November 2023 Clubhouse Plan Port Royal Club
3 4 5 6 7 8 9 10 11 12 13 14 15 Introduction Vision & Member Priorities The New Clubhouse Plan The Entry The Arrival The Views The Main Level The Upper Level The Lower Level Project Cost & Assessment Funding Plan The Timeline In Gratitude
3 For more than 60 years, the Port Royal Club has provided the finest private Club experience available in Southwest Florida. As Members, we have enjoyed an unrivaled Gulf front experience with exclusive opportunities for our families, friends and guests to dine, stay fit, play tennis or simply enjoy a scenic stroll along our pristine sand beach. On September 28, 2022, Mother Nature delivered Hurricane Ian to our doorstep and the damage to our Clubhouse was unlike anything we had ever encountered before. The destruction was so extensive that the building was formally declared beyond repair by building officials at the City of Naples. An Opportunity Wrapped Inside a Challenge The challenge for our Club to develop and construct a new Clubhouse provided our Club leaders with the opportunity to ask you, our Members, to share your thoughts about what would make your experience at the Club more enjoyable. The Building Committee, together with the chosen professional design firms, examined the positives and shortfalls of the 64-year old former facility, and armed with your survey input have produced a proposed Clubhouse design that respects our traditions and honors the wishes of our Members. We believe you will find it to be a Clubhouse that will be enjoyable for your families, friends and guests today, and meaningful for the several decades of future Members who will join us. A New Gathering Place The information presented herein is the plan for our new Clubhouse, a place we will gather for many years to come. It is a Member-guided plan to build a reimagined Clubhouse that will serve our Port Royal community as the setting for exceptional experiences and lasting friendships. Introduction
4 Our Process A Member-Guided Process Club leaders have provided multiple opportunities for Members to guide the development process, because without our Members, Port Royal Club would not exist. Through town hall meetings and an all-Member survey, which experienced a participation rate of 65%, the following ideas were shared as Member priorities by the majority of participants: Our Vision for the New Clubhouse » The Clubhouse will serve the expectations of our current Members, as well as those who will join in the future » The design will honor our social traditions while providing for future capacity requirements » The building will be aesthetically themed to reflect our West Indies tradition » The design will be timeless, remaining relevant for at least the next 60 years » Our construction plan will be efficient, cost effective, completed on time and on budget Member Priorities Rating* Dining spaces with a Gulf/beach view 4.82 Covered outdoor dining options 4.18 Upgraded, but similar, lounge chairs & umbrellas 4.15 Indoor/outdoor bar that becomes the focal point of activity 4.07 Dining options on the pool deck 4.06 Beach dining options 3.99 More casual dining spaces 3.97 Offer both casual and formal dining spaces 3.92 Rooftop bar/dining area 3.87 Increase a la carte dining space at the Club 3.87 *Rating scale - 1=lowest score; 5=highest rating
5 » Dining at the pool/beach level » Gulf view dining from main level family casual restaurant and upper floor a la carte restaurant » Enlarged bar areas providing indoor/outdoor open seating options » Indoor and covered outdoor seating areas sufficiently sized for anticipated demand » New beachfront pool area with new upgraded lounge chairs, pool furniture and cabanas Our new Clubhouse will provide expansive waterfront vistas and several dining venues to meet your desired experience and demand. Our New Gathering Place Clubhouse Entry Court
6 » A colorful concrete-paver drive surface will highlight the Club entrance on Gordon Drive » Lush, mature landscaping added along Gordon Drive, and the north and south perimeters of the property will provide beauty and privacy for the Club Approaching New Main Entrance New Main Entrance
7 » Easy-to-navigate roundabout brings you to the Clubhouse front entry » The Porte Cochere provides protection from the elements » An open-air breezeway draws you to the Gulf of Mexico » Increased parking from 160 to an estimated 271 spaces, which is mandated by current zoning codes An Inviting Arrival Experience An Endless Breezeway Vista
8 Relax and Enjoy the Coastal Ambiance in the Beach Garden » A 62,000 square-foot, two-story Clubhouse » A design which emphasizes dining areas created to maximize beach views » A lush open space garden to enjoy the outdoors Panoramic Coastal Views from a Multi-Story Clubhouse
9 Clubhouse - Main Level » A Family Casual dining space with indoor and outdoor seating » Outdoor Sunset Bar with bar, table and lounge seating » A Member lobby/living room with a casual lounge and coffee bar » Banquet facilities along with kitchens to serve all dining areas » Banquet room that can accommodate up to 150 people, capable of being opened up to the Family Casual restaurant for Member events and a la carte dining 19 18 18 17 16 15 14 13 12 11 10 9 8 8 8 7 6 5 3 4 2 1 1. Porte Cochere & Breezeway 2. Foyer 3. Living Room 4. Sunset Bar 5. Pool & Beach Kitchen 6. Electrical Room 7. Family Casual Dining 8. Restrooms 9. Family Casual Dining 10. Flex Dining 11. Main Kitchen 12. Banquet Room 13. Banquet Pre-Function 14. Banquet Arrival Garden 15. Banquet Storage 16. Banquet Porch 17. Casual Dining Porch 18. Cabanas 19. Pool
10 Clubhouse - Upper Level » A la carte dining with both indoor and outdoor seating » Indoor private dining spaces that can also be used for a la carte dining » The wine cellar » The main bar with both indoor and outdoor seating » Kitchen and required storage space to serve upper level dining » Administrative offices 13 12 11 10 10 9 8 7 6 5 4 3 2 2 2 1 1. A La Carte Dining 2. Private Dining 3. Mechanical Room 4. Wine Cellar 5. A La Carte Dining Porch 6. Private Dining Porch 7. Main Bar 8. Main Bar Porch 9. A La Carte Kitchen 10. Restrooms 11. Staff Break Room 12. Admin Offices 13. Main Bar Pantry
11 Clubhouse - Lower Level » Member beach/pool level lobby » Member outdoor walkway from parking lot to the pool and beach » Covered outdoor pool bar and dining » Cabanas and umbrellas with lounge chairs » Shade garden with seating just east of the pool » Beach level lawn » Storage facilities, staff areas, parking 15 14 13 13 12 11 10 10 9 8 7 6 5 5 4 3 2 1 1. Member Lobby 2. Pool Bar 3. Pool & Beach Services Pantry 4. Laundry & Towels 5. Pool Restrooms 6. Pool Equipment 7. Staff Lockers 8. Restrooms 9. Service Corridor 10. Storage Room 11. Parking 12. Emergency Beach Access 13. Cabanas 14. Member Door to/ from Beach 15. Pool
12 Member Assessment » The assessment for all Members will be $45,000 » The assessment is due on August 1, 2024 » Resident assessments would be attached to the property Multi-Year Payment Option Available » Members have the option to participate in an installment plan whereby the assessment is paid in five equal payments » Using the installment plan, principal and interest payments are due each August 1st, beginning in 2024 and ending in 2028 » The interest added will be based on a rate slightly in excess of the Club’s capital cost The Plan Cost Construction Costs Main building, sitework, parking structure, kitchen equipment, furniture & fixtures, etc. $ 76.1M Professional Services & Soft Costs Architect, Interior Designer, Owners Representative, Structural, Civil, Coastal, Geotechnical and Soil, Environmental and Parking Engineers, etc. $ 14.2M Subtotal $ 90.3M Contingency Fund $ 9.7M Total Budget $ 100.0M The Investment
13 Sources of Financing (Pie Chart) “A balanced approach” l Town Hall Meeting 10/16/23 Associate Conversion Income $2M, 2% New Member Initiation Fees $7M, 7% Cash $19M, 19% Bank Loan $20M, 20% Member Assessment Income $22M, 22% Insurance Proceeds $30M, 30% From Start of Project Through Completion in 2026 Financing the Project The Finance Committee designed a very balanced funding plan using multiple sources as shown in the chart below. The funding plan makes every effort to ensure adequate contingency funds are available and that the Club’s balance sheet is preserved, protected and rebuilt for the future. Balanced Funding Plan
14 Timeline Risks As anyone who has ever completed a construction project knows, despite the best laid plans, there are factors that are simply out of our control. Although the Board and Committees have tried to anticipate and plan for construction delays, they have identified the following risks that may have a negative impact on our timeline: » City and/or State permitting approvals » Supply chain delays of material delivery » Weather/hurricanes » Availability of trade and/or laborers to complete the work Stay Informed All information presented to Members, along with more detailed financial information and additional renderings, can be found in the Member section of the Port Royal Club website. Petition submitted on 10/16/2023 Petition updated on 10/16/2023 Concluded on 11/10/2023 11/13/2023 through 3/1/2024 11/17/2023 3/4/2024 through 7/5/2024 Hearing on 2/14/2024* after filing on 1/2/2024 3/20/2024 and Zoning Compliance Letter 5/22/2024 after filing on 3/25/2024 5/23/2024 after Final DRB Administrative Site Plan Preliminary Design Review Board Schematic Design Design Development Pre-DRB Hearing Construction Documents Planning Advisory Board City Council Hearing Final DRB Hearing File for Building Permit *Timing reliant on timely City Staff Review Timeline The Timeline Summer 2024 Summer 2026 DEMOLITION & CONSTRUCTION BEGIN GRAND OPENING
15 Tim McCarthy, Lead Architect Hart Howerton Chris Lucas, Senior Associate Hart Howerton General Contractor Suffolk Construction Winston Kong, Interior Design Champalimaud Pat Trefz, Landscape Designer Outside Productions, Inc. Josh Smith, Kitchen Designer Next Step Design Brett Moore, Coastal Engineer Humiston and Moore Andrew Rath, Civil Engineer Davidson Engineering Building Committee Mark Wilson, Co-Chair Karen Melk, Co-Chair Nancy Carlson Paul Coulombe Peter Gilgan Jon Kukk Gwen Langley Jay Weiss Communications Committee Bob Kohlhepp, Chair Tee Baur Karen Melk Ted Rorer B-Squared Advertising GGA Partners Club Management Jeff Hartigan, General Manager/COO Karen Naccarato, Chief Financial Officer Bethany Bohall, Controller/Membership Director Board Members Ted Rorer, President Mike McGavick, 1st Vice President Steve Teaford, 2nd Vice President Nancy Carlson, Treasurer Paul Coulombe Carol Gaunt Frank Hallinan Sara Hayes Bob Kohlhepp Cece Koons Julie Kukk Henry Saad Jay Weiss Finance Committee Nancy Carlson, Chair Jim Hovey Tom Reusche Bob Scott David Small Bill Strong Legal Committee Steve Teaford, Chair Bob Coletti Gaelynn McGavick Mara Saad Joe Scott Robyn Stowell, Attorney We are incredibly fortunate at Port Royal Club to have Members willing to dedicate their time and expertise to assist in the development of our new Clubhouse. We are very grateful for their service. Professional Service Firms In Gratitude John Passidomo, Attorney Cheffy Passidomo Bill Flemming, Owner’s Representative Lehrer Cummings
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