6 – Strategic Improvements - Treasure Lake Talk – "TLT"

6 – Strategic Improvements
Treasure Lake Master Plan
The Treasure Lake Master Plan 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 Maintenance/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
6 – Strategic Improvements
Treasure Lake Master Plan
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 10.92
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 2007.
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 $11,990.
58
6 – Strategic Improvements
Treasure Lake Master Plan
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
5 (good)
4
3
2
1 (poor)
Total
LOS A
Roads
+30
homes
1.70
1.15
2.49
0.00
0.00
5.34
LOS B
Roads
10-30
homes
2.84
8.89
8.86
0.90
0.28
21.77
LOS C
Roads
<10
homes
5.41
11.09
8.39
1.97
0.70
27.57
Total
9.95
21.13
19.75
2.87
0.98
54.68
Rating
by %
18%
39%
36%
5%
2%
Paved Road Assessment (in miles)
Condition
5 (good)
4
3
2
1 (poor)
Total
LOS A
Roads
+30
homes
4.52
5.41
1.26
0.00
16.14
LOS B
Roads
10-30
homes
0.14
0.91
0.36
0.00
0.00
1.41
LOS C
Roads
<10
homes
0.17
0.72
0.00
0.00
0.00
0.88
Rating
by %
Total
0.31
6.15
5.77
1.26
0.00
18.43
29%
33%
31%
7%
0%
Campground Roads (in miles)
Condition
5
4
3
2
1
Total
Rating by %
Roads (No LOS Rating)
1.29
4.12
1.58
0.00
0.00
6.99
18%
59%
23%
0%
0%
Summary
59
6 – Strategic Improvements
Treasure Lake Master Plan
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 10.94 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.
Recommendation
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
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Buildings
Front Gate/
Security Building
Condition and Needed Improvement
Physical Condition
Exterior
• Roof – good condition; replaced in 1999
• Walls, Doors and Windows – good to fair condition
• Sidewalk and Driveway – good to fair condition
• Landscaping – fair condition
Interior
• Walls – fair condition
• Floor Covering – poor condition
• Electrical – poor condition; needs upgrade
• Windows- poor condition
• HVAC – fair condition
Function/Use
Houses security services to Treasure Lake at the front gate.
Maintenance
As needed.
Recommendation
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 – Strategic Improvements
Treasure Lake Master Plan
Facility
Buildings
Property Owners
Association
Administration
Building
Condition and Needed Improvement
Physical Condition
Exterior
• Roof – good condition; replaced in 2007
Interior
• 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
Function/Use
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.
Interior of building is not used efficiently.
Recommendation
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
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Buildings
Lakeview Lodge
Condition and Needed Improvement
Physical Condition
Exterior
• Roof – good condition; cedar shake roof pressure washed, sealed
and damaged shakes replaced in 2005.
• Wall, Doors, Windows and Sidewalks – fair to good condition
• Driveways, ADA access and Handicapped Parking, and exterior
paint and stain – poor condition
Interior
• Interior design/fixtures – good to fair condition; extensive interior
improvements have been made.
• Plumbing – Fair
• HVAC – Fair
Function/Use
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.
Maintenance
As needed for current function.
63
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Buildings
Condition and Needed Improvement
Recommendation
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
Exterior
• Roof, doors, windows and landscaping - fair to good condition
• Walls – poor to fair; need staining
Interior
• Interior design/fixtures – fair to poor; restroom fixtures are cracked
• Plumbing – fair to good; extensive repairs made, including
installation of a grease trap.
Function/Use
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.
Maintenance
As needed.
Recommendation
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
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Buildings
Gold Course Pro
Shop
Condition and Needed Improvement
Physical Condition
Exterior
• 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
Interior
• Walls, plumbing and floor coverings – very good to fair condition
Function/Use
Seasonal supplies, opening in early May and closing in late September
Maintenance
Annual maintenance involves winterizing the building by turning off
electricity and water in the building.
Recommendation
Continue with current maintenance schedule.
Gold Course:
Duffer’s Tavern
Physical Condition
Exterior
• Walls, doors and windows – good to fair condition
• Sidewalk and driveway – good condition.
• Paint and Stain – good condition; stained in 1999
• Roof – good condition; 10-15 year life expectancy
Interior
• Walls, plumbing, floor covering, electrical windows and HVAC –
good to fair condition; interior wall papered and painted in 2000.
Continued
65
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Buildings
Condition and Needed Improvement
Function/Use
Serves the food service needs of golfers on the Gold Golf Course.
Maintenance
As needed.
Recommendation
Continue with current maintenance schedule.
Silver Course
Pro-Shop & 19th
Hole Tavern
Physical Condition
Exterior
• Walls, doors and windows – good to fair condition
• Paint and Stain – good condition; painted/stained in 2001
• Sidewalks and Driveway – good condition
Interior
• Walls and Floor Covering – good condition
• Plumbing – fair condition
• Electrical – fair condition; needs upgrade
• HVAC – good condition; last improved in 2002
Function/Use
Serves the supply and food service needs of golfers on the Silver Golf
Course. Extensive renovations were made by volunteers in 1999.
Maintenance
As needed.
Recommendation
Upgrade electrical system for safety and efficiency.
66
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Buildings
Treasure Lake
Volunteer Fire
Company
Building
Condition and Needed Improvement
Physical Condition
Exterior
• 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
Interior
• Wall – fair condition
• Plumbing – poor condition
• Concrete Floor – good condition
• Electrical – good condition
Function/Use
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.
Maintenance
As needed.
Recommendation
Continue maintenance.
67
6 – Strategic Improvements
Treasure Lake Master Plan
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
Maintenance – Gold Course
Gold Course maintenance building should be demolished and a new
building built.
68
6 – Strategic Improvements
Treasure Lake Master Plan
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
Maintenance – Silver Course
Silver Course maintenance building is visibly poor in appearance and
condition.
Recommendation
Consider suggestions to improve yardage markers and to offer Sky
Caddies and yardage books to golfers.
69
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Condition and Needed Improvement
Recreational Facilities
Lakeview Lodge
Swimming Pool/
Tennis Court
Complex
Physical Condition
Exterior
• Structural – fair condition; deck and pool need repair/relining
Interior
• Interior design/fixtures – fair to poor condition; bathroom fixtures
damaged
Function/Use
Provide recreational opportunities for residents and guests.
Maintenance
As needed.
Recommendation
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
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Condition and Needed Improvement
Recreational Facilities
Cayman Landing
Lodge and
Comfort Centers
Lodge
Exterior
• Roof – fair condition
• Doors, Windows – fair to poor condition
• Driveway, walkways – fair condition
• Paint & Stain – fair condition; needs stain
• ADA Access – good condition
Interior
• 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 2007.
Function/Use
Serve campers with supplies and restrooms, showers and laundry
Maintenance
As needed, especially to repair vandalism.
Recommendation
Assess safety risk of lodge steps and ramp and repair as needed
71
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Condition and Needed Improvement
Recreational Facilities
Cayman Landing
Cabins
Physical Condition
Exterior
• 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.
Interior
• 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
Function/Use
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
Maintenance
Pressure wash, stain and repair siding on the remaining 13 cabins
Complete additional maintenance as planned
Recommendation
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
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Condition and Needed Improvement
Recreational Facilities
Cayman Landing
Campground
Maintenance
• Private lots – not well-maintained by owners
Recommendation
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
6 – Strategic Improvements
Treasure Lake Master Plan
Facility
Condition and Needed Improvement
Recreational Facilities
Treasure Lake
Marina & Snack
Shop
Physical
Exterior
• Wall –Fair
• Doors and Windows –Poor
• Paint and Stain – Fair
• Driveway – Fair
Interior
• Walls – Fair (need repainting)
• Plumbing – Good
• Floor covering – Fair
• Electrical –Fair (needs upgrade)
Function/Use
Serves users of the marina with snack food services from Memorial
Day to Labor Day.
Fuel drop is located at the water’s edge
Maintenance
Annual maintenance involves winterizing the building by turning off
electricity and water in the building.
Recommendations
Repair and refinish exterior of building.
Refinish/upgrade interior for safe, cost effective operation.
74
6 – Strategic Improvements
Treasure Lake Master Plan
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
Function/Use
Provide recreational opportunities for residents and guests
Maintenance
As needed.
Recommendation
Maintain adequate parking. Maintain surface of parking lots.
Walking Trails
Surface (grass) – good condition
Landscaping/clearing – not applicable /none
Trail head/signage - none
Recommendations
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
6 – Strategic Improvements
Treasure Lake Master Plan
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
6 – Strategic Improvements
Treasure Lake Master Plan
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
1. Ongoing roadway
improvements
Improvement
Resurfacing and repaving
of roads based on current
program.
Recommendation/Comment
This should continue to be a top
priority to insure safe mobility
throughout Treasure Lake.
2. Lakeview Lodge
Continue exterior and
interior improvements.
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.
3. Security Building –
Front Gate
Improve exterior
appearance and interior
functionality.
This building should adequately serve
security staff for Treasure Lake and
provide an inviting appearance to
visitors.
4. Gold & Silver Golf
Courses
Continue ongoing
maintenance and
improvements.
The golf courses must continue to be
well-maintained to satisfy current
residents and attract new residents
and visitors to Treasure Lake.
5. Property Owners
Association
Building
Continue to make
external and internal
improvements.
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.
6. Lakeview Lodge
Pool
Provide necessary
maintenance to this pool.
Make the pool and lodge a focal point
of summer fun and activities.
7. Cayman Cabins
Improve and make
available for year-round
visitor packages.
Continue ongoing
maintenance and
improvements.
Provide sufficient marina
space here and at Bimini
Lake.
Either renovate or replace cabins to
initiate package programs.
Provide a resource for
hunting related events
Locate sportsman’s lodge near future
hunting and outdoor related activities.
8. Cayman
Campground
9. Treasure Lake
Marina
10. Sportsman’s
Lodge
The campground offers another
experience for visitors.
Maintain attractive marinas to attract
boaters to these lakes.
77
6 – Strategic Improvements
Treasure Lake Master Plan
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
Electric Utilities
Wastewater
Utilities
Water Utilities
Security
Marketing/Facility
Development
•
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.
•
Property owners indicate there have been frequent interruptions in
electric service.
•
Work with Penelec to identify and resolve cause(s) of recent
outages.
•
Repair/replace wastewater pumping station at Cayman Landing
•
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.
•
Property owners are uncertain of the value of security as provided
by current security staff.
•
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