2023 Golf Club Referendum

How much is the project going to cost?

The referendum is requesting authorization for $15 million that includes improvements to the site along with replacement of the clubhouse.

Included in that estimate is:

• Removal of two existing buildings (clubhouse and pro shop)
• Constructing the new building to at least LEED Silver standards
• Removing, replacing and expanding the parking lot
• Cart storage and charging facilities in the lower level of the clubhouse
• All the equipment, fixtures and furniture
• Additional walking/cart paths
• Required storm detention
• The creation of additional outdoor recreational space
• Architect and engineering fees
• A project contingency for inflation and design.

Do you anticipate that the full $15 million will be needed to pay for the project?

The Village plans to utilize resources from fundraising, potential grant opportunities and available cash resources in the Golf Fund to lower the amount of public funding required to complete this project. It is our goal to reduce the overall bond-funded portion of the project to be less than the $15 million authority that the referendum question seeks.

What is the schedule for Bond issuance? Will the Village issue all $15 million at one time?

No. As noted at the November 15, 2022 Finance Committee, the Village's 10-Year Community Investment Plan (CIP) anticipates that if this project is approved by voters, the Village would issue bonds in installments based on the cashflow needs of this project. The CIP tentatively projects the issuance of bonds in three installments: $3 million in 2023, $7 million in 2024 and $5 million in 2025. The issuance of bonds in installments is recommended to ensure that this financing can be integrated with the Village's overall financing plan for all infrastructure projects. This approach is important to smooth the taxpayer impact of introducing a new property tax levy over time as well as ensuring that the Village will qualify for bank qualified borrowing (less than $10 million each year), which reduces total interest costs.

Why can’t a smaller clubhouse be constructed to reduce the cost of the project?

The size of the proposed Glencoe Golf Club building was determined as a result of a feasibility study and based on the design recommendations of the Clubhouse Task Force. At the time, it was determined that the building should be sized to accommodate larger golf outings (which generate significant revenue), as well as space for private, non-golf related events and a bar and restaurant area and was therefore sized appropriately. Reducing square footage in dining does not have a major impact on overall costs but will reduce the ability to generate incremental revenue. It is anticipated that incremental revenue would help to reduce the overall tax levy that is required to repay the bonds.

Was there ever a survey to determine the desires of Glencoe residents?

Many of the types of amenities the proposed clubhouse project could provide were identified in the Village’s community-wide survey conducted in 2019. Many residents identified the desire for an increase in restaurant options as well as event space. The survey revealed that 73% of respondents appealed for an increase in restaurant options, 48% desired additional event spaces and 96% wanted the Village to continue to work to enhance the quality of life in the Village. The Glencoe Golf Club has had over 40,000 rounds of golf played annually, over the last three years. While the core business of the restaurant operation will be provided by golfers, the intention of this project is to expand the use of this facility to the entire community. Also, the initial feasibility survey indicated that private event space was lacking in Glencoe and there was a need for this type of venue in town.

What is the incremental revenue expected from the project?

The estimated incremental net revenue from the project is over $100,000. This number is based on expected increased revenue from golf outings, rounds played and pro shop sales, private event space rentals and an increase in the restaurant lease fees. There are also new revenue streams; state of the art simulators (leagues, lessons, custom club fittings, practice, non-golf sport usage), croquet court tournaments, short game memberships and non-golf community events (movies, concerts, winter activities).

Is there a possibility that other resources will help to offset the Bond obligation?

It is expected that resources from fundraising, potential grant opportunities and available funding in the Golf Fund can be used to lower the amount of public funding required to complete this project. It is estimated that the incremental net revenue generated by these improved facilities will be over $100,000 annually. For each $100,000 in incremental revenue that the Club could generate to abate (lessen) the tax levy required to repay the debt, the impact of this issue could be reduced by approximately $10 per $10,000 paid in taxes. The decision to abate a portion of the debt repayment through the property tax levy is made by the Board of Trustees on an annual basis following the issuance of bonds and can be made based on the cash available in the Golf Fund at the close of the season for the following tax levy year.

How much will my taxes increase?

The anticipated taxpayer impact of a $15 million GO Bond issuance is $140 per $10,000 in paid property taxes per year for each Glencoe household (assuming a 20-year bond). For example, if you pay $20,000 in property taxes annually, and the full $15 million bond is issued, your estimated tax increase would be $280 annually. Of course, this would be reduced if alternative funding sources are applied.

Will the new clubhouse use sustainable construction practices? 

Yes, the building will be constructed using sustainable practices with the goal of constructing to at least LEED Silver standards. LEED (Leadership in Energy and Environmental Design) certification is a globally recognized symbol of sustainability that provides the framework for healthy, efficient, carbon and cost-saving green buildings. LEED certified buildings save money, improve efficiency, lower carbon emissions and create healthier places for people.

The goal of LEED is to create better buildings that:

• Reduce contribution to global climate change
• Enhance individual human health
• Protect and restore water resources
• Protect and enhance biodiversity and ecosystem services
• Promote sustainable and regenerative material cycles
• Enhance community quality of life

How would the new building be a community asset?

The objective of the new clubhouse is to enhance the offerings of the community with year-round restaurant/bar facilities and an event venue while providing the necessary infrastructure for the golf course to remain operational well into the future. In addition to a new family friendly dining venue, the facility will offer many new amenities that will serve the community. The Glencoe Club also hires many Glencoe residents, teens and retirees, for summer help, which will expand with a larger facility.

What are the benefits of the project to my family if we don’t play golf?

• A year-round restaurant and bar open to the public
• Event space for parties, family gatherings or corporate meetings
• Recreational amenities such as a bike repair station, a community garden, a croquet court, cross country skiing, sledding and bird watching
• Unparalleled views of the golf course and sunset from the terrace
• Protects 126 acres of open space
• Provides a water shed and helps to prevent residential flooding
• Additional revenue for the Village through the places of eating tax
• Provides a venue for environmental outreach and education
• Gratification knowing that the Glencoe Club maintains Audubon Cooperative Sanctuary Status and has been recognized for environmental stewardship and participates in Monarch Butterfly Conservation Programs.

Why was the project brought to the Village Board for referendum consideration?

The Village Board’s for consideration of a referendum question has been a thorough and well thought out process that began in 2010. The recommendation that the current deteriorating clubhouse and pro-shop buildings be replaced, was initially made by the Clubhouse Task Force in 2012; the negotiation of an Amendment to the Land Use Agreement with the Cook County Forest Preserve District was completed in 2017; and consultation with public sector-focused architects and construction experts were conducted throughout the process that ultimately produced a plan to replace the over 95-year old structures with a new, community-oriented facility. The momentum of the project was stalled during the Village’s response to the COVID-19 pandemic but reconvened quickly to bring us to this point.

Was there ever a survey to determine the desires of Glencoe residents?

Many of the types of amenities the proposed clubhouse project could provide were identified in the Village’s community-wide survey conducted in 2019. Many residents identified the desire for an increase in restaurant options as well as event space. The survey revealed that 73% of respondents appealed for an increase in restaurant options, 48% desired additional event spaces and 96% wanted the Village to continue to work to enhance the quality of life in the Village. The Glencoe Golf Club has had over 40,000 rounds of golf played annually, over the last three years. While the core business of the restaurant operation will be provided by golfers, the intention of this project is to expand the use of this facility to the entire community. Also, the initial feasibility survey indicated that private event space was lacking in Glencoe and there was a need for this type of venue in town.

Who will support the restaurant and event space?

The Glencoe Golf Club has had over 40,000 rounds of golf played annually, over the last three years. The core business of the restaurant will be provided by golfers, but the intention of this project is to expand the use of this facility to the entire community. The previous feasibility survey also indicated that private event space was lacking in Glencoe and there was a need for this type of venue in town. The proposed private event space will provide a new venue for hosting gatherings such as birthdays, showers, small weddings, social groups, and other celebrations.

How is the Glencoe Golf Club managed?

The Village of Glencoe administers the Glencoe Golf Club. The Village Board of Trustees is the oversight authority, and day-to-day operations are handled by the Golf Club Manager who reports to the Village Manager. It is not a park district facility. The Glencoe Golf Club is a 501c3, and an enterprise fund of the Village of Glencoe. Since its creation in 1921 the Golf Club has received limited public financial support and has been primarily funded by revenues generated.

What is the history of the Glencoe Golf Club?

The Glencoe Golf Club was established in 1921 by a group of Glencoe residents as an alternative to private country club membership. On June 6, 1922, the Cook County Board approved an agreement with the Glencoe Golf Club granting the use of land for the first nine holes and construction was initiated using funds from those same Glencoe residents. The second nine holes were constructed on the 60 acres owned by the Village of Glencoe adjacent to the golf course. Since its inception the Glencoe Golf Club has operated utilizing approximately 66 acres of land belonging to the Forest Preserve District of Cook County and approximately 60 acres of land belonging to the Village of Glencoe.

What is the relationship between the Village of Glencoe and the Forest Preserve District of Cook County?

The Village of Glencoe has enjoyed a long and rewarding relationship with the Forest Preserve District of Cook County—an excellent example of a successful intergovernmental partnership. Recognizing that both the Village and Forest Preserve have continued to mutually benefit from the agreement, both parties determined that an amendment to restate rights and obligations relating to the operation of the Golf Club would provide clarity into the future. As such, both parties participated in detailed negotiations and formalized an amendment to the original land sharing agreement in June 2017. The amendment codifies the commitment of all parties to ensure the long-term preservation of the 126 acres of treasured open space and ensures the that the golf course, a Certified Audubon Cooperative Sanctuary and Monarch Butterfly Sanctuary, can be enjoyed by all for years to come.

Was there ever a survey to determine the desires of Glencoe residents?

Many of the types of amenities the proposed clubhouse project could provide were identified in the Village’s community-wide survey conducted in 2019. Many residents identified the desire for an increase in restaurant options as well as event space. The survey revealed that 73% of respondents appealed for an increase in restaurant options, 48% desired additional event spaces and 96% wanted the Village to continue to work to enhance the quality of life in the Village. The Glencoe Golf Club has had over 40,000 rounds of golf played annually, over the last three years. While the core business of the restaurant operation will be provided by golfers, the intention of this project is to expand the use of this facility to the entire community. Also, the initial feasibility survey indicated that private event space was lacking in Glencoe and there was a need for this type of venue in town.

What percentage of residents currently utilize the facility?

There is only tracking in place to identify golfers by zip code that specifically play the golf course or participate in the junior summer camps. Junior summer camp participants in 2022 were comprised of 85% Glencoe residents and Glencoe residents comprised 23% of total golf rounds played. Unfortunately, there is no tracking method available for people who utilize the driving range, the short game practice area or the restaurant.

What contributions has the GGC made to the community?

• Through the Audubon Cooperative Sanctuary program, the Glencoe Club has been recognized for environmental stewardship.
• The Glencoe Club is a registered Monarch Waystation and a member of Audubon International’s Monarchs in the Rough program providing much need habitat for this endangered species.
• Native pollinator gardens throughout the property provide nectar to the bees and other pollinators.
• Seven acres of land on the golf course have been naturalized to encourage and support wildlife conservation
• Over 1,000 trees provide
  • A day’s worth of oxygen for a family of four per tree
  • Storm water management
  • Air purification
  • A natural coolant
  • Food, protection, and homes for many birds and mammals
• Over 100 acres of turf grass
  • Provide wildlife habitat
  • Discourages pests (e.g., ticks and mosquitoes)
  • Produces oxygen
  • Creates temperature modifications
  • Provides cooling effect for the surrounding property
  • Provides noise abatement
  • Aids in allergy control
  • Provides pollutant absorption
• Five Acres of surface water provide
  • Filters for pollutants
  • Flood control
  • Wildlife habitat

Proposed Clubhouse Project

Following public review and discussion, in 2012 the Clubhouse Task Force (which had been created and appointed by the Board of Trustees) presented a report to the Board of Trustees that noted that the current clubhouse and pro shop building were beyond their useful life and should be replaced. The Clubhouse Task Force consisted of eight residents and was chaired by then-Trustee Larry Levin (Mr. Levin would go on to serve as Village President from 2013- 2021). Clubhouse Task Force meetings took place at Village Hall and were properly noticed open meetings.

The mission of Task Force was defined as a committee to help determine the following: the cost of a replacement clubhouse, the changes to the golf course required to accommodate the clubhouse replacement, the least disruptive construction plan for building the new clubhouse and potentially reconfigured golf course, scope of methodologies for financing all appropriate changes, and review various expert reports and materials to assist in completing their purpose. The Task Force met and reviewed feasibility studies presented by industry experts. After the fundamental issues on location, size and basic design parameters were determined a sub-committee was formed to review Request for Qualifications and subsequently Request for Proposals (RFP) for architectural design services to explore an appropriate structure for the course given the nature, tradition and history of Glencoe. At the conclusion of the interview process the design firms were ranked in order of qualification on the basis of evaluations, discussions and presentations. The top four firms were reviewed and the Village is currently working with FGMA from the aforementioned list of architects to assist with concept designs and conceptual site layouts. There is currently no contract in place with FGMA for the full scope of the clubhouse project. W.B. Olson, Inc. has also been engaged in the planning process to provide cost estimates on the clubhouse project.

The Task Force’s findings are available here.

Although the Glencoe Golf Club has been thriving (especially in the past few years), greens fees alone are not a sufficient source of revenue and can be impacted by outside forces such as weather. Only revenue growth from ancillary sources such as food and beverage services, can assist in addressing long term operating costs.  The proposed facility would have 150 seats to accommodate needs for golf outings and the ability to offer space for private party rentals, both of which are significantly limited today. A full-service, year-round restaurant would be available to the public and golfers alike, creating a new community gathering space. The existing clubhouse seats 48, offers no private event space, and has a small kitchen incapable of managing  larger guest counts.

The proposed improvements would be open to the general public, not just golfers, and available year-round. The proposed amenities that will be open and available to the general public will include:

• Private event space
• A restaurant and bar open year-round
• Cross country skiing and sledding
• An event lawn/open space for outdoor family games-’bags’
• A bicycle repair and rest station
• Outreach and education events
• Indoor golf simulators
• A community garden
• Croquet court

Proposed Site Plans and Design Renderings

• Proposed site plan
• Proposed floor plan
• Proposed design renderings

Project Cost

As outlined, the cost of the project not only includes the replacement of the golf clubhouse, but also the expansion of existing amenities and replacement of the existing parking lot. Given the scope of repairs and improvements, the project is estimated to cost approximately $15 million in total. As a non-home rule form of government, voter approval is necessary for the Village to finance this project with General Obligation Bonds (GO Bonds). The anticipated taxpayer impact of a $15 million GO Bond issuance is $140 per $10,000 in paid property taxes per year for each Glencoe household (assuming a 20-year bond). The Village of Glencoe is AAA-rated by Standard & Poor’s, which provides for significantly lower costs of borrowing and underscores the Village’s track record of excellent financial management.

However, it is expected that resources from fundraising, potential grant opportunities and available funding in the Golf Fund can be used to lower the amount of public funding required to complete this project. It is estimated that the incremental gross revenue generated by these improved facilities will be $300,000 annually. It is anticipated that net revenue will be approximately $100,000 per year (see exhibit below). For each $100,000 in incremental net revenue that the Club could generate to abate (lessen) the tax levy required to repay the debt, the impact of this issue could be reduced by approximately $10 per $10,000 paid in taxes. The decision to abate a portion of the debt repayment through the property tax levy is made by the Board of Trustees on an annual basis following the issuance of bonds and can be made based on the cash available in the Golf Fund at the close of the season for the following tax levy year.

As a point of reference, in total, the Village of Glencoe has approximately $19.6 million in outstanding general obligation debt that is supported by taxpayers (excluding bonds that are repaid through water revenues), which is equivalent to an average annual payment of approximately $1.2 million per year. Historically, the highest level of payments for outstanding debt was $2.7 million in 2008. Adjusted for inflation, that number would be equivalent to $3.4 million today. If approved by voters, the $15 million in new bonds would be issued in a series of installments to smooth the addition of new debt into the Village’s existing debt payment schedule to ensure that the total debt burden on taxpayers remains below the historic watermark. Issuing debt in multiple installments will also allow for the reduction of the overall amount financed for any funds obtained from alternate sources, such as grants or fundraising.

Decision to Issue Bonds
The decision to issue long-term debt is a carefully planned process. The Board of Trustees has long sought to limit the cost impacts of critical infrastructure on individual Glencoe taxpayers. Because of this, the Board's decision to request voter authority to issue the bonds comes after extensive consideration and evaluation of Glencoe's community investment needs. 

When considering whether long-term capital projects should be financed by bonds, the Village evaluates all available resources and alternatives. Because Infrastructure Replacement and Financial Sustainability are core strategic priorities for the Village, planning efforts seek to achieve both as best as possible.

Considerations may include whether the existing infrastructure's service life can be safely extended, potential use of established revenues or reserves, or grant funding. Funding gaps are fulfilled with borrowing when necessary but are strategically planned to minimize the financial impact on Glencoe residents (such as issuing new debt when old debt is retired). 

Use of taxpayer dollars to fund operations and improvements at the Golf Club have historically been limited. The Village’s Clubhouse Task Force, and ultimately the Board of Trustees, determined that the clubhouse has reached the end of its useful life and needs replacement. While the Golf Club has been and remains very successful, user fees and charges at the Golf Club are not sufficient to support the debt costs of a new structure, and so the Village is seeking voter authority to issue general obligation bonds.  The costs to update the existing facility, some portions of which pre-date the construction of the golf course, are significant and yield little to no incremental benefit while encompassing much of the same cost. The proposed expanded capacity and year-round restaurant and bar will offer opportunities for group outings, special events, an indoor simulator and croquet courts.


Board of Trustees Discussion
Click the links below to review Board of Trustees discussions leading up to the final decision and approval to place the referendum question on the April 4, 2023 ballot:

• June 16, 2022 Committee of the Whole, meeting packet and meeting minutes
• October 18, 2022 Committee of the Whole meeting packet, presentation, video recording and meeting minutes
• December 15, 2022 Board meeting packet, video recording and meeting minutes (will be available following approval at the January 19, 2023 Board of Trustees meeting)

About the Glencoe Golf Club

The publicly-owned and operated Glencoe Golf Club was established in 1921 by a group of Glencoe residents in search of an alternative to private country club membership. On June 6, 1922, the Cook County Board approved an agreement with the Glencoe Golf Club granting the use of land for the first nine holes (the front nine as we know it today) and construction was initiated using funds from those Glencoe residents. View the land-use agreement between the Village and the Cook County Forest Preserve District and the first amendment to this agreement which was approved by the Village and County Board in 2017. Learn more about the Village’s inter-governmental partnership with the Forest Preserve here.

The second nine holes (the back nine as we know it today) were constructed on property owned by the Village of Glencoe adjacent to the golf course. Expansion of the back nine to the present condition was completed in 1930 with the full 18 holes put into play in 1931. Since its inception as one of the first public golf courses, the Glencoe Golf Club has grown to become one of the finest public golf facilities in the region.

The Glencoe Golf Club is an enterprise fund of the Village of Glencoe which means that generally, the Club is funded almost exclusively by user charges and fees. Unique among publicly owned golf courses in the region, the Glencoe Golf Club operates with minimal taxpayer support to fund its operating expenses. The Golf Club Advisory Committee meets monthly to provide oversight and guidance to staff, as well as recommendations on annual budget expenditures, rates and other matters to the Board of Trustees.

While it exists on both Cook County Forest Preserve District- and Village-owned land, the Glencoe Golf Club has been operated by the Village of Glencoe since its founding. The land use agreement with the District allows the Village to continue to operate the course, and make improvements as needed. For over 100 years, the Glencoe Golf Club has been a prime example of strong intergovernmental cooperation. For its part, the Village has been an excellent steward of these over 126 acres, and the Golf Club is an Audubon Certified. Cooperative sanctuary since 2011. The Audubon Cooperative Sanctuary Program for Golf is an award-winning education and certification program that helps golf courses protect our environment and preserve the natural heritage of the game of golf, promote environmental sustainability and gain recognition for their efforts.

By helping enhance the valuable natural areas and wildlife habitats that golf courses provide, improve efficiency, and minimize potentially harmful impacts of golf course operations, the program serves an important environmental role worldwide. Audubon International has developed Standard Environmental Management Practices that are generally applicable to all golf courses. These standards form the basis for ACSP for Golf certification guidelines. Key Changes were Initiated in six categories: Environmental Planning, Wildlife and Habitat Management, Chemical Use Reduction and Safety, Water Conservation, Water Quality Management, Outreach and Education Recertification by Audubon International is required every year to maintain Sanctuary Status designation.

Golf Club Budget
Click here to view the Golf Club's budget on page 144 of the Village's Calendar Year 2023 Budget.

Monarch Butterfly Conservation Programs

The monarch butterfly’s population has declined by more than 90 percent over the last two decades and was sadly added to the endangered species list in 2022. One of main drivers in the decline of the migratory monarch’s population is the use of herbicides, resulting in a loss of milkweed, essential for monarchs’ reproduction. To combat this decline and the decline of other key pollinators, the Glencoe Golf Club has created, conserved, and protected monarch butterfly habitats and planted milkweeds and other nectar sources throughout the property. The Club is also a registered Monarch Waystation and a member of Audubon International’s Monarchs in the Rough Program along with maintaining a monarch hatchery on site.

Environmental Benefits that the Golf Club Currently Provides:

Over 100 Acres of Turf Grass…

• Provide wildlife habitat
• Discourages pests (e.g. ticks and mosquitos)
• Produces oxygen
• Creates temperature modifications
• Provides cooling effect for the surrounding property
• Provides noise abatement
• Aids in allergy control
• Provide pollutant absorption

Over 1,000 Trees Providing…

• A day’s worth of oxygen for a family of four per tree
• Storm water management
• Air purification
• A natural coolant
• Food, protection, and homes for many birds and mammals

 
Five Acres of Surface Water Providing…

• Filters for pollutants
• Flood control
• Wildlife habitat

Learn more about the Glencoe Golf Club on their website https://glencoegolfclub.com/.

Golf Clubhouse Task Force

The Clubhouse Task Force was formed in 2010 to research strategies to replace the current Glencoe Golf Club clubhouse, which has exceeded its functional life. For more information on the work of the Golf Clubhouse Task Force including feasibility studies, meeting minutes and more, click here.

Stay Connected

Any additional information that may be provided regarding the referendum question will be available here on the Village of Glencoe’s website, as well as shared via our social media channels and weekly newsletters as necessary. Subscribe to our weekly newsletters here.