TRINIDAD — At a June 10 work session, the Trinidad City Council received a golf course feasibility study update from John Wait, President of Sirius Golf Advisors and Ken Atkinson with the American Society of Golf Course Architects (ASGCA).
Wait presented the initial results of his feasibility study of the city’s golf course in September of 2023–and his findings highlighted a number of issues with the course, including a lack of revenue being generated and management practices that favored association members over the general public or visitors.
“In that first part of the study, we were just looking at the operations of the current golf course and ways to improve it,” said Wait. “During the course of that, I came to realize that this golf course as it sits now is basically servicing the members of the club and that’s about it. It’s not doing anything else for the city or having a significant economic impact on the city.”
“I greatly appreciate the transition that I see happening before my eyes of going from a mining town to more of a tourism-based economy, and I think golf can play a huge role in that effort, but not as it’s currently sitting,” said Wait.
The second round of Wait’s feasibility study focussed on improving the municipal golf course with the specific goal of attracting more tourists to the venue and improving the city’s overall economy.
Wait and Atkinson’s second feasibility study outlined five options for improvements, with estimated impacts on the local economy ranging from negligible to major.
Driving range
The first, most modest option presented to the council involved upgrades to the current course, the most notable of which would be the addition of a true driving range. To facilitate this upgrade to the municipal course, Atkinson said four existing holes would need to be rerouted, a road to the parking lot relocated, and netting added.
“We have also included the cost to fix the greens, rebuild the bunkers, and replace the irrigation system,” Atkinson said.
The estimated cost for this option was roughly $6 million, with another $2.5 million that would need to be earmarked for the road renovations, netting, maintenance, and minor clubhouse improvements. The projection for revenue that would be generated by the renovated course was roughly $11 million. Factoring in costs, Wait said that the course would lose a projected $10 million over the course of the same ten years.
“Not a real great return,” said Wait. “It does add a significant revenue stream with the driving range and allows for the development of new golfers, which is desperately needed, and it will attract more regional play. But it’s not going to do much for tourism at all, and it’s expensive,” Wait said.
Renovations
In addition to a new driving range, the second option would better utilize the space within the current course to create a resort-like feel. “There’s a beautiful canyon that goes through the middle of the golf course that we play around, but we don’t really get into it, see it, touch it, feel it, and that’s oftentimes what
makes for great and interesting golf holes,” said Atkinson.
The cost for this option would be roughly $8.5 million, plus almost $3 million in infrastructure costs. To attract resort-level players, the cost of playing at the course would take a steep hike, with an equally-steep price reduction for local players.
Projected revenue for the renovated course would be $15 million over the next ten years. This would result in a positive cash flow for the city, but just barely until construction costs were paid off, said Wait.
Expansion
The third option would call for expansion of the current municipal course from nine to 18 holes. “We included the option of building a new storage pond north of the clubhouse off of the river and then have it big enough that you could easily pump it up and irrigate the golf course,” said Atkinson.
The proposed expansion would require the city to obtain land from private owners to the south of the current course. This expansion would also allow for the construction of a major housing development to include a mixture of single family homes, estate lots, apartment-style living, condos, and patio homes.
“There’s a nice big draw that winds through the site,” said Atkinson. “There’s a lot of great holes that could fit down in that land that would just be spectacular. To me, this land is every bit as good, I would even say better, than the Cougar Canyon land.”
The redesigned course would include a suspension bridge across a canyon and additional holes, all of which would be visible from the interstate. “There’s no sign that you could put up that says ‘Come play our golf course,’ that’s going to match people driving by and seeing great golf holes and seeing beautiful vistas,” said Atkinson.
The cost for the project was estimated at $20 million. Wait estimated that the golf course would earn $95 million in revenue over 25 years. Factoring in costs, the city would see a net gain of $4.25 million on the course alone.
Land sales and development could earn the city a projected additional $2 million, plus draw new, high-earning residents that would contribute to the economy.
Cougar Canyon
A fourth possibility presented by Wait and Atkinson: revive the Cougar Canyon golf course.
Wait said a number of issues sank the original Cougar Canyon golf course development, including a national housing crisis, a delay in construction of the resort hotel, and too much pre-selling of lots to developers instead of constructing residential housing.
Atkinson said the project would require extensive renovations to the greens and irrigation system as well as a new clubhouse and maintenance facility. “But it does have good bones,” said Atkinson. “It’s not a bad golf course.”
The cost to bring Cougar Canyon back up to par was estimated to be roughly $18 million. The number of legal entanglements on the Cougar Canyon project precluded the construction of a resort hotel or any residential developments as a part of the feasibility study.
Projected revenues were estimated at $92 million over 20 years. While this projected revenue was somewhat lower than other options, an advantage would be the city would have two operating golf courses.
27-hole resort
The final option studied was described by Wait as “the Cadillac,” a 27-hole facility with a resort hotel. The 27-hole design would provide three different 18-hole layouts, a popular option for traveling golfers looking for variety. This option would also allow for larger tournaments and simultaneous daily play.
The proposed course would include development on the west side of the interstate. The project would also include a resort, residential developments, and trail system that could connect with the area near Trinidad Lake’s south shore.
The project could also include features such as a driving range, miniature golf course, and pickleball courts.
The projected cost was $27 million, which would balloon to $34 million when roads and infrastructure are factored in. The course alone would be expected to generate $145 million in revenue over 20 years, with the city making $15 million after costs.
In terms of residential development, the plan would include the construction of 179 single family homes, 58 estate lots, 88 villas, 145 townhomes, and 200 apartments for a total of 670 new residences projected to generate a positive cash flow for the city of an additional $25 million.
Dollars and cents
Factoring in all the potential benefits to the local economy, the 18-hole expansion proposal was estimated to generate a direct benefit of $34.5 million for the city and an additional $1.6 million for the county, plus an influx of $719 million into the local economy over the next 20 years.
For the 27-hole expansion, the course was estimated to generate $84 million for the city, plus an influx of $1.4 billion for the local economy over the next 20 years.
Wait said the viability of the expansion options would allow the city to partner with private developers for the project, should it so choose.
“This is a transformative project,” said Wait. “This changes everything. Right now, you’re trying to convert over to a tourism-based economy. You’ve got wonderful assets. The problem is you don’t have that one big attraction that’s going to bring people in that’s going to drive it.”
“I see oodles of opportunity for seniors, for second home buyers, for people who are wanting to have a nice place to live with a lower cost of living,” Wait said.
During discussion, City Manager Steve Ruger told the council, “Obviously today is not the last day we’re going to talk about this. It’s a lot of information to digest. Today is the presentation phase.”
“We have to decide if we want to keep the golf course as a quality of life facility, a nice amenity for the residents, or if we want to step it up to make it a money making project,” said Mayor Karen Griego.
Boards and commissions interviews
Also during the work session, the council interviewed a number of applicants for vacancies on city advisory boards and commissions.
Tony Vasquez was the only applicant for the Arts and Culture Advisory Commission which had three openings. With a background in watercolor, paper mache, oil painting, and sculpture, Vasquez’s adroitness as an artist stood him in good stead as a commission candidate. When asked by council member Erin Ogletree what he thought Trinidad should do with regard to public art, Vasquez said, “Make more of it.”
“I think it’s wonderful what we’ve been doing in the town, and I’d like to see more of that. That’s kind of why I’m pursuing this position,” said Vasquez. “I’d like to see this place become an art hub.”
Matthew Knapp was the sole applicant for two openings on the Historic Preservation Commission. “I’ve got a background in archaeology history. I did it for seven years or so,” said Knapp. “I grew up next to a historic town, and I think Trinidad’s got one of the best Main streets and historic areas that I’ve seen in a long time, and I just want to help it.”
Julie Morris was also the sole applicant for two openings on the Library Advisory Board. Morris, an Oklahoma native, served on numerous boards and commissions in the past. When asked about her experiences with the Trinidad librarian, Morris said, “I’m a big reader, so I’ve been in and out a lot. I’m familiar with her, and I think she’s doing a great job.”
Ashley Ryan was the only candidate to interview for one opening on the Lodging Tax Advisory Board. Ryan, the manager at Native Roots, served for the past year on the board, most of that time as board chair.
“I think all of us up here know your history and hospitality, and you have a good, clear understanding of management of stores and how that revolves around people coming into this town, so I think you’ll offer invaluable insight,” said council member Aaron Williamson.