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View Full Version : Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery



Soapboxmom
04-13-2013, 04:39 PM
FORMER OAKRIDGE COUNTRY CLUB PROPERTY
Concept Plan – February 2013

Historical Perspective

Oakridge Country Club experienced moderate success
in the late 1980’s and 1990’s as a private country club operation
under multiple owners. In 2001 the property was
purchased by an affiliate of IRI Golf and began an
operational decline which led to closure of the golf course
and ultimate lender foreclosure in late 2010. The golf course
and club served as the hub of the Oakridge community for
almost thirty years, fostering strong property values and
community pride. Since the closure of the golf course,
property values have declined and an air of substantial
uncertainty has existed within the community.

In October 2012, Duck Creek Golf, LP was formed and
purchased the former golf course and club property from
Hillcrest Bank. Duck Creek Golf, LP is an affiliate of
Austin based golf course investment and management
company, OnCourse Strategies, in partnership with Larry Galloway,
a Dallas area resident and golf industry veteran.
The property was purchased with the intent of analyzing
the feasibility of revival of the golf course operation or potential
portional resale of the property.

Analysis Summary
Through months of physical plant evaluation and mar
ket study, Duck Creek Golf, LP has determined that
there is feasibility potential in the establishment of a
mid-market daily fee golf course operation on the property.
There appears to be no economic viability to
revival of a full service private country club. In
order to focus on daily fee golf operations, the
ownership group intends to sell the swim and tennis facilities to
someone interested in that business operation or for a
compatible repurposing of that portion of the property.
Additionally, a daily fee golf operation requires a less extensive
clubhouse facility than the total complex available, thus
options are being explored for the possible lease of a portion of the clubhouse to
a banquet and catering operation.

Since the clubhouse suffers from water damage which
occurred in early 2011, plus the deterioration of non-use
for two and half years, there are extensive repairs necessary to
the building. One level of repairs would be required to
ready the building for a daily fee golf operation and
another level would be required to make the building fully
operational for a banquet, dining or catering opera
tion. The golf course has reasonable coverage of turf which can
be cultivated and revived in most playing areas. However,
the greens must be replanted and extensive work is
required to renovate or remove golf course bunkering.
Substantial cleanup of fringe areas of the golf course along with
extensive repairs to the irrigation system will also be required.

Forward Direction

Provision of a quality daily fee golf course operation is anticipated,
which requires less physical plant than a country club operation.
Conversations are underway with several
parties interested in purchasing the swim and tennis
facilities along with a portion of the paved parking area.
Efforts will be made to secure a viable purchaser of that
property by April. Discussions have also been held
with banquet and catering operators and those will continue.
If an acceptable option can be identified, then an arrangement
will be made with that operator and the full clubhouse would
be repaired for dual use. If no acceptable option comes forth,
then only a portion of the clubhouse would be repaired over the
next four to six months for use in a daily fee golf operation.

With the Spring bermuda grass growing season
approaching, golf course turf restoration would
begin in April. Ground temperatures would not allow replanting
of greens turf before early to mid-May with a 60-75 day growin
period required to reestablish putting surfaces. Bunker work
and irrigation repairs would be completed between April and June.
Additional work would be required on the driving range and
practice putting green areas. A fleet of maintenance
equipment would have to be put in place to begin golf course
restoration and an aggressive project plan would produce
a playable golf course by mid-summer 2013.

Project Criteria
The viability of a quality daily fee golf operation
is predicated on a low property investment basis
and efficient operating structure coupled with development
of a strong customer base and revenues. These components
are vital to establishment of a long term, healthy golf course
operation. The symbiotic relationship between the golf course
and surrounding residential community is also a very important
component to their mutual success and vitality. For the golf course
to be fiscally sound, the community must support it, which in return
leads to enhancement of the community reputation, pride and value.

Duck Creek Golf, LP has made initial cash investment
to acquire the property and bears the ongoing maintenance
and holding costs. This ownership entity expects to recover
some investment capital through sale of the swim and
tennis property and anticipates making substantial
additional investment in golf course and clubhouse
repairs and renovations. However, to proceed with revival
of the golf course and to complete the project with a
comfortable investment basis, participation by the community is
necessary. The community has suffered material impact
to property values over the past few years and would conversely
experience favorable value enhancement with a renewed
golf course operation. Thus a viable golf course should be
of vital importance to both the community and property owner.

Oakridge is a community of almost 1200 homes with
400+ of them backing up to the golf course property.
To facilitate the golf course revival, Duck Creek Golf, LP
needs a $400,000 collective capital contribution from
the Oakridge community. A community
representative will be asked to work with residents
to secure commitments for and collect these funds
to be held in trust. This community fund would be paid over to
Duck Creek Golf, LP only after the golf course is
reopened for operation, but would be firmly committed
before renovations begin. The funding would constitute a good faith
investment by the community in restoration of the golf course
and enhancement of neighborhood property values. No ownership
or membership benefits would be vested in the contributing
residents as a result of the community funding.

With a commitment of community funding, Duck Creek
Golf, LP would proceed with golf course and clubhouse
renovations as outlined above with the comfort that it would
have a favorable investment basis in the property.
Again, given the high cost of operating a golf course and the many
associated risk factors, a low ownership basis in
the property with minimal debt service is paramount
to financial stability. Under this plan, the golf course would
reopen by mid-summer as a daily fee golf course and grill
operation offering daily fee pricing as well as a variety of
annual golf memberships. With the anticipated cost basis
and given the experience and expertise of the ownership
principals, the likelihood of immediate and sustainable
operational success is very high.

Summary
Duck Creek Golf, LP principals will meet with Oakridge
community leaders and residents regarding details of
the project, with expectation that the community leaders would
determine the means and process for the community funding.
A bilateral specific performance agreement would be structured
with community funding to be in place by March 31, 2013.

The concept herein is for information and discussio
n purposes only and does not constitute a formal ag
reement or obligation of any parties mentioned. Further
discussion and planning will be required to facilitate action
or an agreement.


For Discussion & Additional Information Contact:

J. Michael Ussery Larry Galloway
ussery@oncoursestrategies.com
lg9295@gmail.com

512-347-1244

972-832-1573

Soapboxmom
04-13-2013, 04:42 PM
The next communication we received:

3628

Soapboxmom
04-13-2013, 06:05 PM
I want to know why these two guys bought a golf course that they couldn't afford to revitalize and operate? Why are they asking the local homeowners for a cash donation of $400,000.00 with nothing given to them in return?

Walmart doesn't come in and ask the homeowners to cough up $400,000.00 for the privilege of living near their newest store!

I have the audio of the entire hour and a half meeting with Mike Ussery and Larry Galloway. I will post the pertinent excerpts. It is high time the Oakridge residents start asking some questions!

I don't believe the Oakridge residents should give these supposed experienced and successful businessmen a single penny!

Soapboxmom
04-13-2013, 07:48 PM
The beginning of the end:

'Golf course view' deteriorating in Garland community | wfaa.com Dallas - Fort Worth (http://www.wfaa.com/news/consumer/Golf-course-view-deteriorating-in-Garland-community-105313918.html)

Ripoff Report | I.R.I. Golf Group/Jeff Silverstein | Complaint Review: 655503 (http://www.ripoffreport.com/golf-courses/i-r-i-golf-group-jef/i-r-i-golf-group-jeff-silvers-7d2b9.htm)




Submitted: Tuesday, October 26, 2010
Last Posting: Saturday, October 27, 2012
Reported By: FishHawk — Richardson Texas United States of America




I.R.I. Golf Group/Jeff Silverstein
11512 El Camino Real, Suite 120, San Diego, Ca Garland Texas United States of America


Phone:
Web: www.irigolfgroup.com (http://www.irigolfgroup.com)
Category: Golf Courses (http://www.ripoffreport.com/Sports--Recreation/Golf-Courses/Search.aspx)





I.R.I. Golf Group/Jeff Silverstein Oak Ridge Country Club failure to maintain the club Garland, Texas
1 (http://www.ripoffreport.com/golf-courses/i-r-i-golf-group-jef/i-r-i-golf-group-jeff-silvers-7d2b9.htm#)Author 3 (http://www.ripoffreport.com/golf-courses/i-r-i-golf-group-jef/i-r-i-golf-group-jeff-silvers-7d2b9.htm#)Consumer 1 (http://www.ripoffreport.com/golf-courses/i-r-i-golf-group-jef/i-r-i-golf-group-jeff-silvers-7d2b9.htm#)Employee/Owner


Corporate Advocacy Program™ (http://www.ripoffreport.com/CorporateAdvocacyProgram/Why-Corporate-Advocacy.aspx)


SEO Reputation Management
at its best! (http://www.ripoffreport.com/Reputation.aspx)

Oakridge Country Club has filed for bankruptcy. This appears to be another in the list of properties that I.R.I. has managed and let fail. They seem to want to get large sums of money for memberships and then not put the money back into property. Whether it is poor management or just a total failure to use the money to maintain properties is not really clear.

I purchased a life membership several years ago and have not seen a single improvement made to the club. Bunker drainage has not been fixed so that they have become ponds or either grass bunkers. Cart paths have not been fixed with large drop offs which make travel dangerous. The driving range has become nothing better that a "field" to hit balls in, with no yardage or targets on the range.

The irrigation system has gotten worse every year up until the pump in the well broke just prior to the filing of bankruptcy. Broken pipes and sprinkler heads led to either a swamp or a desert, and the repairs seemed to take weeks to be made.

Social gatherings were very nice when I joined, but now there does not seem to be any concern for this area of club membership. The retaraunt has received failing grades from the city health department. The swimming pool did not even open this year and was cited by the city as a health hazard. Cable television bills have not been paid. The liquor license was not renewed or was revoked.

I have not seen a single improvement in the years that I have been a member. This appears to be a ongoing problem with the properties they manage in the Dallas area. I played Los Rios Country Club which they previously managed. There was a "catfish" on the 1st tee box, and after wading through mud on most of the course that was my last time playing that course. They managed The Shores in Rockwall and the city had to take them to court to get the bunkers repaired on that course. The Shores has now filed for bankruptcy.

I.R.I. corporate management does not take care of their properties. The on-site management team seems to want to do things but can't get the money back that gets siphoned off by corporate. Beware if buying a membership from I.R.I. Golf Group.


IRI bought a club that had had financial problems for years. The neighborhood was supposed to be all upper end houses of at least 2500 square feet +++. Instead there are many small garden homes, cheap tract homes and apartments on much of the property. The club never had a chance with the demographcis. The IRS has boarded up the club at least twice from what I remember.

Oakridge is also only 4 miles from two very nice municipal courses, Sherill Park and Firewheel (63 holes). It is also close to numerous very nice country clubs such as Eastern Hills and Canyon Creek.

I can't see that Oakridge is a viable golf course as a pay per day or country club course.

Soapboxmom
04-13-2013, 08:15 PM
http://www.dallasnews.com/news/community-news/garland-mesquite/headlines/20101026-Hillcrest-Bank-failure-deals-another-blow-865.ece


Oakridge has nearly 100 holes of municipal golf within just a few miles in Garland and Richardson. And The Shores has a course in each of two neighboring cities."There are only a finite number of golfers," Silverstein said.


Will Galloway and Ussery post copies of the market studies they claimed to have? What do those studies show?

Soapboxmom
04-13-2013, 08:46 PM
Entity Information:
DUCK CREEK GOLF, LP
1001 S CAPITAL OF TEXAS HWY BLDG M
WEST LAKE HLS, TX 78746-3816


Status:
IN GOOD STANDING NOT FOR DISSOLUTION OR WITHDRAWAL through May 15, 2013


Registered Agent:
J MICHAEL USSERY
1001 S. CAPITAL OF TEXAS HWY BLDG M SUITE 200
AUSTIN, TX 78746


Registered Agent Resignation Date:



State of Formation:
TX


File Number:
0800818977


SOS Registration Date:

May 22, 2007


Taxpayer Number:
32035017683





The concept Plan dated February 2013 states:

In October 2012, Duck Creek Golf, LP was formed and
purchased the former golf course and club property from
Hillcrest Bank. Duck Creek Golf, LP is an affiliate of
Austin based golf course investment and management
company, OnCourse Strategies, in partnership with Larry Galloway,
a Dallas area resident and golf industry veteran.
Which is it guys?

ribshaw
04-13-2013, 09:02 PM
SBM,

Any speculation what their game may be? Are they just idiots with too much money, seem unlikely if they come up $400k short? Also seems unlikely that if they are backed by investors, (unless idiots) that would back a property purchase and then say no to funding the fix up. Did they buy this property from a John Beck tax lien for $19.95, I see that's possible when I am up late with the picture tube.

The $400,000 makes the least amount of sense in the scope of things, any chance they were issued grants or something tangible they could walk away from in bankruptcy?

ribshaw
04-13-2013, 09:29 PM
Just thinking out loud, but it would not be the first time a developer pooled a bunch of money and never completed the work. Unrelated, but scammers are everywhere:

Former Carmel Real Estate Developer Pleads Guilty to $16 Million Golf Course Investment Fraud Scheme

FBI — Former Carmel Real Estate Developer Pleads Guilty to $16 Million Golf Course Investment Fraud Scheme (http://www.fbi.gov/sanfrancisco/press-releases/2012/former-carmel-real-estate-developer-pleads-guilty-to-16-million-golf-course-investment-fraud-scheme)

Golf-Course Developer's Game Is Over -- Hiroshi Tanaka Used Other People's Money For His Ventures And Lands In Bankruptcy; Grand Jury Investigations

http://community.seattletimes.nwsource.com/archive/?date=19950813&slug=2136084

ROCK CREEK -- Twelve neighbors who live along the Rock Creek golf course say they thought their prayers were answered when Jeff Hopkins asked to borrow $1.6 million.

http://www.oregonlive.com/north-of-26/index.ssf/2010/07/golf_course_neighbors_caught_between_a_rock_creek_ and_hard_sell.html

Soapboxmom
04-13-2013, 09:32 PM
SBM,

Any speculation what their game may be? Are they just idiots with too much money, seem unlikely if they come up $400k short? Also seems unlikely that if they are backed by investors, (unless idiots) that would back a property purchase and then say no to funding the fix up. Did they buy this property from a John Beck tax lien for $19.95, I see that's possible when I am up late with the picture tube.

The $400,000 makes the least amount of sense in the scope of things, any chance they were issued grants or something tangible they could walk away from in bankruptcy?
Apparently they bought the property for $450,000.00 from the bank that was clearly desperate to unload it. It seems they are unwilling to spend the money necessary to get the golf course up and running as a pay daily operation without the beleaguered residents funding this deal to the tune of $400,000.00. It looks to me like a really bad case of buyers remorse.

Successful businessmen shouldn't be in a mess like this. Of the 1200 homes in my neighborhood around 100-120 people (many couples) attended the meeting where the new owners threatened to leave the club in the dilapidated state it was in if we wouldn't gift them the 400 grand. Such a request is beyond ridiculous and I intend to do everything in my power to protect our elderly neighbors.

They will not agree to any terms except having the money be a gift. We would get no percentage of the ownership, memberships or passes to use the golf or facilities. They are not willing to agree to any specific performance or guarantees. They could easily just take the money and run and any residents that donated to the $400,000.00 fund would have no recourse.

I will fight this swindle every way possible.

ribshaw
04-13-2013, 10:16 PM
That sounds a lot like extortion to me.

I checked out J Michael Usury's linked in page and he was in the C level at something called Club Corp ClubCorp: The World Leader in Private Clubs, Country Clubs, Country Club, City Club, Private Club, Wedding Venues (http://www.clubcorp.com/) for a bunch of years. Appears to be a network of private golf clubs, I guess on the up and up if you like that sort of thing. According to his Austin, TX - OnCourse Strategies - Golf Investment, Management and Consulting (http://www.oncoursestrategies.com/golf/proto/oncourse-strategies/properties/properties.htm) they have been around since 2001 and own or lease golf properties ( am sure you knew that:RpS_wink:). But own or lease is not very forthcoming, a bit like saying I either pay my bills or I don't.

This whole purchase defies logic unless he is suddenly bleeding cash. Otherwise why make the purchase, if the strong arm stuff doesn't work what idiot would pay tax and insurance on a piece of vacant land? Just one kid drowning or hurt on the vacant property could collapse his whole world. This property may be back in foreclosure soon enough. Best wishes on this one SBM.

Soapboxmom
04-13-2013, 10:34 PM
These guys entered an already very tough golf market:

Golf Courses Not So Green (http://douglasathas.net/blogs/index.php/golf_green)

Soapboxmom
04-14-2013, 11:38 AM
Ussery and Galloway are talking about selling and spinning off the tennis operations. Oakridge has 7 courts that are in need of some work and a tennis shop that is in very poor repair. 2 miles and 5 minutes down the road we have:



Huffhines Tennis Center
1601 Syracuse Drive
Richardson, Texas 75081
Phone: (972) 744-7870
Click here for Map (http://www.google.com/maps?q=1601+Syracuse+Drive,+Richardson,+Texas+7508 1&hl=en&sll=37.0625,-95.677068&sspn=66.066649,106.787109&vpsrc=0&hnear=1601+Syracuse+Dr,+Richardson,+Texas+75081&t=m&z=17)
The Huffhines Tennis center is a 10-court lighted facility located in the southeast corner of Huffhines Park. It operates seven days a week from 8:00 am to 10:00 p.m. Fees are $2.00 per person for 1 1/2 hours. Court reservations may be made by calling (972) 744-7870 one day in advance. Preference is given to residents when there are numerous scheduling requests. A fully stocked pro shop is available, including racket stringing facilities. Tennis lessons, leagues, and tournaments are available through the Center. Please call Shawn Foster, our tennis professional, for schedules and registration.


So, Oakridge as a daily fee tennis center will have to stay competitive with Huffhines Tennis Center. Selling off the Oakridge tennis operation will generate very little capital it appears and looks to me to be a difficult thing to unload period.

Soapboxmom
04-14-2013, 06:08 PM
http://www.youtube.com/watch?v=oEMAs8wP97I

Soapboxmom
04-17-2013, 09:47 AM
<a href="http://www.ibegin.com/directory/us/texas/garland/" title="Directory for Garland, TX"><img src="http://www.ibegin.com/80x15.png" style="height:15px;width:80px;border:0" alt="Directory for Garland, TX"></a>

EagleOne
04-17-2013, 06:08 PM
If I had bought this property, the first thing I would have done is to have a meeting with all the home owners around the course. I would have asked them to invest in the course's future, but would have provided them a couple of alternative ways for them to get a return on their investment. Each home owner could determine which option they wanted to select that fit their lifestye, investment needs, and risk-tolerance.

I would have made the deal as attractive to them as possible for their help in bringing the course back to life and a vital element in the community. Even with taking the course public, this could be a big win-win for all. I think the home owners would accept a year to two years of no return to allow them time to make the course a viable income producing vehicle.

Of course this is easy for me to say because: 1. I don't have the money to develop this course, 2. I don't know what the condition of the property and golf course is truly in, and 3. Any analysis of the competition and challenges we would be facing. But if the return was there, this would be a great project to undertake.

Any chance if they can't do the deal, they could sell the land to a developer to recover their costs?

Soapboxmom
04-19-2013, 07:11 PM
If I had bought this property, the first thing I would have done is to have a meeting with all the home owners around the course. I would have asked them to invest in the course's future, but would have provided them a couple of alternative ways for them to get a return on their investment. Each home owner could determine which option they wanted to select that fit their lifestye, investment needs, and risk-tolerance.

I would have made the deal as attractive to them as possible for their help in bringing the course back to life and a vital element in the community. Even with taking the course public, this could be a big win-win for all. I think the home owners would accept a year to two years of no return to allow them time to make the course a viable income producing vehicle.

Of course this is easy for me to say because: 1. I don't have the money to develop this course, 2. I don't know what the condition of the property and golf course is truly in, and 3. Any analysis of the competition and challenges we would be facing. But if the return was there, this would be a great project to undertake.

Any chance if they can't do the deal, they could sell the land to a developer to recover their costs?
Sadly, the majority of the property is in a flood plain and cannot be developed. The land will need to remain a golf course or something similar. So, I suspect the new owners are having serious buyers remorse.

My father was one of the original builders in the subdivision. It was supposed to be all 2500 square foot and larger custom built, luxury homes. That did not happen. There are cheap apartments, small tract homes and many garden homes along with a few very nice custom homes. The neighborhood could never have supported any kind of private golf centered country club.

The club has struggled for 30 years. It has been boarded up by the IRS twice I believe. It has changed hands several times and was underwater in Titanic proportion by the time it went belly up in 2010.

The bank that got stuck with this mess was desperate to unload it. They sold it for $450,000.00 cash. It is in such horrible repair it could hardly be given away. The course needs extensive work.

The pool, tennis and dining operations are supposed to be spun off and sold, but I doubt that will happen. The pool is a crappy little pool with no shade, slides or amenities and is probably not repairable. The tennis courts need to be resurfaced. The tennis shop and pool building is apparently in very bad shape. The clubhouse, where the dining room and kitchen are housed, was flooded in 2011 and is in need of serious work.

With 100 holes within a few minutes, it is quite possible that Oakridge will not be able to draw in enough golfers to stay in the black. It has struggled for 30 years and I see no reason to think a daily pay fee course will be any more successful. There is a reason that the new owners paid cash. No bank would give anyone a dime for this property. No investors are involved that I am aware of. Local residents did look into buying the club and after doing their due diligence decided not to pursue it. It reminds me of the movie The Money Pit. They saw that it was not economically feasible to go forward.

If we give them $400,000.00 (and that would be only the few of the 1200 willing to throw their cash at them) and it goes belly up again we would be right in the mess we are in today. The new owners want the money without having to agree to anything. There would be nothing to stop them from taking the money and running leaving the homeowners with no recourse.

The owners asking for a gift and refusing to give us any membership, ownership share, decision making rights of members or anything else is the exact reason I am dead set against this ridiculous concept plan.

ribshaw
04-19-2013, 08:24 PM
If we give them $400,000.00 (and that would be only the few of the 1200 willing to throw their cash at them) and it goes belly up again we would be right in the mess we are in today. The new owners want the money without having to agree to anything. There would be nothing to stop them from taking the money and running leaving the homeowners with no recourse. The owners asking for a gift and refusing to give us any membership, ownership share, decision making rights of members or anything else is the exact reason I am dead set against this ridiculous concept plan.

I have been thinking about this off and on, along with lots of other crazy stuff.:RpS_wink: If part of that land can not be developed it could be purchased by the community and razed with the plan of a natural area or park. One of the problems I ran into with this initially was figuring ownership, people wanting to sell out to developers etc. But if you can't build that takes care of that. With 1200 homes, and a good community association that could mange upkeep, and insurance I think a large natural area would really add value to the whole community.

Certainly I see a lot of other problems with this "solution" and it would depend on the demographics etc.

Soapboxmom
04-19-2013, 08:54 PM
Our homeowners association is voluntary. Only 300-400 of the 1200 homes are members. The dues are only $60 a year. We cannot make membership mandatory or raise the rate much. Our funds barely cover maintaining and watering the entrances to the subdivision and such. So, though hike and bike trails or the like would be welcomed, the city will have no part of it and we can't fund it ourselves.


http://www.youtube.com/watch?v=pmDX0tgONFs/ We will need that whole work crew for the buildings at what is left of the club!

ribshaw
04-19-2013, 09:08 PM
I figured it was a long shot, just wanted to toss it out there. It is hard enough to get 2 neighbors to agree on something, must less 1200. Hope something good comes your way soon on this.

Soapboxmom
04-25-2013, 03:30 PM
The golf goons are begging yet again!







Oakridge – Duck Creek Golf

Last Updated 4/22/13

Thanks for visiting this webpage for information related to the potential renovation of the former Oakridge Country Club property in Garland, Texas. Duck Creek Golf, LP is the owner of the property and in the process of determining forward direction with regard to revival of the golf course. Initial conclusions and a concept plan were drafted and presented to the Oakridge Neighborhood Association (ONA,) via President, Larry Walters, on 2/22/13 for dissemination to initially the ONA board and ultimately to all Oakridge residents. This information was discussed at the ONA annual meeting on 2/28/13.

On 4/11/13 the Duck Creek Golf, LP principals, Mike Ussery and Larry Galloway, held a meeting at the Oakridge clubhouse which was attended by approximately 200 residents of the Oakridge community. The purpose of this meeting was to clarify information in the concept plan and for the ownership group to engage in dialogue with a broad group of residents. The meeting consisted of approximately one hour of presentation followed by 45 minutes of comments, questions and answers.

The residents of the Oakridge community (not the ONA separately or specifically) have been asked to consider participation in the funding that would be required to revive the golf course and bring it back into operation. This participation is solicited in the form of a “contribution” or “fee” paid into a to be established fund held in trust. This funding is requested to defray a portion of the expected renovation costs thus enabling the property owner to have a lower net investment basis in a revived golf course than they would otherwise have. The underlying premise is that all Oakridge community residents will likely experience enhanced home values and community reputation with a golf course once again in operation versus a closed country club and uncertainty about the future of the property. While the funds would be collected prior to commencement of renovation, the funds would not be available to the landowner until the golf course is back in operation.

Duck Creek Golf, LP has asked residents to attempt to identify leaders and organize themselves to discuss this concept and to work together toward a mutually beneficial solution. In consideration of expected Spring growing season timeframes, Duck Creek Golf, LP anticipates making a final determination regarding a 2013 revival of the golf course property by 5/15/13. You will find links below to various pertinent information.


Concept Plan Draft (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Oakridge_Concept_2-20-13_Draft.pdf)
March 28 Letter to Oakridge Residents (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Oakridge_Letter_4-3-13.pdf)
Q & A Followup to 4/11/13 Meeting (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Duck_Creek_Q%26A_4-10-13%281%29.pdf)
Register to Receive Future Property Updates (http://oncoursestrategies.com/duck_creek_reg/)







1001 S. Capital of Texas Hwy Suite 200-M Austin, TX 78746 (http://oncoursestrategies.com/golf/proto/oncourse-strategies/about/about.htm)
http://oncoursestrategies.com/golf/proto/oncourse-strategies/images/design/spacer.gif (http://coursetrends.com)






http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Duck_Creek_Q%26A_4-10-13%281%29.pdf

Oakridge


Duck
Creek Questions & Answers

Updated 4-22-13


Why did you buy the Oakridge property if you did not plan to revive the golf
course right away ?

Duck Creek Golf, LP was formed to take ownership of the property as an investment to
establish the possibility of revival of the golf course and/or other former Oakridge
Country Club facilities. It was anticipated that a thorough analysis would be undertaken
to determine the viability of revival of the golf course. If deemed feasible, the golf
course would be revived and if not, alternate sales of the property in portions (ie: swim
& tennis complex, clubhouse, golf course land) would be explored. There was no
definitive plan to commence with a golf course renovation following the purchase and it
was stated that way from the start.

What does a daily fee golf club versus a country club mean ?

A daily fee golf course is open to the public and players pay a daily or per round fee to
play the course. A daily fee course typically has only golf and casual grill food &
beverage operations. Sometimes a daily fee course has some expanded event facilities
and some daily fee golf courses also offer annual memberships or a method of
prepaying green fees. A country club on the other hand typically has more restrictive
access with most usage coming from members who pay an initiation fee to join and
monthly dues. A country club also usually has more facilities like formal dining,
swimming pools, tennis courts, etc, much like the former Oakridge Country Club.

If you do renovate the golf course, what will that entail?

If the course revival moves forward, the golf course would undergo minor
dirt work to modify bunker complexes, then disturbed areas would be resprigged with 419 Bermuda
turf, the same as fairways and tees currently have planted. Greens would be fumigated
and replanted with either Tiffdwarf Bermuda or MiniVerde Bermuda grass sprigs and
regrown. Prior to commencement of resprigging, the existing irrigation system will
need to be repaired to ensure full coverage capabilities. Weed control, turf cultivation,
establishment of mowing patterns and repairs to bridges and cart paths would take
place as new turfgrass is being grown in.

The remaining bunkers would also be renovated during this time frame. A fleet of golf course maintenance equipment must be acquired and a golf course maintenance staff must be put in place in order to facilitate golf course renovation and grow in. The renovation and grow in process for
the golf course would likely take 90 to 120 days.

What about the rest of the former country club facilities ?

We would renovate a portion of the clubhouse building to support the daily fee golf
course operations. This will include the golf shop, bag room and bar/grill area of the
building plus restrooms. We are in discussion with a couple of different parties who
have interest in leasing the rest of the clubhouse building, including the banquet space,
commercial kitchen and offices. If a deal is reached, those portions of the building will
also be renovated to facilitate a banquet, dining and or restaurant operation.
Discussions are also underway with parties interested in purchasing (or leasing) and
operating the swim and tennis facilities. There would be work needed to bring those
facilities to usable status, but we are hopeful that an arrangement will be reached that
would put them back in use this year. It is not our intent to operate those facilities, so
if no new arrangement is reached, the pool and tennis courts will remain closed.

Why are you asking the community for money to renovate the property, isn’t
that your problem ?

As we have stated, we feel that a daily fee golf operation can be successful, but only if
we are able to have a low investment basis in the property. We purchased the property
from Hillcrest bank and have to invest additional money daily for maintenance,
utilities, property taxes, insurance, etc. The additional investment required to revive the
golf course and clubhouse will be substantial. While we certainly have the capacity to invest
a lot of additional money in the property, there are limits on the level of investment that
we are willing to prudently make. Just like with any investment; a home, boat, car,
office building, etc, you don’t want to spend more than you can reasonably support.
We approach this project with caution, knowing that the previous owner failed and that
over a two year time frame, no other buyer stepped up and purchased the property
from the bank.

To ensure that we are able to keep our post renovation investment basis as low as
reasonably possible, we have asked the community to participate in those costs. Our
rationale is simple, we feel that the community will benefit greatly in many regards from
having a golf course back in operation. We feel that the closure of the country club and
the uncertainty of the property’s future have had a negative effect on the community.
This is evident in stagnant to declining property values and the clouded reputation that
Oakridge currently suffers. While this impact may be greater on homes immediately
adjacent to the golf course property, it affects all properties in the community.

Additionally many residents who enjoy playing golf in their neighborhood no longer
have that opportunity.


So, while Duck Creek Golf, LP is the owner of the golf course and adjacent facilities, the
issue of a dead or alive golf course operation affects many more people. We believe
that everyone in the community wins if the golf course is revived and that it is
reasonable for everyone to participate in achieving that objective. The $400,000
funding we seek from the community is a relatively small amount per household if
everyone participates collectively.

It is also much less than Duck Creek Golf, LP has currently invested in the property and approximately 25% to 30% of the additional funds that will be required for the renovation project.

Why are you asking for money to be given to you instead giving us an
ownership percentage or membership for the money ?

If we wanted to borrow money or bring investors into this transaction for funding, we
could certainly do that, but that would not change the basic premise of a low
investment basis. We are asking residents of the Oakridge community to contribute
funds to this effort in exchange for the benefit they will receive from a revived golf
course. Obviously each resident may have an opinion as to the level and type of
benefit they would derive. But, we are not asking to borrow money from the residents,
we could use a bank for that. Likewise, we are not looking to dilute our future golf
course operational revenue stream by taking money for construction in exchange for
future course usage benefits. Many in Oakridge already know how that turned out
under the prior country club ownership.

How are you proposing to get funds from residents ?

We are hoping that a group of community leaders will emerge with willingness to work
with us to accomplish this objective. Very simply, we anticipate that a fund would be
established to which residents could contribute (at whatever level they are willing or
able). These funds would be held in a trustee account with a resident or attorney as
the trustee. The funds would be released to Duck Creek Golf, LP only after the golf
course is once again open for operations. As described previously, the golf course
would be renovated and at least a portion of the clubhouse renovated
to facilitate the opening of a daily fee golf course operation. Such a reopening would trigger
availability of the funds, which when released would become income to be recognized by Duck
Creek Golf, LP. In the event that the golf course reopening does not occur, then each
contribution would be fully refunded to the contributor.

What happens if the residents say they don’t want to contribute ?

If the community elects to not participate then we will have to determine whether or
not to proceed with revival of the golf course. Certainly non participation by the
community would send a signal that possibly a revived golf course is not important to
the community. If that occurs, we will need to determine if we are willing to invest the
total additional funds necessary to revive the course or if it is more prudent to resell the
property in portions as was the fallback possibility from the start.

Soapboxmom
05-01-2013, 10:07 AM
The Oakridge Neighborhood Association removed the solicitations of the buffoons that bought the country club. I commend them for not supporting those clowns trying to bilk the homeowners out of $400,000.00 with no strings attached!


The cache shows:
3731

Today the site reads:
3732

littleroundman
05-01-2013, 10:16 AM
Certainly non participation by the community would send a signal that possibly a revived golf course is not important to the community.

Gee, got it in one, Mr DuckCreek

Soapboxmom
05-09-2013, 07:30 PM
3840

Oakridge – Duck Creek Golf

Last Updated 5/3/2013

Thanks for visiting this webpage for updates on the status of the former Oakridge Country Club property.

There appears to have been no action taken by the Oakridge community in regard to organizing and engaging in dialogue with Duck Creek Golf, LP relative to the potential golf course revival. However, there have been many individuals who have expressed their support and willingness to assist with the process.

Duck Creek Golf, LP has created a simple Commitment Form agreement which can be accessed via a link HERE (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Duck_Creek_Commitment_Form_5-13%281%29.pdf). This form enables interested Oakridge residents and other supporters of revival of the golf course to pledge their financial contribution to the effort. No money will be due or collected until the golf course is reopened for play, but a commitment will obligate a participant to make payment at that time. In the event that the golf course reopening does not occur by October 31, 2013 then no payment would be due. The Commitment Form provides for several levels of funding to be considered including a “write-in amount” blank. You may also make your commitment online via the registration link below.

As previously outlined, Duck Creek Golf has requested $400,000 in project funding assistance from the community. With close to 1,200 homes in the community that would equate to approximately $350 per home if all participated. It is very unlikely that anywhere close to all homeowners will participate, so those who do participate are encouraged to contribute more than $350. Certainly those whose homes back up to the golf course would benefit the most from a golf course revival so it would make sense that they might contribute at the highest level if they participate.

Duck Creek Golf requests that all who are willing to make a commitment please do so by Friday, May 17. We will then review the aggregate level of commitments received by that date and determine whether or not to commence work on the golf course renovation in 2013. If the determination is made to proceed, the work would begin immediately thereafter in concert with the summer growing season. Otherwise there would be no golf course renovation in 2013 and earnest exploration of other options for the property would begin.

Another meeting will be held at the former Oakridge clubhouse on Friday, May 10 at 5:00 pm for further discussion regarding the potential golf course revival. We encourage residents and others who plan to support the project to attend in hopes that we can have a positive and productive discussion. There will be an opportunity for questions and further detail regarding the project at the meeting. All Oakridge community residents are asked to pass word along to neighbors who might have interest in attending. We ask that those who do not support the project or wish to engage in positive discussion please do not attend.

You will find links below to various pertinent information.


3839

The buffoons who bought the remains of our neighborhood's country club are again begging for donations. Why in the hell would we gift them a dime? We get no chance of any return on our investment, no membership benefits or use of the facilities. They are offering us absolutely nothing. Who in their right mind would agree to these terms? Since when is it ethical or reasonable for business people to bilk the residents for a project they chose to take on of their free will. This is not a community park or anything that would benefit everyone in this area. It is a private business venture that has little chance of succeeding based on the past history of this golf course.

We were members of the neighborhood association for many years. If the association is going to continue posting these obscene solicitations from the idiots that bought the defunct country club we will not be rejoining and I suspect many others will have nothing to do with the association either. This is beyond ridiculous!!!

Soapboxmom
05-10-2013, 12:36 PM
Unbelievable solicitation:

3845

baylee
05-10-2013, 08:32 PM
3840


3839

The buffoons who bought the remains of our neighborhood's country club are again begging for donations. Why in the hell would we give them a dime? We get no chance of any return on our investment, no membership benefits or use of the facilities. They are offering us absolutely nothing. Who in their right mind would agree to these terms? Since when is it ethical or reasonable for business people to bilk the residents for a project they chose to take on of their free will. This is not a community park or anything that would benefit everyone in this area. It is a private business venture that has little chance of succeeding based on the past history of this golf course.

We were members of the neighborhood association for many years. If the association is going to continue posting these obscene solicitations from the idiots that bought the defunct country club we will not be rejoining and I suspect many others will have nothing to do with the association either. This is beyond ridiculous!!!

The club I am a member of is owned by an ex-touring professional golfer. I have watched him and his family members actively working on the grounds and greens as the members are playing golf. This is a golfer who has won several tournaments on the professional tour. I asked him why he is out in the hot sun working so hard? He pointed out that (big name country club) has been in receivership six times in the last 10 years and is it again as I post this. Another (country club) his closed down and now is a weed field which also has been in receivership and has had the clubhouse burned to the ground a few years ago after being purchased by new ownership for less than 90 days( the authorities have not closed the case yet) The city closed down the municipal golf course after leasing it out several times in the last few years
Spike pointed out ownership and or investing in this economy for a golf course is not best type of investment right now.

Soapboxmom
05-14-2013, 05:43 PM
Oakridge – Duck Creek Golf

Last Updated 5/13/2013

Thanks for visiting this webpage for updates on the status of the former Oakridge Country Club property.

Thanks to all who were able to attend the informational meeting on Friday, May 10. At that meeting we reviewed additional details regarding the possible golf course revival project and had discussion on many items. Of foremost importance at the present time is the request for those who are willing to participate in funding towards the golf course revival project, to please submit their commitment by Friday, May 17. A commitment form can be found HERE (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Duck_Creek_Commitment_Form_5-13%281%29.pdf) for mailing. If you elect to download and mail the form, please also send an email to ussery@oncoursestrategies.com to let us know your form is coming. Alternatively, you can simply register your commitment online HERE (http://oncoursestrategies.com/duck_creek_reg/) .

Duck Creek Golf, LP will be making a decision by May 20 as to whether or not to move forward with a 2013 revival of the golf course. An important component of that decision making process will be the level of Oakridge community support which is committed. Our request continues to be for the community residents to collectively fund up to $400,000 to help defray the costs necessary to reopen the golf course this year. So far, approximately 25 Oakridge residents have made a financial commitment to the project, while many others have expressed their written or verbal support and intent to make a commitment. We greatly appreciate those who have expressed their positive support of our efforts.

As discussed at the May 10 meeting, communication of information to the broad neighborhood continues to be one of the biggest challenges, so we encourage all residents to let your neighbors know about this webpage and to review the informational links below. It would be helpful to have as many residents as possible registered on the website to expand the reach of informational updates which are provided.

You will find links below to various pertinent information.

Register to Commit Funding or Receive Property Updates (http://oncoursestrategies.com/duck_creek_reg/)
March 28 Letter to Oakridge Residents (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Oakridge_Letter_4-3-13.pdf)
Q&A Followup to April 11 Meeting (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Duck_Creek_Q%26A_4-10-13%281%29.pdf)
April 15 Website Information Update (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Oakridge-Duck_Creek_Website_4-15-13.pdf)
May 3 Website Information Update (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Duck_Creek_Website_Update_5-3-12.pdf)
Draft Daily Fee Golf Rates & Annual Memberships (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Draft_Daily_Fee_Golf_Rates_%26_Memberships.pdf)
February Concept Plan Draft (http://oncoursestrategies.com/golf/emailer2020/img/oncoursestrategies/Oakridge_Concept_2-20-13_Draft.pdf)
The insanity continues. So, 2% have committed some money to this frost. Even if those 25 committed $1,000.00 a piece they are hopelessly under the figure they are asking to be gifted. I would bet they actually have around ten grand and good luck to them on collecting that after they finish the course renovations. How many are going to fund this fiasco with nothing in return? I can think of a million charities one could fund and at least have the satisfaction of knowing they really helped someone!

ribshaw
05-14-2013, 07:58 PM
I was wondering if I could try a similar stunt in my neighborhood, hang fliers that if you help me paint and shingle my house it would be good for the community. But no coming to the ribshaw family bbq, that's for family only. Hope the $10,000 grand crowd gets a funding commitment before they fork over the money, cause that is likely going one way repairs or no.