Agenda 12/08/2020 Item #11C (Golden Gate Golf Course Development Project)12/08/2020
EXECUTIVE SUMMARY
Recommendation to evaluate options for the Golden Gate Golf Course development project and
provide direction regarding the development of a new Invitation to Negotiate (“ITN”) or other
solicitation to redevelop and operate the golf course through an agreement with the County. (Geoff
Willig, Senior Operations Analyst, County Manager’s Office)
OBJECTIVE: To receive direction on developing a new solicitation for a golf course operator/amenity
vendor and provide the Board with information regarding the commercial businesses along the Golden
Gate Parkway.
CONSIDERATIONS: At the November 11, 2020 BCC meeting the Board directed staff to evaluate the
costs associated with redeveloping the site and options for a second ITN that would maintain a 12-hole
golf course and potential accessory uses. The Board also asked to review the businesses that are in the
area surrounding the golf course, specifically along Golden Gate Parkway.
The attached conceptual development plan #3 proposes a commercial area, which consists of the existing
1.4-acre C-3 commercial parcel, with an additional 10-acres to the south also designated as C-3 zoning.
This type of zoning would still allow for many of the same uses but would be more restrictive than the
already existing C-4 zoning along the Golden Gate Parkway corridor. The Board could insist that a
vendor or vendors develop an accessory amenity in the approximately 10-acre commercial area that
would complement either passive recreation or the golf course. Additionally, the Board could later choose
to wrap this commercial area into the development of the site and not allow for any other commercial
development. This option provides the Board maximum flexibility to consider multiple uses for the
adjacent site.
Staff along with the project’s planning and engineering firm have developed high-level cost estimates for
development of either a passive recreation park or redevelopment of the golf course. The very preliminary
estimated cost for a passive recreation park totals $7.8M, and the golf course redevelopment totals
$14.6M. These estimates are further broken out in the attached engineer’s estimate. The scopes of these
estimates include several similar expenditure categories that would be required in the development of
either option. The passive recreation park estimate resulted in higher costs for amenities, sitework, and
landscaping but could be reduced based on final design. However, the estimate for the golf course results
in higher costs for every other category with a more limited opportunity to reduce costs.
The County could apply the dollars that would otherwise be spent to develop a passive recreation park to
financially support the site improvements that would be required for a golf course. Based on the
engineer’s estimate the County could invest an amount up to $7.8M in such improvements as an
enticement to any solicitation, so long as the monies cover the items identified in the estimate. A more
conservative enticement would only include a portion of the passive park estimate closer to $5M since the
passive park amenities would not be included in the golf course.
With respect to the commercial development near the golf course, the Growth Management Department
identified that the zoning in Golden Gate is predominately C-4 with several commercial Planned Unit
Developments (PUDs). The attached maps show the parkway’s overlaying zoning and some of the
businesses along the Golden Gate Parkway. A review of the businesses along the corridor show various
business types consisting of restaurants, banks, car care, markets, and medical offices. The various PUDs
consist primarily of offices and medical offices along with a few restaurants.
The impact of commercial development adjacent to the golf course will not significantly affect
commercial businesses within Golden Gate. Additionally, the Board would have discretion regarding the
11.C
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12/08/2020
specific commercial uses for the proposed 10-acre commercial area to mitigate any detrimental effect on
the Golden Gate Economic Activity Zone.
FISCAL IMPACT: The Board purchased the Golden Gate Golf Course for $29 million on July 31,
2019. The County selected the engineering firm to head the ITC and rezone required to develop the
property at a lump sum cost of $684,666.50 plus reimbursable expenditures. Should the County develop a
portion of the property as a passive park the County preliminary estimated costs totals $7.8 million to
develop the site as a passive recreation park and result in approximately two million in operating expenses
annually.
GROWTH MANAGEMENT IMPACT: Staff is working with the engineering firm to engage in the
Intent To Convert process to address growth management impacts of this project.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires majority vote
for Board approval. -SRT
RECOMMENDATION: To evaluate options for the Golden Gate Golf Course development project and
provide direction regarding the development of a new Invitation to Negotiate or other solicitation seeking
a golf course operator/amenity vendor to redevelop and operate the golf course through an agreement
with the County.
Prepared by: Geoff Willig, Senior Operations Analyst, County Manager’s Office
ATTACHMENT(S)
1. December 8 BCC conceptual plans (PDF)
2. 2020-11-30 CC GGGC Engineers Estimate Summary (PDF)
3. Golden Gate City Commercial Map (11-12-2020) (PDF)
4. Existing Commercial with Business Names around Golden Gate Golf Course (PDF)
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12/08/2020
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.C
Doc ID: 14253
Item Summary: Recommendation to evaluate options for the Golden Gate Golf Course
development project and provide direction regarding the development of a new Invitation to Negotiate
(“ITN”) or other solicitation to redevelop and operate the golf course through an agreement with the
County. (Geoff Willig, Senior Operations Analyst, County Manager’s Office)
Meeting Date: 12/08/2020
Prepared by:
Title: Operations Analyst – County Manager's Office
Name: Geoffrey Willig
12/01/2020 3:06 PM
Submitted by:
Title: County Manager – County Manager's Office
Name: Leo E. Ochs
12/01/2020 3:06 PM
Approved By:
Review:
Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 12/01/2020 3:38 PM
Budget and Management Office Ed Finn Additional Reviewer Completed 12/02/2020 9:52 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/02/2020 2:17 PM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 12/02/2020 3:40 PM
Board of County Commissioners MaryJo Brock Meeting Pending 12/08/2020 9:00 AM
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DE DAVIDSON ENGINEERING
ESTABLISHED 199;
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization No. 00009496
C.R. 951 (COLLIER B_OULEVARD)
COLLIER COUNTY GOLDEN GATE GOLF COURSE
CONCEPTUAL DEVELOPMENT PLAN #1
±161.1 ACRES
Z:\Active Projects\Collier County\CC GG GOLF COURSE-REDEVELOPMENT\SITE CIVIL\Planning Dept Plans\2020-11-4 CC GGGC CONCEPTUAL DEVELOPMENT PLAN 1.dwg (MCP 01) Tom.DeFrancesco Nov 04, 2020 -2:23pm
®SHEET NO
SCALE 1":400'
11.C.1
Packet Pg. 948 Attachment: December 8 BCC conceptual plans (14253 : Golden Gate Golf Course second ITN)
27TH AVE SW39TH ST SWC.R. 951 (COLLIER BOULEVARD)GOLDEN GATE PARKWAYCOURTYARDFUTURE NURSINGHOME (120 BEDS)RESERVATION PARKINGSPACES (88 PROVIDED)NURSING HOME PARKINGSPACES (48 PROVIDED)GMD BUILDINGPUBLIC PARKING (TO BE DESIGNED)FUTURE DEVELOPMENT AREA #4AFFORDABLE HOUSING±25.5 ACRESFUTURE DEVELOPMENT AREA #3PUBLIC PARK±88.9 ACRESFUTURE DEVELOPMENT AREA #1COMMERCIAL AND/OR PUBLIC USE±10.00 ACRES100' BUILDINGSETBACK / GREENWAY100' BUILDINGSETBACK /GREENWAYFUTURE DEVELOPMENT AREA #2PUBLIC USE / ESSENTIAL SERVICES±33.0 ACRES8' PROPOSED PATHWAY(TYPICAL)6' EXISTING CART PATHTO BE CONVERTED INTO8' MULTI-MODAL PATHWAY(TYPICAL)FUTURE DEVELOPMENT AREA #5COMMERCIAL AND/OR PUBLIC USE(CURRENTLY ZONED C-3)±1.40 ACRES4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 Company Cert. of AuthorizationNo. 00009496SHEET NO:REVISIONSDATEREV.DESCRIPTIONNSCALE 1":400'COLLIER COUNTY GOLDEN GATE GOLF COURSEPRELIMINARY PATHWAYS PLAN - CONCEPTUAL DEVELOPMENT PLAN #311.C.1Packet Pg. 949Attachment: December 8 BCC conceptual plans (14253 : Golden Gate Golf Course second ITN)
Davidson Engineering
4365 Radio Road, Suite 201
Naples, FL 34104
1 Soft Costs = 160,000.00$
2 Maintenance Building = 1,000,000.00$
3 Amenities = 1,914,000.00$
4 Sitework = 2,826,000.00$
5 Drainage Improvements = 200,000.00$
6 Irrigation = 500,000.00$
7 Landscaping = 1,236,000.00$
=7,836,000.00$
Notes/Assumptions:
3. Water and wastewater utility improvements are assumed to be designed and constructed by the Collier
County Public Utilities
Collier County Golden Gate Golf Course
Estimated Total
11/30/2020
Engineer's Estimate
Project Scope - Passive Recreation
1. Costs are based on conceptual design/ assumptions and are subject to change based on final design
coordination and approval
2. ROW improvements, turn lanes, and access drives are assumed to be designed and constructed by Collier
County Transportation
4. Due to current conceptual project status, a contingency of ±20% is expected
11.C.2
Packet Pg. 950 Attachment: 2020-11-30 CC GGGC Engineers Estimate Summary (14253 : Golden Gate Golf Course second ITN)
Davidson Engineering
4365 Radio Road, Suite 201
Naples, FL 34104
1 Soft Costs = 200,000.00$
2 Maintenance Building = 1,150,000.00$
3 Amenities = 450,000.00$
4 Sitework = 2,676,000.00$
5 Drainage Improvements = 200,000.00$
6 Potable and Sanitary Utilities = 1,474,000.00$
7 Irrigation = 1,500,000.00$
8 Access Improvements = 950,000.00$
9 Golf Course Rehabilitation = 6,000,000.00$
=14,600,000.00$
4. Due to current conceptual project status, a contingency of ±20% is expected
Pro Shop: ± $1,000,000
Cart Barn: ± $750,000
Geotechnical Testing: ± $250,000
Estimated Partner Expenses not Included in Total
Collier County Golden Gate Golf Course 11/30/2020
Engineer's Estimate
Project Scope - Golf Course
Estimated Total
3. Partner expenses are not included in this estimate (see below)
1. Costs are based on conceptual design/ assumptions and are subject to change based on final design
coordination and approval
Notes/Assumptions:
2. Costs assume Collier County will permit and prep the site for future Golf Course Partner
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Packet Pg. 951 Attachment: 2020-11-30 CC GGGC Engineers Estimate Summary (14253 : Golden Gate Golf Course second ITN)
RSF-3GCRSF-3RSF-3RSF-3C-4RMF-12EC-4ERMF-16PC-1PUDRMF-6PUDRMF-6RTRSF-3C-4RMF-12PRMF-6RSF-3-GGDCCORMF-12RMF-12-GGDCCORMF-6RMF-6-GGDCCORMF-6C-3PUDRMF-6-GGDCCORSF-3-GGDCCOC-4RMF-6RMF-6RMF-12C-2RMF-6-SBCORMF-12-SBCORMF-12RMF-6RSF-5PUDPUDPUDPUDRMF-12RMF-12CPUDRMF-6RMF-6CPUD-SBCORSF-3CPUDFuture Land UseMixed Use Activity Center SubdistrictCollier Blvd Commercial SubdistrictGolden Gate Downtown Center Commercial SubdistrictGG Urban Infill CommercialResidential Estates SubdistrictInfill CommercialResidential Density BandSanta Barbara Commercial SubdistrictZoningCommercial DistrictsC-1Commercial Convenience DistrictC-2Commercial Intermediate DistrictC-3General Commercial DistrictC-4CPUDCPUD, CPUD-SBCOEstates Zoning DistrictEGolf Course Zoning DistrictGCPublic Use DistrictPPlanned Unit DevelopmentPUDResidential Tourist DistrictRTResidential Single-Family 3RSF-3, RSF-3-GGDCCOResidential Single-Family 5RSF-5Residential Multiple-Family District 6RMF-6, RMF-6-GGDCCO, RMF-6-SBCOResidential Multiple-Family District 12RMF-12, RMF-12-GGDCC, RMF-12-SBCOResidential Multiple-Family District 16RMF-160250500125FeetNotes:1. Zoning and Future Land Use data is from Collier County GIS Services, December 2017.2. Parcel data is from Collier County Property Appraiser, March 2017.3. Redesignation of Golden Gate Parkway Professional Office Commercial Subdistrict (GGPPOCO)to Golden Gate Downtown Center Commercial Subdistrict (GGDCCO) and addition of propertiesto Mixed Use Activity Subdistrict andGGDCCO are per CPSP-2018-2 Transmittal package.4. Aerial imagery is from Collier County, December 2017.COLLIERBLVDSANTA BARBARA BLVDCORONADO PKWYSUNSHINEBLVDTROPICANABLVDZONING & FUTURE LAND USEREDEVELOPMENT & RENEWAL AREAPROJECT #:20149700-186DATE: NOVEMBER 2018GOLDEN GATE PARKWAYCOLLIER COUNTY, FL11.C.3Packet Pg. 952Attachment: Golden Gate City Commercial Map (11-12-2020) (14253 : Golden Gate Golf Course second ITN)
Golden Gate PKWY
Collier BLVDGOLDEN GATEGOLF COURSE
Document Path: M:\GIS_Requests\2020\11-Nov\GSD-11743 Commercial around GG Golf Course\Existing Commercial Names around Golden Gate Golf Course.mxd
Map Date: 11/12/2020
Growth Management Departm entOperations & RegulatoryManagement Division
I
0 1,000 2,000500
Feet
Existing Commercial aroundGolden Gate Golf CourseGolden Gate Golf Course
Commercial Buildings
Existing Commercial Parcels
Planet Fitness
Golden GateCoin Laudry
Pizza Hut
Caring Dentistry
Elite Nails
Beauty Salon
New Level Bar & Grill
Bank of America
Pollo Tropical
Burger King
Dollar Tree
T-Mobile
Winn-Dixie
Quality Medical Care
Wells Far go Bank
Walgreens
AutoZone
Tire Kingdom
Golden GateCommunity Center
Public Library SheriffOffice
FireStation
7-ElevenCricket Wireless
La TIJERA Mini Market
Traffic SchoolFifth Third BankDunkin
Little Caesars Pizza
FixacellJiffy Lube
Ace Mart & BillG & P Insurance
La RabcgerutaTakeoutSpeedway
CaribbeanFoodStore GodenGateMiddleSchool
GodenTerraceElementarySchool
GodenTerraceElementarySOUTH
Sunshine AceHardware Store
Quality Inn &Suites Golf Resort
Speedway State FarmInsurance
St. Johns Neum annCatholic High School
Wheels BMX Skate Park
The Churc h o fJesus Christ of La tter
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Packet Pg. 953 Attachment: Existing Commercial with Business Names around Golden Gate Golf Course (14253 : Golden