6 Strategic Improvements

Transcription

1 The update was originally intended to address only the development potential of the undeveloped portions of the Treasure Lake property. However, as planning discussions evolved, it became clear that property owners were concerned with the condition of various existing facilities in the Treasure Lake community. Suggestions for strategic improvements to existing facilities were solicited through the property owners survey and open house and reviewed by the Infrastructure Committee and planning consultants, Gannett Fleming, Inc. Current assessments of Treasure Lake POA facilities and infrastructure were provided by the Infrastructure Committee: the Treasure Lake Road Summary (revised November 2007), the Treasure Lake Annual Road Cost (revised November 2007), the Treasure Lake Road Inventory (revised November 2007), and the Treasure Lake Physical Audit (conducted January 2006). The following table summarizes these current programs and outlines potential strategic improvements. Assessment of Current Facilities and Infrastructure Facility Roadways General Condition and Needed Improvement The road network in Treasure Lake includes paved, tar and chip and gravel roads. The Treasure Lake POA Infrastructure Committee has developed the following program for annual road maintenance. Road /Repair Program Paved Roads There are 18.4 miles of paved roads. At a resurfacing cost of $145,000/mile, one complete cycle of resurfacing all paved roads totals $2,672,495. Budgeting the cycle over 9 years yields an annual resurfacing rate of 2.05miles/year at an annual cost of $296,944. Recent annual repaving has been lower than the annual need at 1.5 miles of actual improvements. 57

2 Facility Roadways Condition and Needed Improvement Tar and Chip Roads There are 54.6 miles of tar and chip roads in Treasure Lake. At a cost of $20,000/mile for a double seal coat resurfacing, one complete cycle of resurfacing of all tar and chip roads costs $1,091,600. Budgeting the cycle over 5 years yields an annual average of miles at a cost of $218,320. The tar and chip resurfacing programs for 2006 and 2007 have been near the number of miles to be improved annually; 7 miles of resurfacing were completed in 2006 and 12 miles in Campgrounds There are 7.0 miles of gravel road in the Cayman Campground. At a resurfacing cost of $12,000/mile, one complete cycle of resurfacing of all gravel roads totals $83,904. Budgeting the cycle over 7 years yields an annual resurfacing rate of 1.0 miles at an annual cost of $11,

3 Facility Roadways Condition and Needed Improvement Roads are selected annually for the paving program based on two factors: road condition and level of service. Road conditions are rated from 1 to 5, where 1 is a condition that hinders traffic flow and may need to be reconstructed and 5 is a fully functional condition, requiring no immediate maintenance or repair. Level of Service (LOS) is rated from A to C based upon the number of homes served; LOS A serves more than 30 homes, LOS B, between 10 and 30 homes, and LOS C, less than 10 homes. The November 2007 assessment is summarized below: Tar & Chip Road Assessment (in miles) Condition LOS A Roads +30 homes LOS B Roads homes LOS C Roads <10 homes Rating by % Total 5 (good) % % % % 1 (poor) % Total Paved Road Assessment (in miles) Condition LOS A Roads +30 homes LOS B Roads homes LOS C Roads <10 homes Total Rating by % 5 (good) % % % % 1 (poor) % Total Campground Roads (in miles) Condition Roads (No LOS Rating) Rating by % % % % % % Total 6.99 Summary 59

4 Facility Roadways Condition and Needed Improvement The total cost of one full cycle of road maintenance for the 80.1 miles of various road types is $3,847,999. The total annual cost of road maintenance is $527,254. At a minimum resurfacing rate of miles per year, the tar and chip program should be able to improve the roads that have a rating of 1 to 3 within three years. Repaving all roads with a rating of 1 to 3 will take more than four years at a program rate of 2.05 miles per year. The paved roads that have condition rating of 1 or 2 also need work beyond only resurfacing. In many cases, shoulder improvements, road base repairs and storm water drainage improvements are needed to sustain the service life of these roads. These improvements should be factored into the Treasure Lake road improvements program and budget. Road Safety - Street lights are not necessary or in character with Treasure Lake s rural atmosphere. However, lighting at major intersections, where two LOS A roadways meet, should be evaluated for safety. Entrance Drive to Town Center There is extremely poor visibility to the entrance drive due to roadway geometrics, the growth of natural vegetation and lack of lighting or other queues. This is a safety concern as well as poor promotion of the Town Center. Pruning or removal of vegetation should be considered. Lighting or reflective signage should also be considered to offer advance notice of the entrance to approaching drivers. 60

5 Facility Buildings Front Gate/ Security Building Condition and Needed Improvement Physical Condition Roof good condition; replaced in 1999 Walls, Doors and Windows good to fair condition Sidewalk and Driveway good to fair condition Landscaping fair condition Walls fair condition Floor Covering poor condition Electrical poor condition; needs upgrade Windows- poor condition HVAC fair condition Houses security services to Treasure Lake at the front gate. As needed. This building should be improved both in its overall functionality to provide front gate security for Treasure Lake and in its external appearance as it defines a visitor s first impression of Treasure Lake. 61

6 Facility Buildings Property Owners Association Administration Building Condition and Needed Improvement Physical Condition Roof good condition; replaced in 2007 HVAC poor condition; heating is a mix of wall units, electric baseboard, heat pumps and electric furnace Walls fair condition Doors poor condition; need replacement Windows fair condition Sidewalk good condition Paint & Stain poor condition ADA Access fair condition Large 10,680 sq. ft. building that houses the offices of TLPOA staff as well as other organizations and functions. Building has many small rooms previously used by sales staff to sell lots at Treasure Lake. of building is not used efficiently. Make exterior improvements to TLPOA building to make it a focal point for the Treasure Lake Town Center and interior renovations for more efficient use of space and energy. 62

7 Facility Buildings Lakeview Lodge Condition and Needed Improvement Physical Condition Roof good condition; cedar shake roof pressure washed, sealed and damaged shakes replaced in Wall, Doors, Windows and Sidewalks fair to good condition Driveways, ADA access and Handicapped Parking, and exterior paint and stain poor condition design/fixtures good to fair condition; extensive interior improvements have been made. Plumbing Fair HVAC Fair Currently, the POA is operating the restaurant space on weekends and for special events. The bar is operated separately. Alternatively, the restaurant space could be leased and operated and as a catered banquet facility, or with improvements, the building could be operated as a conference center with meeting rooms and on-site catering facilities and/services. Either alternative would likely require promotion and access by the public for profitability. Comprehensive redevelopment of the lodge site for other purpose could also be explored. As needed for current function. 63

8 Facility Buildings Condition and Needed Improvement Improve driveway/parking and pedestrian access to the facility. Repair/upgrade facility infrastructure (plumbing and HVAC) to maintain safe, cost effective operation of the building. Ski Lodge Physical Condition Roof, doors, windows and landscaping - fair to good condition Walls poor to fair; need staining design/fixtures fair to poor; restroom fixtures are cracked Plumbing fair to good; extensive repairs made, including installation of a grease trap. Provides dining and meeting room space on the ground floor and leased restaurant space on the second floor. Under the terms of the lease the TLPOA is responsible for the exterior of the building and the lease holder is responsible for the interior. As needed. Refinish exterior of the facility. Monitor maintenance for compliance with the lease. Over time, make improvements to the building infrastructure (plumbing, HVAC, etc.) to ensure safe, cost effective and functional building operation. 64

9 Facility Buildings Gold Course Pro Shop Condition and Needed Improvement Physical Condition Walls, doors, windows fair to good condition Sidewalks and driveways fair to good condition Paint and stain good condition; last painted and stained in 1999 Roof good condition Landscaping good condition Walls, plumbing and floor coverings very good to fair condition Seasonal supplies, opening in early May and closing in late September Annual maintenance involves winterizing the building by turning off electricity and water in the building. Continue with current maintenance schedule. Gold Course: Duffer s Tavern Physical Condition Walls, doors and windows good to fair condition Sidewalk and driveway good condition. Paint and Stain good condition; stained in 1999 Roof good condition; year life expectancy Walls, plumbing, floor covering, electrical windows and HVAC good to fair condition; interior wall papered and painted in Continued 65

10 Facility Buildings Condition and Needed Improvement Serves the food service needs of golfers on the Gold Golf Course. As needed. Continue with current maintenance schedule. Silver Course Pro-Shop & 19 th Hole Tavern Physical Condition Walls, doors and windows good to fair condition Paint and Stain good condition; painted/stained in 2001 Sidewalks and Driveway good condition Walls and Floor Covering good condition Plumbing fair condition Electrical fair condition; needs upgrade HVAC good condition; last improved in 2002 Serves the supply and food service needs of golfers on the Silver Golf Course. Extensive renovations were made by volunteers in As needed. Upgrade electrical system for safety and efficiency. 66

11 Facility Buildings Treasure Lake Volunteer Fire Company Building Condition and Needed Improvement Physical Condition Roof good condition; rubber roof installed in 1998 Doors good condition Windows fair condition Driveway fair condition Paint & Stain good condition; painted/stained in 2004 ADA Access good condition Wall fair condition Plumbing poor condition Concrete Floor good condition Electrical good condition Houses two fire engines and other emergency equipment in a modified Butler Building. Includes meeting room and social area. A 40 ft. x 50 ft. addition was constructed in 2005; electrical upgrades were completed at this time. As needed. Continue maintenance. 67

12 Facility Condition and Needed Improvement Recreational Facilities Gold and Silver Golf Courses Physical Gold Course (the more scenic of the two courses) Fairways, Greens good condition Hazards poor condition; sand traps need rehabilitation from stones Cart paths, cart sheds fair condition; shed needs new roof Plumbing/Irrigation good condition; replaced in 2006 Landscaping good condition Parking fair to good condition; need resurfacing Gold Course Gold Course maintenance building should be demolished and a new building built. 68

13 Facility Condition and Needed Improvement Recreational Facilities Physical Silver Course (the better course for quality fairways and greens) Fairways, Greens good condition Hazards poor condition; sand traps need rehabilitation from stones Cart paths, sheds fair condition Plumbing/Irrigation good condition Landscaping good condition Parking fair to good condition; needs resurfacing Silver Course Silver Course maintenance building is visibly poor in appearance and condition. Consider suggestions to improve yardage markers and to offer Sky Caddies and yardage books to golfers. 69

14 Facility Condition and Needed Improvement Recreational Facilities Lakeview Lodge Swimming Pool/ Tennis Court Complex Physical Condition Structural fair condition; deck and pool need repair/relining design/fixtures fair to poor condition; bathroom fixtures damaged Provide recreational opportunities for residents and guests. As needed. Evaluate location of the complex. Address structural finishes and upgrade bathhouse, if complex remains in current location. Fix lights at tennis courts. Add/upgrade playground equipment. Refurbish/rebuild hard courts. 70

15 Facility Condition and Needed Improvement Recreational Facilities Cayman Landing Lodge and Comfort Centers Lodge Roof fair condition Doors, Windows fair to poor condition Driveway, walkways fair condition Paint & Stain fair condition; needs stain ADA Access good condition Wall good condition Plumbing fair condition Floor fair condition Comfort Centers Comfort Centers 1-5 have been remodeled over the past 4 years. Comfort Center 6 was demolished in Serve campers with supplies and restrooms, showers and laundry As needed, especially to repair vandalism. Assess safety risk of lodge steps and ramp and repair as needed 71

16 Facility Condition and Needed Improvement Recreational Facilities Cayman Landing Cabins Physical Condition Walls good condition; 10 cabins were pressure washed and stained and siding repaired in 2003 Doors poor condition Windows poor condition Roofs Asphalt shingles need to be replaced in the next 4-5 years. Walls fair condition; need interior painting. Plumbing poor condition Floor covering fair condition Electrical fair condition HVAC (Propane) fair condition Appliances/furnishings in need of replacement 23 cabins available for rent to Treasure Lake guests;2 are ADA accessible; each cabin has two units 1 additional 2-unit cabin; one unit used as office and the other for storage and maintenance supplies Pressure wash, stain and repair siding on the remaining 13 cabins Complete additional maintenance as planned Refurbish and use as golf package rentals. Define a sustainable level of service for the cabins and its facilities; program funds to regularly inspect and maintain (repair/replace) facilities 72

17 Facility Condition and Needed Improvement Recreational Facilities Cayman Landing Campground Private lots not well-maintained by owners Continue to improve camp sites, e.g. raising and level sites, and utilities. Define a sustainable level of service and identify growth opportunities for the campground and its facilities; program funds to regularly inspect and maintain (repair/replace) facilities, and/or investigate the transfer of these assets either in whole or in part to a third party/developers for operation and maintenance 73

18 Facility Condition and Needed Improvement Recreational Facilities Treasure Lake Marina & Snack Shop Physical Wall Fair Doors and Windows Poor Paint and Stain Fair Driveway Fair Walls Fair (need repainting) Plumbing Good Floor covering Fair Electrical Fair (needs upgrade) Serves users of the marina with snack food services from Memorial Day to Labor Day. Fuel drop is located at the water s edge Annual maintenance involves winterizing the building by turning off electricity and water in the building. s Repair and refinish exterior of building. Refinish/upgrade interior for safe, cost effective operation. 74

19 Facility Condition and Needed Improvement Recreational Facilities Beaches and Bathhouses Physical Beach fair condition; littered with goose droppings Bathhouse good condition Parking fair condition; limited size Provide recreational opportunities for residents and guests As needed. Maintain adequate parking. Maintain surface of parking lots. Walking Trails Surface (grass) good condition Landscaping/clearing not applicable /none Trail head/signage - none s Consider design and construction of trail head signs to promote existing trails. Explore development of additional trails. Integrate development of additional trails and trail connections within future development. 75

20 Facility Condition and Needed Improvement Recreational Facilities Other Recreation Suggestions Add bocce ball courts and basketball court at Captain Kidd Park. Construct an additional marina or boat docks on Bimini Lake. Location and number of slips to be studied. Install new grills and picnic tables at the various pavilions. Landscape the mini-golf course. Expand the rifle range with an indoor pistol range. Build a sportsmen s lodge near the shooting range, with meeting room, game/sports room, and lounge/snack area. 76

21 10 Prioritized Improvements The following prioritized list of projects describes the top ten projects that should be undertaken by the Treasure Lake POA. Financial and manpower resources will determine how quickly these improvements can be accomplished. This list should be reviewed and updated annually to reflect 1) projects that have been completed, 2) priorities that have changed, 3) additional facility needs that have been identified as priorities, and 4) redevelopment opportunities. Prioritized Projects Improvement 1. Ongoing roadway Resurfacing and repaving improvements of roads based on current program. 2. Lakeview Lodge Continue exterior and interior improvements. 3. Security Building Front Gate 4. Gold & Silver Golf Courses 5. Property Owners Association Building 6. Lakeview Lodge Pool Improve exterior appearance and interior functionality. Continue ongoing maintenance and improvements. Continue to make external and internal improvements. Provide necessary maintenance to this pool. 7. Cayman Cabins Improve and make available for year-round visitor packages. 8. Cayman Campground 9. Treasure Lake Marina Continue ongoing maintenance and improvements. Provide sufficient marina space here and at Bimini Lake. /Comment This should continue to be a top priority to insure safe mobility throughout Treasure Lake. This distinctive building needs to be improved to make it a center of cultural events, entertainment and dining for Treasure Lake and the Dubois area. Alternatively, this site could be redeveloped for new functions. This building should adequately serve security staff for Treasure Lake and provide an inviting appearance to visitors. The golf courses must continue to be well-maintained to satisfy current residents and attract new residents and visitors to Treasure Lake. This building is also the center of many Treasure Lake events and needs to be updated to continue this function, especially if it is to become the anchor for an enhanced Village Center. Make the pool and lodge a focal point of summer fun and activities. Either renovate or replace cabins to initiate package programs. The campground offers another experience for visitors. Maintain attractive marinas to attract boaters to these lakes. 10. Sportsman s Lodge Provide a resource for hunting related events Locate sportsman s lodge near future hunting and outdoor related activities. 77

22 Suggested Service Improvements In addition to physical improvements, the planning process revealed several other serviceoriented concerns and suggestions among property owners. Other/Services Fire Protection Volunteerism at the fire company is declining. Residents are concerned that insurance rates will increase, if the company leaves or closes. Develop a campaign to recruit additional volunteers, especially targeting retirees who may wish to become involved in fire service activities. Electric Utilities Property owners indicate there have been frequent interruptions in electric service. Work with Penelec to identify and resolve cause(s) of recent outages. Wastewater Repair/replace wastewater pumping station at Cayman Landing Utilities Water Utilities Property owners indicate that water quality is very poor. Water filters reportedly last only 6 weeks, not 3 months. Quality is so poor that a clogged filter reduces water pressure. Work with TESI, the Treasure Lake water provider to improve water quality. Security Property owners are uncertain of the value of security as provided by current security staff. Marketing/Facility Development Assess security staff performance under current scope of responsibility. A suggestion was offered: create a pool of homes that could be made available by seasonal home owners to Treasure Lake as rentals for golf, skiing etc packages. Improve the Cayman Cabins and develop new rental homes for golf and leisure weekend packages. 78