January 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-June. 

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 much 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 to the project, 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. 

As for Clubhouse personnel, many of the "front of house" staff are students, who typically leave to return to school in the fall. Thus, waiting until the September time frame to start the renovation should help lessen any impact on that team. We greatly value each and every member of our Clubhouse Staff, and our goal is to retain as many of our team members as possible during this process, by having them continue to service any of our alternative dining venues, or deployed elsewhere as needed.

A: The look and feel of the current Clubhouse design will be largely the same as what was shown. However, some design improvements have been identified, as well as some value-engineered cost savings. Thus, the final designs will differ slightly from the renderings shown last year. 

Here is what we said on the original launch day, June 3, 2023. This is FAQ #9 under "The Big Picture":

9. I have seen the renderings and floor plans. Are these final?

A: The various floor plans and renderings are close approximations of the proposed final configurations. But until actual working plans are approved by the POA Board, there may still be changes based on a number of factors, including Property Owner feedback. 

And, what we stated in FAQ # 4 under "Trending Topics" on this website last July,, again well before the vote: 

4: Are the renderings on the website the final designs?

A: The renderings on our site are representative of what is envisioned. They were produced to give us the ability to create a reasonable estimate. The final design features (such as cladding on the postal facility, or the specific type of windows in the Clubhouse, for instance) will be determined after we receive a Yes vote.

From what we have seen, the design keeps getting better! We plan to share the another set of renderings, that will be indicative of what is sent out for bid, with the community as soon as we have them.

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: Detailed engineering studies of the existing Package Porch building have shown that we will need to revisit our plans for this location. Retrofitting and expanding the existing Package Porch building appears now to be too costly and would not be a prudent use of funds. So this project is on pause.

Referring to Question 5 under Trending Topics on our website from last July:

“If we get into the detailed design and the bids come in too high, pushing the costs higher than $15 million, we will have two choices: We will try our best to value engineer things to get within that budget. Or, if we don’t get there by that method, we could simply defer a project.

A “Yes” vote only gives us the authority to proceed, not a mandate that we must proceed no matter what the cost.”

We are evaluating options.

A:  As with the Clubhouse, we have had surveyors and engineers evaluate these buildings in greater depth and detail. We are finding that while we knew that the buildings were structurally sound, there have been some unexpected challenges with attaching and connecting new construction with 50-year-old systems and building codes. The design we presented would fit the site, but implementing it would be costly

Therefore we are actively working on alternative solutions for an upgraded Postal facility. This could include choosing a new site within Big Canoe. This idea is still in the exploratory phase 

A. The Long Range Planning Committee had identified several possibilities over the years during studies of this subject. We are currently doing feasibility studies on four different sites. 

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 likely 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.

A: Renew Big Canoe is a community-led journey towards a greater goal, as demonstrated by last year's votes.

The Big Canoe Strategic Plan’s Vision Statement is as follows:

The “Vision” for Big Canoe is a safe and secure residential community providing the harmonious integration of the natural beauty of the mountains with high-quality amenities, along with well-maintained and updated infrastructure.

What we are facing now is all part of the process. Nothing has changed in terms of the wants and needs of the community. Now your POA leadership is just doing the real work to make it happen. 

A: The credit facility of $15 million at 3.46% does need to be drawn down by May 2025 to capture the full benefit of this extremely favorable interest rate. While it is primarily earmarked for the Renew Big Canoe set of projects, there is no stipulation in the loan agreement specifying that use. The terms of the Credit Facility only require that the funds be used for Capital projects, not for funding day-to-day operations. 

The funds could be used for other budgeted capital expenditures, thus preserving our capital funds, while waiting for any deferred Renew Big Canoe projects to be finalized.