GCMP PHASE I: UPDATE & PROPOSED ADDITIONS
RENDERING OF NEW DRIVING RANGE
GCMP Proposed Additions | 1
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INTRODUCTION Following Member approval of Phase I of the Golf Course Master Plan (GCMP) in May 2025, Management was asked to conduct additional due diligence on Phase I and to evaluate the feasibility of integrating new projects with the work scheduled to occur between April 2026 and year-end. Specifically, Management was asked to assess the addition of a Range House/Teaching Facility at the new Driving Range that would integrate the amenities and services currently provided at the 7/11 building with new state-of-the-art teaching facilities. In addition, we were asked to develop plans for a new Starter Shack and to research the potential creation of an Event Lawn between the Clubhouse and 9 South. Management has now completed design development for the above mentioned projects and is confident that, subject to community approval, the Range House/Teaching Studio and Starter Shack can be fully integrated into Phase I of the GCMP. In parallel, Management entered into contract negotiations with the contractor responsible for Phase I of the GCMP. Through these negotiations, and following the completion of the above mentioned due diligence process, it became evident that the originally approved Phase I project is underfunded. WHY NOW By integrating these projects with the work that is already planned to take place this summer, we will minimize the impact on the Member experience during the build-out. We will benefit from economies of scale by coupling these projects to the already approved projects because there is a lot of overlap to perform the work in terms of both scope and the third parties who we need to engage. The completion of these projects will result in the area immediately surrounding the Clubhouse being completely updated and free from construction activity for the foreseeable future (with the exception of potential Fitness Center & Spa and Event Lawn projects).
GCMP Proposed Additions | 3
LOCATION OF PROPOSED RANGE HOUSE
LOCATION OF PROPOSED RANGE HOUSE
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RANGE HOUSE, TEACHING STUDIO, AND TECHNOLOGY RECOMMENDATIONS
The addition of a Range House / Teaching Studio at the southwest corner on the Driving Range would represent a significant enhancement to the overall Member experience.
Purposefully designed to integrate the 7/11 operation with state of the art teaching facilities, the proposed facility will provide a centralized, modern hub for instruction, practice, and fitting days, along with a great space to take a break from the Driving Range, wait for a lesson, or enjoy during an event. Equipped with leading-edge technology consistent with the most progressive country Clubs in the nation, the Teaching Studio will support advanced swing analysis, data- driven instruction, and personalized coaching. This investment reflects a growing desire among Members for in-house opportunities to improve their golf game, without relying on off-site facilities. The proposed Range House / Teaching Studio underscores a forward-looking approach to golf at the Club - one that values innovation, player development, and an industry- leading Member experience. By fostering a culture of continuous improvement and embracing modern instructional tools, this addition not only strengthens the Driving Range as a destination but also reinforces the Club’s position as a leader in providing a comprehensive, high-quality golf experience.
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INTERIOR RENDERING Access to the Range House will be provided from the South side of the building, where golf cart parking is available. A ramp will be installed at this entrance to accommodate mobility aids and ensure accessible entry for all Members and guests. Two restrooms will be accessible from the exterior of the building, along with a chilled water bottle-filling station. These amenities will remain available for use even when the Range House itself is closed, providing added convenience for Members utilizing the Driving Range. Upon entering the lounge area, Members will have access to all amenities currently offered at the 7/11, along with several enhanced features. An additional restroom, accessible only from within the Range House, will be designated for Members utilizing the Teaching Studio. The lounge will also include a modest seating area designed for Members waiting for lessons or taking a break from the Driving Range. A small office will be allocated for Golf staff use, while the remainder of the building will be dedicated to teaching bays and supporting technology, including data storage infrastructure to facilitate instruction and performance analysis. FLOOR PLAN Immediately upon entering the space, a state-of-the-art soda dispenser—similar to those commonly found in modern movie theaters—will be found on the left-hand side. On the right side of the entrance, built-in freezer drawers will be installed to conveniently house a variety of frozen treats. The primary seating area is oriented westward and designed to face a mounted television. Beneath the television, integrated counter space will provide ample surface area for amenities along with enclosed storage to maintain a clean and organized appearance. In the northeast corner of the lounge, a state-of-the-art coffee machine will serve as a focal point for beverage service. This area will also include refrigerated drawers for amenities, open shelving stocked with a wide assortment of dry goods and snacks, and thoughtfully planned storage and waste receptacles to support efficient operations and overall functionality.
Basic amenities, akin to those we offer in the 7/11, will be available whenever the Range House is open, and we will be able to expand those offerings during events and for other
special occasions. Frenchman’s Creek | 6
FRENCHMAN'S CREEK BEACH & COUNTRY CLUB PROPOSED RANGE HOUSE
Frenchman's Creek Beach & Country Club
13495 Tournament Drive Beach Gardens, FL 33410
Palm
PROJECT NO. October 30, 2025 Design Development
600-10008-000
PLANNING ARCHITECTURE ENGINEERING INTERIORS
3D VIEW ORTHOGAPHIC
TEACHING STUDIO / 7-11 COMPARISSON
R. HOUSE T.STUDIO SQFT
SQFT DELTA 1744 1744
HITTING BAYS TECH (MDF)
0 0 0 0
48
48
OFFICE
112
112
RESTROOM INSIDE RESTROOM OUTSIDE MECH/STORAGE/MDF
48 96
48
150 145 678
-54
160 629
15
COMMON/LOBBY/AMENITY
-49
TOTAL
1864
COVERED PORCH
0
550
550
TOTAL
973
3387
2414
RANGE HOUSE/TEACHING STUDIO SF BREAKDOWN
With the removal of the existing the 7/11, we are introducing a brand-new building that brings together the amenities our members know, love, and use regularly, while adding a state-of-the-art teaching studio.
The chart above illustrates the difference between the existing 7/11 and the new Range House/ Teaching Studio.
The new facility will add approximately 2,400 square feet, driven by two key enhancements: state-of- the-art hitting bays totaling approximately 1,800 square feet, and a 600-square-foot covered patio.
The covered patio will allow members to access select amenities 24/7, without the need to enter the building, further enhancing convenience and flexibility in how the space is enjoyed. GCMP Proposed Additions | 7
TECHNOLOGY RECOMMENDATIONS As part of our ongoing commitment to offering outstanding facilities, the Golf Professional staff are recommending a strategic investment in practice and instructional offerings. We want to provide golfers with access to better technology, along with tiered instructional programs that will allow us to offer exceptional instruction programs to all Members no matter their level of experience or ability. To accomplish this, we are recommending a technology package for the Driving Range, state of the art teaching studios, and portable devices that can be used in different areas, and at different times, as circumstances dictate.
A detailed breakdown of each recommendation follows.
TRACKMAN RANGE
By installing Trackman Range on the South Tee, all Members will be able enjoy key data points from the Trackman app that can be downloaded to your phone.
Players would simply open their phone and place it on the bag stand next to them, the system would then provide the following data to their cellphone:
• Carry distance • Total distance • Ball speed • Height / trajectory (apex) • Launch angle • Launch direction • Lateral/side distance (side or lateral dispersion) • Distance from target/pin • In addition, golf professionals who are conducting regular lessons on the practice tee would also be able to access this data to improve the lessons that they are providing. SAFETY: The Trackman Range system will also notify the Professional Staff if players are hitting outside of the Driving Range envelope.
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TEACHING STUDIOS
Our state-of-the-art teaching studios will offer the following:
BAY 1 - PERFORMANCE SUITE/ FITTING STUDIO • Full Trackman performance technology, with shot tracing and ball and swing data. • High-speed cameras • (4) monitors – (2) on each wall for data point information • Roll Up exterior door, to hit out onto the Range • Trackman putting lab for putter fitting, stroke analysis, ball roll analysis, and face path timing and angle • Body movement and pressure 3D analysis, using AI technology • Full Fitting Studio, so that we can provide a professional fitting environment for our Membership. BAY 2 - PERFORMANCE SUITE/ SIMULATOR • Full Trackman performance technology, with shot tracing and ball and swing data. • High-speed cameras • (4) monitors – (2) on each wall for data point information • Roll Up exterior door, to hit out onto the Range • Trackman putting lab for putter fitting, stroke analysis, ball roll analysis, and face path timing and angle • Body movement and pressure 3D analysis, using AI technology. • Retractable screen for optimal simulator experience
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SUPPLEMENTAL TEACHING OPPORTUNITIES Many of you will have seen the portable teaching devices that are now commonly utilized by PGA Tour Professionals. The Professional Staff evaluated several alternative systems and are recommending the procurement of four Garmin R50 devices.
These devices will be purchased in the new year so that Members have an opportunity to utilize the technology and provide feedback.
We are excited about the timing of this new amenity for our Membership as it will help our year-round Members to enjoy the best possible practicing opportunities during the closure of the Driving Range this summer.
GARMIN R50 The system provides 15 ball and club metrics: • Ball data (examples) • Ball speed • Launch angle • Launch direction • Carry distance & total distance • Backspin / spin rate • Spin axis • Apex / height • Club speed • Club path • Face angle / face-to-path • Angle of attack • Dynamic loft • Lie / face orientation metrics
More importantly, the system has a very simple user interface via a 10-inch touchscreen, which the professional staff will be able to teach Members to use in less than 20 minutes.
This system will provide a more detailed learning experience for players and can also be utilized by the professional staff.
Most importantly, the system is portable so Members, after a short training session, will be able to sign these devices out for use. Initially, they will supplement the practice experience of Members using the temporary Driving Range while construction of the new range takes place. Then, once the new range opens, these devices can be used on the new west (irons tees) tees on the new Driving Range.
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SUMMARY OF BENEFITS TO THE MEMBER EXPERIENCE • All Members will have complimentary access to a technology platform that gives them essential data to improve their game. • Members will benefit from having both restrooms and amenities on the Driving Range tee. • The professional staff will be able to provide tiered instructional programs based on the skill levels and commitment to game improvement of the individual Member: • Regular lessons on the South Tee will be bolstered by having key performance data available during the lesson with no additional charge. • Players who want to focus on their short game will be able to utilize the Garmin R50 system to analyze key data, including spin rates and launch angles. • Players who want to enjoy the same level of instruction offered at the best golf facilities in the world, will be able to utilize Teaching Studio #1. • Players who want to enjoy the very best technology available on the market, and also to potentially use the facility in inclement weather, will be able to utilize Teaching Studio #2. In addition, Trackman will also create a virtual version of our own courses, allowing Members to play, compete, or practice specific shots on familiar holes. This unique capability bridges the gap between the indoor and outdoor golf experiences. • The ultimate removal of the existing 7/11 building will allow for better traffic flows, an outdoor seating and viewing area of 9 North, and additional golf cart parking.
EXAMPLE OF A TRACKMAN SCREEN
EXAMPLE OF TRACKMAN DATA POINTS
GCMP Proposed Additions | 11
STARTER SHACK
With the design of the short game practice area now finalized. We are able to identify the optimal location for a Starter Shack. This location will provide clear lines of sight to both first tees as well as the short game practice area. Positioning the Starter Shack in this location will allow for effective supervision of golf operations and create an appropriate and welcoming point of interaction between Members and staff as you begin your round.
The Starter Shack will offer the same functionality and amenities that Members have come to expect, ensuring a consistent and high-quality experience across all golf facilities.
Architecturally, the Starter Shack will mirror the design of the Range House, maintaining visual cohesion and reinforcing the Club’s overall aesthetic.
LOCATION OF PROPOSED STARTER SHACK
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TIMELINE
LEARNING CENTER/STARTER SHACK
CERTIFICATE OF OCCUPANCY
Legend:
PRECON
CONST.
2025
2026
2027
Q3
Q4
Q1
Q2
Q3
Q4
Q1
Q2
Q3
Q4
PROJECT NAME
EST START
EST FINISH
JASONDJ FMAMJ
JASONDJ FMAMJ
J A S O N D
PRECONSTRUCTION MEMBER APPROVAL
Nov-25 Dec-25 Feb-26
Jan-26 Jan-26 May-26 Sep-26 Oct-26 Oct-27
C C C
c
c
PERMITTING
c
c
c
c
PHASE 1 CONSTRUCTION - STARTER SHACK
Jul-26
P P P P
C OF O AND OCCUPANCY
Oct-26
g
PHASE 2 CONSTRUCTION - LEARNING CENTER
May-27
p p p p p p
CO AND OCCUPANCY
Nov-27
Nov-27
g
PHASE 3 CONSTRUCTION - NEW 7/11 GALLERY
Aug-27
Oct-27
P P P P P P
CO AND OCCUPANCY
Nov-27
Nov-27
G
PROJECT COMPLETE
Dec-27
Dec-27
p
The timeline above reflects how the Starter Shack and range house/teaching studio will be integrated into phase 1 of the GCMP.
Construction of the approved work (Phase 1a) will commence at the beginning of May and will be completed before the end of the year. If the additional projects for the range house/teaching studio and Starter Shack are approved (Phase 1b), the conduits for the technology package on the driving range, and the utilities for the Range House/Teaching Studio will all be put in place during the construction of the driving range but there will not be enough time to complete the building before the start of the 2026-27 season. As a result, the construction of the building itself will take place in the summer of 2027, when the technology package will also be installed.
The Starter Shack will be completed before the end of 2026, with the goal being to have it in place prior to the start of the season.
The 7/11 building will remain in operation until the new Range House/Teaching Studio has been completed, at which time it will be demolished. We plan to add additional cart parking, and improve the outdoor seating area, in that location.
GCMP Proposed Additions | 13
ADDITIONAL FUNDING NEEDED FOR PHASE 1A
Last May, the Driving Range, Short Game Facilities, and the 9th Hole of the South Course project (Phase 1a) was presented to the Membership for consideration and approval with a budget of $5,400,963. This number was based on substantial input from our golf course architect, landscape architect, and a civil engineer. As due diligence and permitting progressed, it became apparent that this number would not fully cover the cost of the proposed project. The true cost of the project is now projected to be $6,205,000, including a contingency of $516,000. The contingency is primarily to protect against any weather challenges that may arise through the project and the grow in. It is not to be considered an edict to spend additional funds should they not be necessary. This variance was driven by certain elements of the project as explained below: • LANDSCAPING AND TREE RELOCATIONS – This has driven the largest delta on the project with a total cost of approximately $1.1 million. This is over $200,000 more than was originally accounted for. • UTILITY RELOCATION – There will be a need to relocate a main FPL power feed that services the pump station and many homes on Verdun. Working with a utility consultant, this cost was budgeted at approximately $125,000 and has swelled to $250,000 based on FPL’s most recent quote. • PROJECT MANAGEMENT FEES – In order to facilitate this project as well as coordinate with other current and future projects, SPD Project Management’s services were retained at a cost of $90,000 for this project. • IRRIGATION – Phase 1 will lay the largest mainlines for the property to service the North and South Courses. There will be hundreds of feet of HDPE line installed ranging from 10” to 16”. This will reduce the cost of the future projects, but it will be necessary to install now so as to not disturb newly constructed areas again when the golf courses are renovated. Some of this was anticipated, but it did add $196,000 to Phase 1.
ADDITIONAL FUNDING NEEDED FOR PHASE 1A (DRIVING RANGE, SHORT GAME, AND 9 SOUTH)
Original Budget
New Budget
Change
Permitting
$
-
$
60,000 90,000
$
(60,000)
Professional Fees
170,000
80,000
Hard Costs Contingency Total Budget
4,753,603
5,539,000
(785,397) (38,640)
477,360
516,000
$
5,400,963
$
6,205,000 $ (804,037)
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PROPOSED BUDGET BREAKDOWN
STARTER SHACK / LEARNING CENTER
Breakdown
Starter Shack Learning Studio TOTAL
100 Soil Boring and Tree survey
$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $
2,000
$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $
4,000
$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $
6,000
202 DRC Approval 207 Building Permits 211 Builders Risk 215 Utilities Relocation
-
10,000 36,000 11,250 50,000 120,750 61,000
10,000 44,000 13,750 50,000 159,250 74,000
8,000 2,500
-
301 Project Management (Owner's Rep)
38,500 13,000
302 Architect
303 Civil Engineer
- -
- -
- -
304 Site planner - Landscaping
307 Surveying, Testing, Threshold and Legal Fees
6,300
28,350
34,650
405 Hard Cost (GC)
150,000 20,000
1,800,000
1,950,000
407 Demolition, Site Work
275,000 20,750 380,000 80,000
295,000 22,450 380,000 100,000
411 P&P Bond
1.0%
1,700
601 Trackman Studio and Range Technology
-
602 Furniture 604 Signage
20,000
1,000 5,000
4,500
5,500
605 Security/Access Control/CCTV/Fiber/A/V
145,000
150,000
268,000
3,026,600
3,294,600
500 Contingency
30%
$
80,400
$
907,980
$
988,380
$
4,282,980
Subtotal (Starter Shack / Learning Studio):
$
-
$
-
Additional Funding GCMP Phase 1a (from pg. 14)
$
804,037
TOTAL UNDER CONSIDERATION $
5,087,017
GCMP Proposed Additions | 15
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LTCM
LTCM AND FUNDING • These projects will be funded through the Club’s Capital Fund and NOT a Member assessment • The process of updating the Long-Term Capital Model is an annual exercise. It includes re- calibrating all assumptions for both the Club and the POA along with all future project costs. • To establish a projection, including the updated cost of these projects, and the newly proposed Member equity of $475,000, we completed an abbreviated LTCM shown below.
UPDATED LONG-TERM CAPITAL MODEL (LTCM)SUMMARIZED
LTCM AND FUNDING
• With the updated assumptions the Club can afford the projects. • Including these projects, the new projected balance in the Capital Fund is $3M at the end of 2027 (compared to $4.2M in the prior published model from April 2025). Capital fund balances remain positive through FY 2027/2028. • The Club has used $33.5M of existing funds to pay Clubhouse construction costs to date. Doing so has reduced the amounts drawn on the Truist Construction Line of Credit, and the amount of interest paid to date on the Line of Credit balance. Utilizing funds for this project will not create additional borrowings beyond the initial Line of Credit, and will not impact the repayment schedule for full amortization of the Line of Credit through its maturity in 2042 as originally planned.
GCMP Proposed Additions | 17
DUE DILIGENCE & NEXT STEPS
WHAT HAS BEEN COMPLETED • The project has successfully advanced through key due diligence and early milestones. The Development Review Committee (DRC) Pre-Application Meeting with the City of Palm Beach Gardens was held on November 6, 2025, and DRC Sufficient Status was issued on November 17, 2025, confirming alignment to proceed toward permitting. • The Range House/Teaching Studio design, including all technology infrastructure, is complete. • Schematic designs have been completed for the Starter Shack. Next Steps & Remaining Work • Permitting is the immediate focus, with the Starter Shack permit submission targeted for February 2026 and the Learning Center targeted for April 2026. The team will complete the DRC process, finalize permit documents, submit to the City and agencies, and issue construction-ready drawings for final contractor pricing. Contractor bidding will continue to be develop as the project evolves. • Construction is anticipated to begin in early Summer 2026. • Contractor bidding will take place, with an expectation that contracts will be signed in March 2026. WHAT IS TO BE COMPLETED
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SUMMARY
The Community is being asked to vote on the additional funding needed to complete Phase Ia ($804,037), and adding a Range House/Teaching Studio and Starter Shack ($4,282,980) to the approved scope of work.
The total amount under consideration is $5,087,017.
As outlined, in the LTCM and Funding section of this booklet, this work can be funded through the Club’s capital fund and will not require a Member assessment.
VOTING INFORMATION Following the Townhall Meeting on Wednesday, January 21, a copy of this brochure will be mailed to your home with voting materials for these projects.
Voting will run from Thursday, January 22 through Friday, February 6.
A special membership meeting will then be held on Friday, February 6 to announce the results of the vote.
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