not address extreme cantilever of roof 2x8 rafters support. Reference Photo page Figure 9.

S9.1 -Standard Spancrete anchorage details only shown. Drawings do not show performance requirements of the manufactured product.

-Main Spancrete panel support beams along lines D, E and F referenced by details 11/S9.1 and 12/S9.1 reference “system depth” with no further loading requirements or design specifications.

-Lateral Shear wall Hold downs shown in details 6/S9.1 and 7/S9.1 do not address hold down depths requirements for Spancrete floor systems. Only masonry or concrete minimums are shown in typicals of 5/S5.1 and are not specific or applicable.

-Design loadings for specific construction design was not noted by the engineer-of-record. Specifically, these loads should reflect: Live loads, slab topping loads (tile and grout weights), upper structural loads, applicable seismic design load criteria, etc. Note: Concentrated loads only noted on Upper Level Foundation Plan sheets S2.3 and S2.4.

-Fire resistance: fire rated products should be specified (Verify with Architectural drawings).

-Documents have not been provided to show the product design, installation, or that the installation has been reviewed by a licensed professional engineer.


6

-No precautionary notes were apparent in regards to hole drilling into the precast and pre-stressed Spancrete units to prevent construction damage of the structural steel strands within the panels.

Field: No floor deflections or design deficiencies were visible during the visual observations of the building.

Additional Observations:

Roof lines, unless otherwise noted, appeared straight and of sufficient strength for deflection criteria. Photo page Figures 3, 9, 11 and 14 show specific deflections observed.

Ceiling finish cracking exists within the perimeter soffits of the restaurant dining and bar rooms along the west walls. Only horizontal displacement was apparent with no vertical differential displacement across the cracks. (Photo page Figure 4)

Efflorescence is visible along line 4 (below rear wall of kitchen) within the cart storage areas reflecting water penetration into the garage area from above. (Photo page Figures 5 and 6)

Random cracking exists in the Mechanical Equipment Area retaining walls and perimeter wall structures. Superficial chipping and deterioration is occurring from the refuse containers bumping against the back CMU retaining wall of the Service Area.

Conclusions: The following conclusions are specifically defined for the Clubhouse structure; however

apply also for the Fitness building as applicable. General Construction Drawings: The submitted documents are vague and leave a lot of construction to the

discretion of the builders. Note ‘1’ within General notes of sheet S0.1 states “All omissions and conflicts between the various elements of the working drawing and these notes shall be brought to the attention of the architect before proceeding with the work so involved.” Either an extreme amount of attention was brought to the architect or the contractor used their best judgment on numerous conditions as outlined. Details which are not specific and do not call out hangers, notching or supports do not allow a thorough analysis. A complete analysis of all connections is beyond the scope of this investigation. All attic accessible joist, beam and girder support hangers should be individually reviewed for capacities and installations, as well as notched joists, beams and girders seats.

Timber Trellis Framing: All exterior trellis timber framing is constructed of glued-laminated Douglas-Fir

or Hem-Fir. Such fabricated members are not recommended to be subjected to constant exposure to weather. Pressure treated timber, or timber of a high natural resistance to decay (Redwood) is recommended for continual outside exposed use. Painted beams especially have a history of holding moisture within


7

the confines of the paint and expedite dry rot once moisture is allowed to enter. Bolt holes, nail locations, lamination joints, splits and knotted areas, are all areas moisture is allowed to penetrate the painted seal and access the timber As seen in Photo page figures 2, 11,12,13 and 14, the exterior trellis timbers are experiences water penetration. The ‘Service Area’ main 5-1/8x21 Glu-lam beams (Photo page Figure 3), and the entrance girder (Figure 14) are experiencing excessive downward deflection with perhaps a loss of section from non-visible interior deterioration, or a decrease in stiffness from continual or seasonal moisture. Partial excessive downward deflection may also be a result of the lack of no initial built-in upward camber, as not noted on the construction documents. (See Camber call out on Service Area entry girder –Photo page Figure 10, for an example where camber is specified)

Club House Cart storage retaining walls: The masonry retaining walls in the cart storage basement have vertical cracks

mid-way between pilaster columns and random vertical cracking as noted. It is not anticipated that these cracks will become larger. However, it would be only speculation on what may be occurring to the water-proof system behind the retaining walls. A reminder of the obvious with the cracks becoming progressively large is as follows:

• Loss of water tightness with breakdown of sealants • Corrosion to the minimum horizontal reinforcement or at extremes

to the primary wall reinforcement. • Interior paint blistering on the visible face of the wall

Club House Dining area ceiling soffit cracks: Roof bracing to the interior soffits was not accessible, or was it detailed to allow a

conclusion to be drawn on the cause of the dining and bar area soffit ceiling cracks. These appear to be only a result of relatively small structural movements, shrinkage or transition points of the masonry veneer walls. No other exterior superficial structural cracks were visible in these areas to conclude that foundation structural movements were responsible for the superficial cracking or structural framing failures. Based on other attic observations of roof rafter to wall bracing observed, it is most likely that there may be some odd hip or valley load bracing to the soffit areas which may be resulting in some lateral shift of the lower superficial framing. Also as noted in Photo Page Figure 4, this crack is located at the end of the adjacent masonry wall veneer where the transition alone may be the result of the cracking.

Cantilevered Planter wall cracks: Detail 5/S6.61 is a “Cantilevered Planter “ detail which is not referenced from the

“Retaining Wall Plan”. This particular detail does not locate the exact position of the top principal reinforcement to support the cantilever. However, detail 11/S6.63 referenced in this area does and should have been applied. A conclusion can not be made based on only visual observations without additional field investigation. The cracks at this time were only observed on the front face of the


8

planter wall, where the CMU block construction joints may be the basis for the small surface cracking.

Recommendations:

Install bumper timber blocks along walls of Service area to prevent trash containers from deteriorating CMU block walls.

Do not flood kitchen areas which are above Spancrete (reinforced concrete) flooring to prevent premature rusting of steel reinforcement strands and anchor plates.

Immediately shore and replace the deteriorated main beams of the service area (Figure 10). An alternate material is recommended. Additionally, provide continual by-annual inspections and maintenance of all exterior trellis ‘glued-laminated” (GLB) load carrying beams as a result of dry rot and structural strength loss A plan should be put into place for alternative material replacement of all exterior timber trellis faming better suited for exterior use.

All underground drainage lines from retaining walls and landscape planters should be located and cleaned regularly to allow free flow of under structure water to prevent backup resulting in increased hydrostatic pressure on the walls and free flowing water to penetrate existing cracks. Existing drain lines should be discharging down grade of the retaining wall structures. A retaining wall drainage system plan is not shown on the structural drawings to identify specific drain pipe elevations and discharge locations. Review site plan or architectural drawings for these elements to assist in location of discharge outlets. Add any additional drainage lines and drainage gravel within planters to remove free-water.

Obtain an approved set of final building department construction documents and/or ‘As-Built’ construction drawings to allow a review of specific items mentioned in this report as well as for all future records to assist in repairs or remodels.

If I can answer any questions regarding this report or I can be of additional service, please call my office. Respectfully submitted, Timothy B. Gudgel Structural Engineer CA SE 2947

attached: Photo Pages (7), Figures 1-14


Photo Page 1

TRELLIS TIMBER

FRAMING

Figure 1: Bolted connections, such as within the Service Area Trellis (circled) will accelerate the moisture penetration into the timber fibers. See Figure 14.

Figure 2: Glu-laminated beam lamination separations and end checking are typical in the Trellis framing allowing additional moisture penetration.

FIGURE 1

FIGURE 2


Photo Page 2

FIGURE 3

Figure 3 : The redlines illustrate the downward curvature that now exist in the Service Area main Trellis 5-1/8 x 21 Glu-lam Beam.

FIGURE 4

Figure 4: One of a handful of Dining Room and Bar soffit ceiling gypsum wall board cracks in line with masonry veneer edge.


Photo Page 3

FIGURE 5

FIGURE 6

Figures 5 and 6 show results of kitchen floor wash downs.

FIGURE 7

FIGURE 8

Retaining wall leaks shown in Figures 6 and 7 from upper level landscape planters.


Photo Page 4

FIGURE 9

Figure 8: Porte Cochere Roof Framing: Even though it is difficult to show in a photo, the ridge line and the eave line separation has

increased as you go from the green arrows to the red. The overhang in the red arrow area is larger than the overhang in the green arrow area allowing more rotation and also more upward reaction at the red arrows. The purple arrows indicate the upward and downward relative movements of the ridge. No access was located to this attic space.


Photo Page 5

Figure 10

Figure 10: Service Area Trellis roof framing. Note: No camber specified for 43’ span 5-1/8x 21 Glu-lam beams (Red). Camber specified as ½” for relatively short Service entry header 5-1/8x13-1/2 GLB (Purple).


Photo Page 6

Figure 11

Figure 11: Extreme deflection shown which exists in the Service Area Trellis system.

Figure 12

Figure 12: Service Area 43’ span glued-laminated beams clearly show the damage from moisture penetration, lamination separation and resulting dry rot.


Photo Page 7

Figure 13

Figure 13: Top surfaces of support beams between 43’span GLBs with splitting allowing moisture penetration.

Figure 14

Figure 14: The 20’ Service Area Header Girder has considerable decay at the bolted joint (circled area) supporting the 43’span beam. Deflection is clarified in the photo with the use of the intersecting straight green and red lines along the bottom of the girder.

KLR ASSOCIATES, INC. F O O D S E R V I C E P L A N N I N G & D E S I G N K R U S E - L A L L Y - R O L F E S 5314 DELHI ROAD SUITE 3 CINCINNATI, OHIO 45238

(513) 244-2250 FAX: (513) 244-2465 Email: [email protected]

April 4, 2008 Mr. Glen Selligman McMahon Group Suite 220 670 Mason Ridge Center Drive St. Louis, MO 63141

Re: Sample Country Club Foodservice Equipment and Plan Review

March 6, & 7, 2008 Dear Glen, The following review is based on the present food service set-up at the Main Club House - Main Level and Lower Level, plus the 19th Hole Grill Area. The present facility has generally been well maintained from a food service equipment usage standpoint. 19th Hole Small snack bar type operation offers limited menu items to pool, outdoor and indoor eating areas. Unit has limited cooking capacity and limited holding of items from main kitchen facility. Any expanded foodservice offerings as to menu and seating capacity will require additional area and equipment to offer the items and at a club style service level. Main Club House Building Overall equipment facilities in main kitchen, lower level dry food storage, refrigerated storage and two bar set-ups are all well planned and equipped. The main kitchen is well equipped to offer ala carte or party menus and service for the present seating capacity (But not at the same time with high level service while plating for a large party). The ala carte service slows to members while plating parties. The present kitchen would require an additional 600 to 800 sq. ft. with additional refrigeration, storage and plating set-up for parties and limited additional cooking for party capacity. Estimated cost for equipment only would be $90,000 to $125,000 plus construction, miscellaneous, etc.. The addition would allow foodservice to offer ala carte and parties at the same time with high level club service. Ala carte and party business can grow into a quality usage with high level service - only by becoming a kitchen facility with space and equipment to service both at the same time.

The following equipment inventory has items, a rating level and today’s replacement cost. Rating level of 1 to 5, 5 being almost new to 1 being at the replacement level. Lower Level Rating Level Replacement Cost Dry Storage Room – shelving 4 3,000 Liquor Storage - shelving 4 1,800 Beer/Wine Cooler 7x10 4 9,100 Shelving 4 1,200 Walk-in Freezer 7x8 4 8,400 Shelving 4 1,200 Walk-in Cooler 4 15,680 Shelving 4 1,800 Main Level Dry Storage - shelving 4 1,200 Walk-in Cooler Freezer 8x15 4 16,800

Shelving 4 2,400 Prep Table w/Sink 4 4,200 Disposal 4 2,800 Worktable 4 1,600 Food Processor 4 3,000 Cook-N-Hold Alto Shaam 3 8,500 Cleveland 3 Pan Steamcraft 3 5,500 Bakers Pride Two Deck Pizza Oven 4 1,600 Exhaust Hood 25’ 4 35,000 Two Deck Vulcan Convection Oven 3 12,500 5’ Rest. Range w/6 Burners/Griddle/2-ovens 3 8,500 6 Burner Range w/Salamander Broiler 4 8,500 4’ Range w/Griddle/Oven 4 5,800 4’ Char Broiler w/o Oven 3 4,800 2 Fryers w/Dump Station 3 8,500 Single Cell Traulsen Refrigerator 3 3,800 Chef’s Line, consisting of: 4 80,000 6’Refrigerated Make-up Stand 5 Hot food Wells 6’ Refrigerated Make-up Stand 8’ Stainless Steel Work Station w/Sink 22’ Utility Stand Double Stainless Steel Over Shelves 3 Heat Lamps Stainless Steel Soiled Dishtable 4 8,400 Dishwasher 4 16,000 Stainless Steel Clean Dishtable 4 2,100 Pot Sink – 2 Compartment 4 3,600 Ice Machine /Bin 3 4,200 Beverage Stand, 12’-6” 4 6,250

Main Level Rating Level Replacement Cost Draft Beer Box 4 4,500 Stainless Steel Utility Stand, 10’ 4 6,500 Server Stand, 8’6” 4 4,500 Server Stand, 7’-0” 4 3,600 Grill Bar Equipment 4 30,800 Bar Equipment 4 28,000 Liquor Storage Shelving 900 Refrigerator, 1 Cell 3,600 Ice Machine/Bin 3,400 Server Pick-up 2,800 19th Hole Exhaust Hood, 6’ 4 6,000 Fryer 30 lb. Counter Top 3 2,200 42” Griddle 18” Flat/24” Grooved 3 3,800 Stainless Steel Worktable Stand 4 1,800 Refrigerated Sandwich Make-up, 3’ 3 2,600 Hoshizaki Ice Machine/Bin 3 3,400 Stainless Steel 2 Compartment Sink 4 2,800 Shelving, 3 Sections 4 900 True Refrigerator Vendor 3 ------ Prep Sinks 3 2,800 Service Counters, etc. 3 6,500

Serrano Country Club Visual Irrigation Inspection

March 13, 2008

Visual Irrigation Inspection

Sample Country Club USA

670 Mason Ridge Center Drive

Suite 220

St. Louis, Missouri 63141

Tel: 314.744.5040

Toll-Free: 1.800.365.2498

Fax: 314.744.5046

www.mcmahongroup.com

Sample Country Club Visual Irrigation Inspection – Results & Conditions

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Introduction In order to locate problem areas on the course and evaluate equipment performance, a preliminary visual irrigation audit of the golf course irrigation system was performed. The audit consisted of both visual and limited mechanical inspections of the irrigation system. Visual inspection identifies problems such as poor head spacing, pump station functions, field controller function, central control systems, broken sprinklers and interviews with management on irrigation issues. Mechanical inspections are in-depth functional tests taken place at pump station and computer control system, including central computer control and field satellites. Results and recommended corrective actions from both the visual and mechanical inspections are included. Pump Station One of the largest problems with the irrigation system is the lack of a “pump watch” interface; I did not find this module in the Toro Site Pro central computer control system, the Turf Care Center, which sends real-time, pump flow data Gallons per Minute (GPM), to the irrigation computer. For the irrigation computer to calculate the number of heads the system can run at one time, the irrigation computer must rely on a precipitation rate value (PR), which is manually entered into the irrigation software: i.e. 25 heads running at a PR of 30 GPM per head = 750 GPM of pump flow. The ongoing replacement of rotor assemblies, which also include new nozzles, should be taken into account and the proper PR entered into the irrigation computer.

Pump station motors and control system, notice water on metal plate from leaking motor packing The pump station is a Flowtonex variable frequency drive system. Maximum pump capacity is rated at 3000 gallons per minute (GPM). The main pump/motor configuration is 4 – 60 horsepower electric high efficiency motors attached to vertical turbine pumps drawing water from a wet-well beneath the pump station. Three phase 440 volt power main disconnect is in excellent condition in a water resistant NEMA approved cabinet. I observed total hours registering 20,202; normal for the years of service.


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Pump Station (continued) With exception of pump and motor #3, a leaking packing box, the pump motors appeared to be in good condition. I energized each motor and monitored speed, flow and pressure, all seeded to operate well. Adjustment of the pump packing box should be made to avoid water accumulation on the pump skid and corrosion to the pump head and stand. If adjustment to the packing box is at its maximum, a new packing and ring must be installed to keep the motor shaft water lubricated and avoid undue wear and corrosion.

Sulfur burner at pump station, appeared to be in good working order An elemental Sulfur burner is installed at the pump station to treat tertiary water supplied by the local water treatment authority; by burning Sulfur (S8 + 8 O2 → 8 SO2) a gas (Sulfur Dioxide) is formed and reacts with water to produce Sulfurous Acid to reduce pH and react with Carbonates and Bi-Carbonates found in the treated water. The local tertiary water is >9 pH; the sulfur burner has lowered the water’s pH to around 7, within tolerance for healthy turfgrass growth. Carbonates, Bi-Carbonates, and Sodium are highly detrimental to soils and soil structure, by adding SO2 to irrigation water these elements are kept in check and Gypsum (Calcium Sulfate- CaSO4·2H2O) should be applied yearly at minimum to the turf to keep soils well aggregated and add beneficial Calcium. On my visit, the Sulfur burner neither did operate, nor did I witness its functionality.


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Pump Station (continued)

Amiad in-line water filter at pump station An Amiad inline water filter is installed to filter out solid particles in irrigation downstream water to a 3 micron degree. The filter seemed in good working order. I manually flushed the filter to check operation of backwash and discharge, all filtering systems worked properly. The filter is rated for 3100 GPM. The filter screens should be removed and pressure washed yearly and inspected to ascertain if any tearing of the metal filter fabric is occurring. The filter is set to perform a backwash routine when downstream and upstream pressures vary by approximately 5%. The Cla-Val® is a standard of the industry in pressure relief mechanisms for irrigation pump stations. The valves function is to relieve high pressure at the pump station before damage occurs to the pump station or systems downstream in the field. I manually induced a high pressure event to test the function of the Cla-Val® system. The valve opened and ported water to the wet well at the pump station at a pressure of 138 PSI, within operating tolerances. On a bi-yearly basis, this Cla-Val® should be serviced by an approved technician to assure proper protection of the hydraulic portion of the irrigation system. Central Irrigation Control The central computer control system has been upgraded to Toro Site Pro 2.2 with T-Map. T-Map will graphically display the entire golf course and the irrigation system in photo and map overlays.


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Central Irrigation Control (continued)

T Map screen with aerial photo and graphic overlay The central control system at Sample Country Club operates by calculating flow characteristics of each individual sprinkler head, precipitation rate (PR) and GPM at a controlled pressure at the sprinkler head (65 PSI at Sample Country Club). Based on pump station pumping parameters of 3000 GPM, the computer takes into account how many sprinkler heads to run at a given time based on hierarchies programmed by the user. As Sample Country Club begins replacing nozzles and internal sprinkler parts, it is imperative to upgrade information on the central computer, so accurate run times can be established for maximum watering efficiency. The central control computer is connected to an on location weather station. This weather station reports real-time temperature, humidity, sun intensity, wind speed and direction, rainfall. These weather factors are used to calculate water needs of the turfgrass plant based on evapotranspiration. These calculations are beneficial when making watering decisions each day on the golf course. On my visit, I ran a test for weather reporting and evapotranspiration; the weather station seemed to be functioning well. Field Controllers New Toro Network VT field controllers are in place and working well. The VT controllers receive a download each day from the central computer and commit the scheduled program. I manually cycled through several of the field controllers and found them to be in very good condition. Wires, cabinets, and electronics seemed in overall good condition.


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Field Controllers (continued)

Toro VT field controller Each VT field controller will operate 8 to 64 individual stations or sprinklers in eight-station increments. Each field unit is capable or storing and operating up to 64 individual programs. Sample Country Club currently has 53 VT field controllers located throughout the golf course, all directly wired to the central computer control system. Friction loss forces caused by the distance from the pump station to golf holes # 3 through #7 are areas of concern. When the pump station flow reaches maximum pressure, problems become apparent on theses holes, according to acting superintendent.


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Sprinkler Heads

Irrigation head internal conversion assembly replacement on green collar The addition of new conversion assemblies have been installed around all greens. Sprinkler heads are level and rotate in the allotted time in all of my inspections. Some of the part circle sprinkler heads should be adjusted for proper arc and some nozzle replacements may have to occur; # 7 green had an intermediate nozzle spray in close proximity to the turf surface (low trajectory). I noticed many of the sprinkler body cases should be replaced due to broken upper flanges. Several fairway and rough area sprinkler heads need to trimmed around as to not interfere with proper spray distribution. The acting superintendent mentioned that spacing was being addressed as needed to improve coverage in some areas, mostly near homeowner’s lot line. In the morning, I encountered several sprinkler heads stuck in the on position after the assigned program time. The sand on fairway bunker #12 was washed out due to a stuck head in the rough. Stuck heads totaled 4 on this morning’s inspection, not unusual given the total number of heads on the course and the infrequent use of the system during the winter months.


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Sprinkler Heads (continued)

Fairway sand bunker washout due to stuck head Pipes, Fittings, and Wiring Being that the majority of these components are beneath the playing surfaces, I can only acquire information from staff. Pipe and pipe fitting failures seem not to be a problem at time of inspection. Generally, properly installed irrigation underground parts can have a 15 to 20 year useful life. Common to poor installation are constant leaks and repairs, but Sample Country Club has not experienced these issues. Therefore, I would be inclined to report that information gathered from long-term employees that pipe and fittings are in better-than-average condition as of this writing. Wiring carrying 220 volts to field controllers looked to be in good condition at terminations and field spices. Control wire carrying 24 volts from field controllers to sprinkler heads looked to be in good condition. Communication cables from the central control computer to field controllers were repaired recently. These shielded cables conducting low power signals have special spicing needs and great care should be used when making these repairs. Golf course superintendents, having many communication problems, often make retrofits to radio communications to field controllers. The hardware and software at Sample Country Club has the ability to use both wire and radio communication. In the future, if the hard-wire capability of your irrigation system is compromising communications more frequently, then it is advisable to switch over the all-radio controlled central to field controller communications. Wiring and cables should have a reliable useful life of fifteen years or greater. A simple yearly ohm and voltage test should occur. An ohm meter should read a resistance of less than 30 ohms for control wires attached to one valve-in-head sprinkler with solenoid. Grounding circuits at field controllers should be measured with an earth ground resistance device: 0-10 ohms is excellent, 11- 20 ohms is acceptable, and 21-30 ohms is marginal. Plans to replace or repair


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Pipes, Fittings, and Wiring (continued) ground protection should be made. Communication cable can be checked for integrity by listening to the tones through a set of headphones. No static or background noise should be apparent. Listening for tones should be accomplished through cable out and cable in spices at the SPU (Surge Protection Unit) located near the central computer control. Communication can also be diagnosed at the field controller by using link monitor. Be aware that the link monitor will not identify static or background noise. Conclusions Pressure problems are the primary cause of poor irrigation system performance on holes #3 through #7. By conducting a full irrigation audit on these holes with distribution uniformity (DU) figures during actual conditions, perhaps some information can be established on these pressure problems. Control components are all in good working order. During my visit, I asked if a maintenance record was being kept on the pump station and irrigation system. No one seemed to have information on irrigation system or pump station maintenance. A set of records is perhaps in the possession of the pump station service company, I recommend that these records be duplicated, if in fact they exist, and kept in the office for inspection and timing of needed maintenance. I can not stress enough the importance of good maintenance records on irrigation system maintenance. Field repairs should be documented to be certain upgrades are entered into central computer control system. New installations should always be documented to have baseline cost of upgrades as well as information on warranty items. Irrigation water tests are important and should be routinely sampled during the course of routine and active golf course irrigation. These samples will provide much needed information on the quality of water being applied to the golf course. Typical water tests should include Sodium, Carbonates, Bi-Carbonates, Total Dissolved Solids, Sodium, Sodium Absorption Ratio, Chloride, pH (Hydrogen ion activity), Suspended Solids, and Nutrient Load. These tests need to be interpreted by a professional specific to your needs and soil chemistry. Future improvement projects and long-range planning should include:

1. Installation of an irrigation central computer-to-pump station interface to compare actual GPM and PSI to schedule irrigation activity (Toro Pump Watch).

2. Investigation of the poor pressure and DU on the holes #3 through #7, an irrigation audit using catchments under real scheduled irrigation load should occur.

3. Begin keeping records of repairs and maintenance of irrigation system. 4. Update central control computer irrigation database when changing sprinkler heads,

nozzles, or spacing. 5. Begin replacing broken sprinkler cases before complete failure occurs. 6. Remove water filter screen, clean and inspect on Amiad Filter at pump station. 7. Repair or adjust pump / motor packing on #3 pump / motor. 8. Repair or adjust Cla-Val® at least bi-yearly. 9. Begin trimming and leveling of irrigation sprinkler heads.


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Conclusions (continued) It is my opinion after visual inspection that the complete irrigation system at Sample Country Club is in very good condition. With continued good maintenance practices, most irrigation components should remain in this better-than-average condition for ten years or more. I hope these observations will assist you at formulating a long-range replacement and improvement plan at Sample Country Club. If any questions arise, please feel free to call anytime. McMAHON GROUP, INC. Michael D. Vogt, CGCS Golf and Turf Care Center Consultant Certified Golf Irrigation Auditor #58853

Golf Course Existing Conditions Report

Sample Country Club USA

670 Mason Ridge Center Drive

Suite 220

St. Louis, Missouri 63141

Tel: 314.744.5040

Toll-Free: 1.800.365.2498

Fax: 314.744.5046

www.mcmahongroup.com

Sample Country Club Existing Conditions Report

March 13, 2008

2

INTRODUCTION This report has been prepared for the benefit of the membership, management, and governing bodies of Sample Country Club. The purpose of this report is to provide a detailed existing conditions profile that will aide for the continued improvement of the golf course and grounds. The goal of this program is to provide the members, management and governing bodies of Sample Country Club "a base-line existing conditions report” to map quality improvements on golf course conditions, projects, and capital improvements, on both the golf course and the surrounding landscapes. The report is divided into these sections:

1. GREENS 2. TEES 3. FAIRWAYS 4. ROUGH AREAS 5. WATER BODIES 6. BUNKERS 7. HITTING RANGE and PRACTICE AREAS 8. TREES

Each section contains the general conditions report observed for the specified area and observed concerns regarding each area. Some of the programs required to address these concerns can be remedied in a relatively short time with sound maintenance practices and hard work; however, some of the solutions require long-term commitments to a multi-faceted plan or program. Many of the programs required to address these concerns have been implemented and are showing signs of success. GREENS

History

The greens at Sample Country Club have a reputation for being consistent and true. While they are undulating in design, the back to front and side to side pitch on many of the greens can make for some challenging putts. The bentgrass / Poa annua turf that populate the greens at Sample Country Club is a mixture of varieties as far as I can ascertain. Originally seeded to Pennlinks creeping bentgrass during construction, several different varieties of bentgrass, (Dominate and A4), have been introduced over the years.


March 13, 2008

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GREENS (continued)

Poa annua population, light green marks indicate Poa annua

Observations

The greens at Sample Country Club are built on a modified sand mixture. These sand blends became very popular in the 1970’s, when a USGA agronomist by the name of Ferguson worked with several university professors and golf superintendents to investigate what would be the best depth of sand, how large a sand particle was needed to hold water, and air at the correct ratio. Along with the basic physical specification, the ability of the modified mix to support active root growth, and the ability to supply nutrients was a source of concern. Sand depth is 10 to 14 inches. The sand, originally mixed with an organic material, probably moss peat; to increase water holding capacity as well as to add the ability to hold nutrients and stimulate biologic activity, requires having to convert certain elements and nutrients to useful forms for plant uptake.

80% Poa annua population


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GREENS (continued) Observations (continued)

Poa annua in recent years has made significant inroads to the purity of the turf stand on greens. My understanding is that it has been decided to allow the Poa annua to “take over” as the dominate turf variety on the greens. Poa annua is a prolific seed producer and yields a less than smooth surface during seeding events in the spring and autumn, unless the skilled golf superintendent applies cultural practices and chemicals to smooth the putting surface and inhibit seed production. Sample Country Club has had four golf course superintendents over the last 12 years. Each golf course superintendent has applied their expertise to the management of the greens to achieve the best surfaces possible. It is still evident that many of the greens have experienced significant turf loss in the past and several greens have been totally rebuilt due to wholesale turf loss. I have observed signs and symptoms of poor air circulation and water movement into the sand profile of several greens. Poor gas exchange and water infiltration is consistently attributed to turf loss on greens surfaces. Several greens, especially greens #5, #6, #7, #8, #10, and #12 should be monitored closely. I applaud the recent tree trimming efforts near these greens, since the trimming will increase air circulation and sunlight on the turf surface. Sunlight, especially during morning hours, is critical to the overall health of putting greens.

Top center void: cyanobacteria beginning


March 13, 2008

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Limited sunlight on greens turfgrass surface

Large repair patch on green, mostly Poa annua free


March 13, 2008

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On my visit, I observed an algae-like crust forming just below the turf canopy. This is not algae as commonly known in water bodies, but a cyanobacterium. The conspicuous, slimy mats of surface bacterium are usually found on wet, compacted areas of greens that receive partial shading during the day. Growth of filamentous cyanobacteria may be so rapid that the layers out-compete turf growth. As temperatures rise, increase growth of this blue-green bacterium begin to seal off the surface of the green, causing root growth to cease and eventual death of the turf plant. A black layer of anaerobic microorganisms will often flourish under these “sealed off” conditions, adding to the destruction of the sand’s physical properties which promotes continuous water and gas infiltration. It is best to keep watering at a minimum, increase drainage through aerification, and if need be, apply a chemical control. It will be often necessary to continue applying a chemical control after the cyanobacteria is in check, since this organism can reproduce rapidly.

Thatch Accumulation

Thatch was observed at surface to a depth of 2”. Thatch in moderate amounts is beneficial to playability, giving the green surface an amount of cushion to accept a well played shot. It is widely considered that thatch amounts greater than 1” is excessive to the overall health of the turf stand. Thatch is also referred to as biomass. These slowly decaying root structures are harbingers for increased moisture retention, insect breeding, and create perfect environments for fungal disease pathogens to flourish. Aerification is the single most important program on today’s modern sand greens. Aerification acts to increase the root mass and remove excess accumulated thatch or biomass. As the grass plant grows, it constantly produces roots and other elements associated with growth. During the winter, the grass plant sloughs off living root mass and soil microorganisms begin the decay process below the turf canopy; normally in the top three inches. The organisms, beneficial in breaking down these root pieces, need air to function at peak efficiency. By removing cores, when aerating and replacing the voids with 100% sand, a perfect channel is created for water, gas exchange, and nutrients, as well creating an environment conducive for new root growth; therefore, developing a much stronger plant able to survive the stresses of hot and dry Northern California summers.


March 13, 2008

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GREENS (continued) Observations (continued) The physical properties of the sand below the turf canopy are currently high in organic matter; recommendations should be obtained from a soils laboratory to the extent and percentage. The physical properties of the sand mixture contains substantially more than ideal amounts of organic matter. Perfect greens’ management calls for the removal of at least 12% of the top three inches of the sand profile each year; these cores should be removed and replaced with clean topdress sand. Aerification is the single most beneficial cultural practice that can be accomplished on sand modified greens.

Rolling:

Recent research has proven the effects of greens’ rolling to be beneficial to aid in smoothness, slight increases in speed, and if not over used, would not be detrimental or add to compaction on greens. Sample Country Club has been rolling greens and the smoothness is evident as observed by ball roll.

Sand topdressing on greens

Topdressing:

During my visit, sand topdressing was being applied to each green. Topdressing accomplishes many desirable characteristics to a putting green.

1. Smoothes the surface 2. By migrating into the thatch layer creates channels for air and water 3. The sand particles lodge between grass plants and stands the leaf upright 4. Helps keep the surface firm


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These are the main reasons to maintain a regular topdressing program. Often times, the weather may be excessively warm to apply topdressing, because the sand can be abrasive to the grass plant and cause undo stress.

Irrigation:

The greens should be watered on an as-needed basis. When watering is required, thorough irrigation cycles should be used to ensure maximum penetration to the soil profile. Supplemental hand watering should be done to address localized dry spots, and syringing should be done to relieve heat stress. In order to achieve the desired level of speed, consistency, firmness to accept a well played approach shot, and maintain the health of the turf, the greens should be maintained on the "dry side," thus creating a firmer, faster putting surface, as weather dictates.

Fertilization:

The fertilization program should be based on the results of soil test reports and water quality reports. Soluble fertilizers should be the primary source for nutrients with supplemental applications of granular fertilizers, particularly in the spring and autumn.

Growth Regulators and Poa annua Seed Head Control:

The encroachment and encouragement of annual bluegrass, Poa annua, into the putting surfaces at Sample Country Club continues to be addressed. There exist many chemical formulations to inhibit Poa annua seed head production.

Green #1

Green #2

Green #3

Green #4

Green #5

Green #6

Green #7

Green #8

Green #9

Turf Nursery

Greens Performance Factors 1=Poor 5=Excellent

Light 5 5 5 4 3 4 3 4 5 5

Air Movement 5 5 4 4 3 4 3 3 5 4

Entrance and Exit Points 5 4 4 3 4 3 2 3 4 5

Size of Green 5 4 4 4 4 4 4 4 4 5Cupping Area 5 4 3 4 3 4 3 4 4 5

Surface Drainage 4 3 3 3 4 3 3 4 4 4

Internal Drainage and Rootzone Porosity 4 3 3 3 4 3 3 3 4 4

Irrigation Control and Coverage 5 5 5 5 5 5 4 5 5 5

Purity of Turf Stand 3 3 3 3 3 3 3 3 3 4

Amount of Play 4 4 4 4 4 4 4 4 4 5Water Quality 3 3 3 3 3 3 3 3 3 3

Totals 4.36 3.91 3.73 3.64 3.64 3.64 3.18 3.64 4.09 4.45

Letter Grade B B C C C C D C B B


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Green

#10 Green

#11 Green

#12 Green

#13 Green

#14 Green

#15 Green

#16 Green

#17 Green

#18 Practice

Gr

Greens Performance Factors 1=Poor 5=Excellent

Light 4 4 4 5 5 5 5 5 5 5

Air Movement 4 4 4 4 5 5 5 5 5 5Entrance and Exit Points 5 4 3 3 5 4 5 4 4 3

Size of Green 4 4 4 4 4 4 4 4 4 4

Cupping Area 3 4 4 3 4 4 3 4 4 4

Surface Drainage 4 4 3 4 4 4 4 4 4 4

Internal Drainage and Rootzone Porosity 3 3 3 3 4 3 4 3 4 4

Irrigation Control and Coverage 5 5 5 5 5 5 5 5 5 5Purity of Turf Stand 3 3 3 3 3 3 3 3 3 3

Amount of Play 4 4 4 4 4 4 4 4 4 3

Water Quality 3 3 3 3 3 3 3 3 3

Totals 3.82 3.82 3.64 3.73 4.18 4.00 4.09 4.00 4.09 4.00

Letter Grade C C C C B B B B B B

USGA greens rating system

Summation

Greens at Sample Country Club on the days of my observation showed a 40% - 80% Poa annua population to creeping bentgrass varieties. Water infiltration and gas exchange seemed to be inhibited by excess thatch accumulation, formation of cyanobacteria and in some cases an anaerobic black layer below the thatch surface. Above, note that all greens at Sample Country Club have been assigned a rating based on studies from the USGA to quantify greens conditions and possible problems golf course superintendents may have when managing greens turf. These 11 factors translate into areas of concern and possible improvements that can be achieved knowing the limiting factors of each green as compared with ideal conditions. A complete physical properties test, in addition to a chemical soils test, with a long range plan to improve greens sand profile, should be considered as soon as practical. TEES

History

The tees are constructed of a modified sand mixture. The predominant grass on the surface of the tees is a blend of Poa annua and Perennial Ryegrass. A number of tees have to be leveled and sodded to become acceptable to the high standards the membership expects.


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TEES (continued) History (continued)

This should be an ongoing project due to the shade conditions and tee size on certain holes. Several tee areas had been planted with Bermuda grass. Only in the hottest of months is Bermuda grass adaptable to Northern California climates; thus introducing these varieties will risk encroachment into other areas of the course.

Observations

Poa annua has become the dominate turf variety on virtually all tee surfaces at Sample Country Club. The tees as a whole are relatively level and give a good footing for the player. Continued tee work was ongoing during my visit with sod work being accomplished on the back tee on #11. A seed and sand divot repair program seems to be working out quite well. Tee position rotation was good with observed wear areas evenly distributed among the tee surface.

Goals

Tree trimming to allow light and air movement should be a high priority especially for tees # 8, #9, #11, and #18. A consistent divot-filling program, combined with appropriate fertility, and pest management will make the tees healthy, playable and attractive. Sod work has yielded good results and most golf courses program for resurfacing on an as needed basis. FAIRWAYS

History

Information that I have been able to put together is that the fairways at Sample Country Club have been in very good condition throughout the years. The turf variety is largely Ryegrass and Poa annua.

Observations

Poa annua is fast becoming the dominate turf species on the fairways. If desired Poa annua control is still a viable option because Poa annua population is below threshold limits. Cool weather conditions during my visit likely precluded any high temperature stress on Poa annua and Ryegrass turf populations on the fairways. Mowing was taking place during my visit and sufficient clipping yields were observed.

Goals

Drainage additions have taken place over the years on many of the fairways at Sample Country Club. These efforts have yielded good results in delivering quality playing conditions even during the rainy winter months in Northern California. In addition to increased drainage, sand topdressing on fairways has been another practice that firms the fairway playing surface and creates a better environment for turfgrass rooting. ROUGH AREAS

History

Not very much history was found specifically on the roughs; the native areas have a slightly elevated population of undesirable plants.


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ROUGH AREAS (continued) History (continued)

As with most clubs with large acreages of native grass, the original intent was to plant a grass cover that would require less maintenance and be aesthetically pleasing, and also allow a player an opportunity to find an errant shot. Observations Intermediate rough along the fairways appeared to be undefined, perhaps because of mowing height or mowing schedule. Native or deep rough could be mowed once per year to discourage the introduction and proliferation of noxious weeds.

Goals

The primary rough is largely Ryegrass and Bluegrass mix mowed at a reasonable height of cut for most players to advance the ball when playing for these areas. Weed control and a dense 100% coverage should be a consistent goal that can easily be achieved. Native or wild areas have a minimal amount of undesirable plant material observed; an application of non-selective herbicides on a spot spray basis should be considered to clean these areas. WATER BODIES

History

Water comes into play on #3, #14, and #15, with a small lightly running creek on # 11. Original plans for water hazards have been constructed.

Observations

The pond on #3 greenside has an erosion problem that should be addressed soon. The concrete curbing has fractured and is beginning to roll into the pond, allowing erosion from the pond to the greenside bank. From observation, it is not determined if a plastic pond liner is attached. I have observed small pieces of plastic in the concrete upon close inspection.


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WATER BODIES (continued) Observations (continued)

#3 greenside pond concrete shore line fractured Golf-hole #11 has a small lightly running creek with large rock outcroppings; erosion does not seem to be a problem. The stone foot bridge south and east of the green appears to be in good condition. The pond located adjacent to #14, #15, and #16 is used for the irrigation reservoir. This pond is kept full with tertiary water from the local water treatment authority. The pond is lined on its banks with a concrete mixture. During my visit the level of the irrigation pond was three to four feet below full pool to facilitate removal of Reid-Sedge plants along the south and east shoreline. The concrete liner in this pond seemed to be in good structural condition.

Goals

The goal to keeping ponds and pond banks in good condition are to address any breeches in the structure of the concrete bank liner before shore and runoff erosion begins. Controlling unwanted plant growth in these areas will benefit the pond’s concrete liner integrity.


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SAND BUNKERS

History

The bunkers look to have been recently renovated, the design and construction is based on the “Billy Bunker” named after Billy Fuller once superintendent at Augusta National. The sand bunker construction consists of good drainage due to a fabric liner pinned to the soil which also keeps the sand from becoming contaminated from the native soil. The sand selected is a very fast draining variety with a slightly angular shape to prevent the sand from compaction. The only poor attribute is when very dry, the sand tends to become fluffy and does not remain stable on the bunker faces. The irrigation cycle does add much needed water to the sand to make it more playable; one drawback is the sand may require more water than the turf. Several superintendents have written an irrigation program to water just the sand bunker areas to keep this arid sand moist and considerably more playable.

Observations

Several players hit shots out of bunkers, while I was at Sample Country Club. The sand seemed a bit dry and most players had a difficult time advancing the ball. Sand was observed on many of the greenside banks, indicating sand spray from the bunker shots.

Goals

The goals for the sand bunkers are to keep them consistent in their play characteristics, and to keep them visually attractive. A clean edge should be maintained to outline the margin of the hazard. Greenside bunkers should have a bottom depth of approximately 6" and face depths of approximately 4". Fairway bunkers should have a bottom depth of approximately 4" and face depths of 3". The turf edge or lip should be 2” facing the green or hole-cup, opposite the line of play the lip should be 1” or less to facilitate a clean shot when the ball lands on the low side of the sand bunker. Bunker sands should be firm; most golfers feel that they should settle slightly down into the sand for best footing. Sand bunkers should be firm enough, so that the proper shot and spin can be placed on the ball. As mentioned, it is advisable to program an irrigation cycle to wet the sand on a consistent basis to keep the sand slightly moist. HITTING RANGE and PRACTICE AREAS

History

With the increase of practice play at country clubs today, many of the practice areas such as the practice range, chipping area, and practice putting green facilities are small and over-used. Sample Country Club has a wonderful practice hitting area with multiple teeing surfaces and target greens. There is also a well laid-out chipping green adjacent to the large practice green. The hitting range faces north with the sun never in the player’s view. However, tee space or tee stations may seem constrained at times from the back tees.

Observations

I have observed players hitting practice shots from the bottom tee; the end of the hitting facility is 230 yards, which may facilitate some lost balls. The furthest target green from the bottom tee is just 200 yards. The entire landing area cants from the north to the south almost 30 feet to keep range balls within the practice area. Tee rotation was good with turf conditions on tee surfaces well-healed in previous positions.


March 13, 2008

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HITTING RANGE and PRACTICE AREAS (continued) Observations (continued)

The practice green is large and in very good condition with good air circulation and air movement. No signs of layering or turf thinning. The chipping green and surrounds were in good condition with the exception of large deposits of sand on the greenside sand bunker face.

Goals

To enhance the practice area, it may be to Sample Country Club’s advantage to increase teeing areas at the hitting area. Keep sound maintenance practices in force; the practice facilities are in good condition. TREES

History

Old groves of tress dot the landscape at Sample Country Club. Although trees are pleasant to the eye, trees have become the leading nemesis at golf courses throughout the world. Turfgrass and trees rarely live in harmony. An aggressive trimming program is taking place at Sample Country Club and is beginning to show favorable results in healthier turf on tees and greens especially.

Observations

Many of the existing trees accent the landscape and should be maintained and trimmed properly. Where trees do not play an important part of the strategic layout or playability of the golf hole, serious evaluation to the value of the tree in relation to turfgrass health should be considered.

Goals

Continue selective pruning of trees near tees and greens. Pruning of roots is also a practice worth consideration on trees located close to greens and tees. The more sunlight that is allowed to penetrate the tree canopy to the turf surface, the healthier the turf stand will become. I trust these observations will assist you at formulating a long-range replacement and improvement plan at Sample Country Club. If any questions arise, please feel free to call anytime. McMAHON GROUP, INC.

Michael D. Vogt, CGCS, CGIA Golf and Turf Care Center Consultant

Existing Conditions Asset Reserve Study Private Country Club

Documents

Transcript of Existing Conditions Asset Reserve Study Private Country Club