April 2024

A. Our architects and engineers are working diligently to produce the final designs and schematics that will allow us to get formal bids from at least three general contracting firms to win the final project. This follows the procedure for selecting vendors stated in Big Canoe Policies and Procedures #152. We hope to have the bid package ready to go by mid-May. 

A. Currently, the plan calls for a September start date. Several factors could change that, but that is the most recent projection.

A. Summer season is the busiest at the Clubhouse and generates the most revenue. Starting after the busy season is over creates the least impact on our Property Owners and their guests, Clubhouse staff, and Club financials. 

A: The architects estimate approx. 8 - 10 months if we completely close the Clubhouse dining operations during build-out, and 12 -14 months if we try to continue providing dining service in some fashion during the project. These are “best estimates” at this point; the actual time frame could be a bit shorter or longer depending on the many variables. 

A: As stated in FAQ #9 on this page last year, the goal was to try to remain open for service during the renovation by strategically working on one side of the building, and then the other.

At this time, no decision has yet been made regarding closing the clubhouse during the renovation. This decision will be made later this summer after careful consideration and with firm quotes in hand from at least three general contractors. 

We will ask all GCs to look at the project two ways: close the clubhouse and finish as quickly and inexpensively as possible, and secondly run the project in phases which will add time and cost, but have other advantages for our Property Owners and Staff.

In any case, alternative spaces are being vetted for food service and events during any closure that may occur.

A: If it is determined that the most prudent course of action is to close the Clubhouse Operation for the duration of the renovation, we would continue food service in any number of optional facilities on campus. This has been done before (for example when the Clubhouse burned down years ago), and plans are already in the works for several options. 

A: The current plan calls for our existing Veranda to be enclosed and expanded to become a Community Event room. This new space can hold town-hall type programs, large meetings, musical events, performing arts, Property Owner family weddings, galas and more. Creating a four-season community room will greatly expand the use of that side of the facility. 

A: As anyone who has undergone a major home remodel can relate to, after completing more thorough engineering studies we are finding information that could not have been known in the initial estimates. 

A little about the process: Architects typically charge roughly 5% of the estimated building cost to complete a large project's detailed design and bid package. Last year, the POA Board authorized KDC architects to only to spend one-third of that total to take the design far enough to have reasonable cost estimates before going to a community vote. It would have been presumptuous of a "Yes" vote to go any further. 

Since the project was approved by the Property Owners of Big Canoe, the architects are now completing the remaining two-thirds of the detailed designs, which will allow us to get very accurate pricing during the bidding process for a General Contractor.

As additional details have been uncovered during this process, and building material inflation over the last year was historically high, we do anticipate that the preliminary cost numbers presented last summer will increase.

When we have the completed bids from the chosen General Contractor, we will make the final number known and make any decisions about the scope at that time.

A: Your POA Board feels that modernizing the Postal Facility and preparing for growth is still very important. Virtually everyone in our community uses this amenity, and it was a significant Yes vote from last year.

As the original site in the Village Core adjoining the current Package Porch has now been deemed unsuitable, four parcels within Big Canoe were identified as possible locations for a new, standalone facility. After initial engineering studies of each, a tract of POA owned property located near the North Gate has been identified as the most cost-effective area for construction of a proposed new Postal facility.

The building would house both the Postal Facility and Package Porch operations and have plentiful, flat parking with excellent ingress and egress. 

A: Our architects have proposed utilizing a prefabricated metal building core as a solution, a similar approach that was used for the Fire Station several years ago. As the Postal/Package pickup amenity is utilitarian in nature, this type of facility allows a very easily customizable floor plan, and promises to be safe, efficient, and very user friendly. 

Detailed plans are currently being executed to determine pricing, but we are hopeful that it will be an affordable approach.

A. The solution put forth by our architects would have an attractive façade that would be very welcoming and designed with the Character of Big Canoe in mind. 

A.  If it is approved to proceed, the plan would be to utilize the same contracting firm that is chosen for the Clubhouse Renovation, as savings would be achieved by doing those projects in a cohesive manner. As the Clubhouse plans are much farther along, that project would start first, and the proposed new Postal / Package facility would follow while the equipment and manpower is still on site.

A: Those buildings would be returned to the POA’s inventory of facilities for future use.

A:  Depending on the cost estimate, another property owner vote would likely not be required, as the strong Yes vote last year indicated broad Property Owner support for an improved facility. 

The Community voted by a 2 to 1 margin for an improved facility and the Board believes that we should strive to deliver what the people have asked for. We realize that doing this at a new site as opposed to the Village Core is a change in location but it is not a change in concept. An upgrade is needed to address future growth and to improve all aspects of the Postal/Package user experience. 

When we know site work cost, actual construction cost, access points and other variables, that information will assist us in making the best decision for the overall Community, whatever that decision will be. Nothing is definite at this time.

A: This project is currently on hold until the Postal Facility issue is more clearly resolved. As this was not a priority item on the list of projects, it is being paused. 

The administrative functions previously performed at The Chimneys will need to be addressed, and we are currently considering several short-term alternatives.

A: Similar to the Package Porch location, more thorough engineering studies have shown that the Chimneys building will be too costly to renovate. The presence of asbestos, exposed after the 2022 damage in the 50-year-old structure, has created remediation issues that are very expensive, among other challenges. 

A: If the Administration building cannot proceed in the near future, the Lodge will remain unchanged until we redefine the project scope.