Frequently Asked Questions - Voteable Projects

A: There are many improvements to the Clubhouse that we can expect with the renovation. Here are just a few:

• Dramatic improvement in the aesthetic quality of the clubhouse

• An extensive covered and open-air dining experience in the Sconti Room and the new Covered Terrace with significantly improved views of Lake Sconti and the Creek golf course

• Expanded outdoor seating opportunities on the Covered Terrace 

• A new and larger capacity “Mountains View Bar” with full views of the exterior and indoor/outdoor seating at the bar

• A superior and much more attractive Property Owner / Guest entrance to the dining room and bar

• An enclosed and expanded four season Veranda to allow special events such as large meetings, music events, town halls and galas to take place without having to close the Clubhouse to Property Owner dining

• A modified emergency generator system that will allow for a shelter-in-place environment for 50-75 people in the event of a community emergency

• Superior acoustics to create a quieter, more relaxing dining experience 

A: The current clubhouse is inefficient in both design and function. Until these design deficiencies are resolved, the service level will likely not measure up to Property Owner expectations. 

Some examples of current design challenges: 

• The Reception Stand location is poorly positioned

• Food must travel through the bar to the Veranda.

• Lines of sight for managing service are ineffective.

• The current The Black Bear Pub bar does not have enough seating capacity, the bar view is unappealing, and the bar equipment is outdated and inefficient.

• Outdoor seating could be improved to enhance the overall dining experience.

• Acoustics are poor throughout the facility, leading to customer complaints.

• The current Clubhouse capacity will never be sufficient to allow owner dining and large volume experiences to occur simultaneously.

A: Our Clubhouse has become outdated in many respects. Here are some primary reasons why a renovation of the Clubhouse will prove to be a building block for the future of Big Canoe:

• The Clubhouse is the most visible amenity building to Property Owners, Guests and those considering purchasing a home or lot in Big Canoe. We should have a first-rate facility.

• Property Owners have long taken issue with the closure of the Clubhouse to dining while a large event is in progress. This renovation will provide for Property Owner / Guest dining and use of the expanded bar while a large event is being held in the opposite side of the facility.

• It will allow for more effective monitoring of the dining spaces by repositioning the reception area as well as other key stations.

• The Clubhouse renovation will provide greater capacity in the bar area, the dining areas and in the enlarged Veranda.

• The new Veranda will also be able to host functions such as Acoustic Showcase more comfortably.

A: Capacity, efficiency and attractiveness are key concepts to achieving positive results. If we provide adequate capacity designed in a way that our valuable employees can perform efficiently, and create an inviting environment designed to reinvigorate the community to frequent the Clubhouse, revenues will be enhanced.

The Clubhouse is also a community hub that functions as a meeting area for clubs and organizations. As such, not all activities generate revenue but do add costs to the overall operation (electricity, water, propane, staffing, etc.). As a non-profit entity (explained in the Bill Thurber Presentation). profit in and of itself will never be the driving force for the Clubhouse

The increased sVeranda space will also allow more banquet type events that are typically the most profitable, while still allowing meal and bar services. 

In short, revenue opportunities will increase and as they do, that should help better manage the budgeted loss. 

A: The exciting new design revolves completely around enhancing the Property Owner Experience. The plans call for creation of additional indoor / outdoor spaces to more fully enjoy the majestic views. 

As one example, the Sconti Room would become a more open air space with fantastic views that can also be closed, with large operable windows for climate control, while still feeling part of the outside environment. 

Every aspect of the customer experience will be considered. 

A: The existing Veranda will be enclosed and expanded to become a community event room. This new space can hold town-hall type events, large meetings, music events, property owner weddings and other big parties. The list is endless.

It will also allow for the clubs and organizations that have outgrown the Beach Club, to now have sufficient capacity, along with added comfort and convenience. This will in turn reduce the pressure on parking at the Beach Club, as we transition away from that space, especially during the summer by reducing the number of events being held there. 

Special events are often scheduled that require a large event space. Enclosing the current Veranda to create a four-season community room will greatly expand the use of that side of the facility.  

A: Yes. Sound quality in all of the renovated Clubhouse has been accounted for in the design phase. The new Veranda will have much better acoustics and audio visual capabilities than the current space.

A: A plan for increased parking was considered, but it was decided that it did not fit into this phase of the project, and that further study would be required for an optimal design.

A: The clubhouse project will be constructed in several phases and our goal is for full-service dining and beverage service to remain open during normal business hours throughout the renovation period.

A: Not at this time. As the kitchen was renovated in 2019, it has been determined that no additional enhancements will be needed currently. As equipment wears out or becomes dated, that would be part of future capital replacement cost.

A: Yes. Our kitchen has adequate capacity. With proper implementation of the resources already at hand, we should have no problem serving our clientele.

A: It was determined during the study that the Clubhouse renovations and additions should be done in phases, and that the first phase will be the main level dining and food preparation areas. Proposed improvements to the lower level will be included in a future phase. 

A: In the new design, the number of seats at the bar itself is planned at 25 -27. Patrons sitting at the newly upgraded bar will have nice outside views. The number of seats at the existing bar in the Black Bear Pub is 8-10, with no view whatsoever. 

The planned new location of the bar will be situated where the Mountains View and Gathering Rooms are currently. 20 seats are planned on the inside and 7 seats are on the outside part of the bar, under the Covered Terrace. 

The dining portion of the new "Mountains View Bar" will have more table seating for Property Owners than exists in the current Black Bear Pub. Plus, the views will be spectacular since it is on the lake side of the building. 

A: Yes. The outdoor dining seats in the new design include both covered and fresh air seats in the Sconti Room, Mountains View Room and the Covered Terrace. There will be ample opportunities for the outdoor dining experience.

A: It is expected that in the new Clubhouse, golfers, visitors, and diners will inter-mix at times in the Bar and on the Covered Terrace. 

If diners prefer a quieter environment, they will be accommodated. The Sconti Room and the new Mountains View Bar will be separated by a moveable glass wall. For a quieter environment the wall may be closed. If a larger space is needed, it can be opened.   

Flexibility is a key part of the design.

A: At this time, only Property Owners can book a wedding at the Clubhouse. A remodeled Clubhouse and the new Veranda will allow for an improved wedding or reception venue for residents and their families and friends.

While there are currently no plans to allow weddings by non-Property Owners, that option would become more feasible in the future with the new Clubhouse design.

A: The existing Postal Facility, built in 1992, is over 30 years old. It was expanded in 2000, refurbished in 2012 and is nearing the end of its useful life. 

Space is also a problem. The existing Postal Facility is running out of available boxes. Additional boxes could be added by removing lockers or Alpha-Boxes but that is seen as a temporary solution. 

Parking of USPS trucks creates a safety hazard as it limits pedestrian visibility and vehicle circulation through the parking lot. In addition, the terrain of the Postal Facility is uneven presenting walking/tripping hazards. 

There is also a desire to co-locate the Postal Facility with the Package Porch to make it more convenient for both USPS and Big Canoe residents. 

A: The proposed new Postal Facility will adjoin the Package Porch on the same level, while leaving the Village A & B meeting rooms above, untouched. This will provide "one stop" convenience when picking up mail and packages.

Many options were reviewed and considered to address the need for a larger, safer mail facility. A new, standalone facility was considered, but would have cost more to build, connect plumbing, provide utilities, pave for parking, etc.

The Long Range Planning Committee, that studied the issue in depth, also wanted to re-use or expand existing facilities whenever possible to avoid the clearing of large areas of forested property to build new structures. 

A: The facility returns to the list of available Big Canoe assets for future use, if practical. Various possibilities are being considered.

A: No. Big Canoe’s Postal Facility is considered a Rural Route with Centralized Delivery concept by the USPS. 

Big Canoe mailboxes are not charged rent like those at a USPS post office (such as our nearest one, in Marble Hill). USPS mail personnel are available at the Postal Facility during the time it takes for them to sort and deliver mail to the boxes. 

A: A traffic study was performed which surveyed a week’s worth of use at both the Postal Facility and the Package Porch. While peak days and times might present some parking congestion, the existing number of parking spaces should be adequate to support regular volume, considering many residents will be combining two errands with one stop. The parking will be much safer and more accessible due to flatter terrain. 

A: The proposed plan for the site includes altering the driveway leading to the parking area to make entry and exit easier. 

A dedicated drive and unloading area for USPS delivery trucks is planned to reduce USPS use of the parking area. As a safety improvement, the dedicated drive eliminates the need for Property Owners to navigate around the USPS trucks when the trucks are unloading mail and packages.

A: Official documents such as passports and driver’s licenses are still delivered through the USPS. Many property owners rely on mail delivery of statements, documents, prescriptions, etc. all of which are delivered to the boxes in the postal facility.

This new facility will support the growing number of Big Canoe Property Owners well into the future.

A: When Big Canoe was first developed, residents had to drive to Jasper to collect their mail and packages. At some point, a Big Canoe employee drove to Jasper to get everyone’s mail! Eventually, an agreement was made in 1992 for Big Canoe to build and maintain a central mail facility and the USPS agreed to deliver mail and packages to the facility. 

USPS considers delivery of mail to homes in Big Canoe too dangerous for their route drivers (steep terrain, not enough room for cars to pass a stopped USPS vehicle, etc.). 

Today, per USPS policy for new neighborhoods, mail kiosks are installed instead of delivery to the home.

 A: Use of neighborhood mail kiosks was studied by the Long Range Planning Committee and discussed with the Jasper Postmaster.

USPS recommended we not pursue this option due to the way USPS routes have been set, and the fact that Big Canoe neighborhoods are not currently aligned with box numbers would require a change of address for all Big Canoe residents. It also would require a trip to Jasper to collect any held mail.  

In addition, it was studied and determined that there were not available sites in all Big Canoe neighborhoods which would allow for construction of kiosks and adequate parking. 

 A: Yes. The new Postal Facility would add additional capacity, but existing box numbers would remain the same.