Key Points
Very broadly, the two ways to build a golf course are either by using a golf course builder to coordinate schedules, purchase materials, and manage subcontractors (bid tender) or for the golf course architect to take responsibility for this coordination, budgeting, and scheduling, plus the feature shaping (design-build).
Generally, design-build requires less detailed design documents than bid-tender projects, allowing for some more in-the-field flexibility.
Either methodology can work given the right conditions and a golf course architect and project team dedicated to the quality of the project.
With key parts of the professional team now in place (consulting agronomist/superintendent, irrigation design consultant), the golf course architect is able to complete his or her design to a high degree of specificity. While it’s not possible to know everything about the site until construction actually begins, there should now be enough information available to confidently finalize plans, specifications, a tentative schedule, and a bill of quantities, whether the job is to be bid upon by golf course builders or, in the case of a design-build, for hiring specialized subcontractors and preparing a realistic budget.
A full set of construction documents for a golf course often includes:
Staking and Layout Plan
Clearing and Demolition Plan
Finish Grading Plan
Earthwork Cut & Fill Plan
Drainage Plan
Grassing Plan
Landscaping Plan
Cart Path and Bridge Plan
Irrigation Design Brief -or- Irrigation Design and Details
Bill of Quantities
Construction Specifications
Typical Construction Details
Green and Bunker Details (either conceptual or showing additional grading and drainage detail)
More Specific Versus Less Specific Design Documents
Jobs that are to be bid upon and built by a golf course builder with (or, sometimes, without) the golf course architect’s supervision (bid tender) are still the most common and will generally require more detailed plans and specifications than jobs that will be built by a design-build architect and his or her team. The first reason for this is that, wherever there is ambiguity, the qualified** golf course builders who bid the job can be incentivized to overestimate the work and inflate the price to be sure that they don’t lose money due to unforeseen circumstances.
(** It’s not uncommon for there to be one or two bids much lower than the rough estimate prepared by the golf course architect. The golf course builders who submit these "low-ball" bids may be hoping to win the job based on an unrealistically low bid and make up the budget shortfall with change orders, which are also more possible when the plans and specifications aren’t detailed enough. These low-bid golf course builders will ideally be weeded out during the bid review process detailed below.)
Secondly, without clear instructions, misunderstandings and misinterpretations can arise during construction that can potentially lead to costly mistakes and delays. Without detailed documentation, financial responsibility for these errors can potentially be attributed to the golf course architect. Finally, bonding companies will often not bond projects that are not supported by detailed plans and specifications; nor will lenders typically fund such work.
For the design-build model, however, a somewhat less detailed set of design documents is preferable to leave room for creativity and improvisation in the field. The golf course architect will likely need to prepare clearing, bulk earthwork, and storm drainage designs to be subcontracted to specialized contractors who are hired directly by the client (by bid tender or, often, not). The golf course architect and his or her team will retain the responsibility for the rough and fine shaping of the golf features (tees, fairways, bunkers, greens) and will have the client purchase materials as needed for these works. The golf course architect will coordinate between all of the various construction personnel and answer to the client’s site representative, who will approve progress payments as work is completed.
This method of construction effectively moves coordination, budgeting, and scheduling responsibilities away from a golf course builder and onto the golf course architect. However, the success of a design-build model is reliant upon the shapers buying-in to the golf course architect’s design vision and being talented enough to execute it consistently.
There may not be any “right” answers when the plans are less detailed but there definitely are a world of “wrong” answers if the wrong golf course builder gets hired or the design-build team isn’t on the same page or up to the challenge. See Step 2: The Various Modus Operandi of Golf Course Architects for more information about the distinction between golf course construction by golf course builder versus design-build firm.
It’s also important to note that, no matter who coordinates and executes the construction, the best finished product will always have allowed for some flexibility and on-site discovery. Even with exceedingly detailed plans and specifications, all of the issues and opportunities that will be encountered on the site cannot be anticipated so the golf course architect must be present and willing to make changes to his or her design in the field (within the constraints of the client’s budget and schedule) to deliver the best results possible.
Ultimately, it is best for the golf course architect and the client to be thoroughly informed and prepared before construction begins and that this preparation will give him or her the flexibility to take advantage of any opportunities and to mitigate many of the unforeseen problems that inevitably arise.
The Bid Tender Process
In the case of a job that will be coordinated and built by a golf course builder, the typical steps of the tender process are as follows:
Research qualified golf course builders;
Invite golf course builders to bid on the job (private funding) -or- publish a notice to bidders (public funding);
Arrange for a mandatory pre-bid meeting at the site. During this meeting, the golf course architect and his or her design team will conduct a tour of the property and answer all questions;
Golf course architect issues addenda or clarifications to all bidders as necessary;
Collect bids;
Review of bidders’ submissions (see details below);
Final review of bids with client or client’s bid committee;
Select golf course builder;
Bid acceptance;
Maintenance bond provided by golf course builder, guaranteeing labor and material, typically for one year after the final payment;
Initial payment.
It is incumbent on the client to do his or her due diligence before awarding the contract. What follows are criteria that must be investigated (beyond the dollar amount of the submitted bids) prior to awarding the contract:
Golf course builder’s work references from the past 10-years, including clients and golf course architects;
The budget and schedule track record of the golf course builder, as confirmed by his or her references;
The quality and durability of the golf course builder’s work, as confirmed by his or her references;
Evidence of repeat clients;
The golf course builder’s proposed construction monitoring process, including CVs of key team members that will be working on this project;
The golf course builder’s proposed construction schedule based on the client’s start date and desired opening date;
Will the golf course builder be hiring subcontractors? If yes, references for the subcontractors;
The golf course builder’s equipment list;
Proposed construction methods, from mobilization to handoff;
The golf course builder’s proposed division of contract, which is what the golf course builder will use to request payments as segments of the job becomes partially and fully completed.
Realizing the Best and Most Sustainable Golf Course
Even the most detailed planning is only a rough draft of the completed project. During planning, the golf course architect is building the framework (budget, schedule, strategy, maintenance expectations) within which the final golf course will fit. However, he or she must also leave room to take advantage of opportunities and creativity that can only be realized once construction has begun. A lack of preparation can lead to expensive and time-consuming mistakes but over-preparing and inflexibly (or simply turning the plans and specifications over to a golf course builder and hoping for the best) is a recipe for missed opportunities and a mediocre golf course.
Achieving the most sustainable golf course is also a mixture of preparation and improvisation. For example, a thorough site investigation is a worthwhile expense and it may identify an opportunity, e.g. to use a material found on site, rather than having to purchase and import it. However, golf courses are built over large areas and, if something wasn’t found during the planning and investigation process, the design and construction team will need to be flexible enough to take advantage of any new discoveries.
Economic, ecological, and community sustainability opportunities will only present themselves to the golf course architect who is open-minded and available enough to identify and take advantage of them.
Contact Sustain Golf for more information!
We have the construction and design experience that is needed to prepare detailed and accurate construction documents and to guide our clients through the bid tender process. Based on our plans, specifications, and take-offs, our clients will have a reasonably good idea how much the work should cost and how long it should take before ground has been broken. We will spend every day for the duration of the project on-site and/or coordinating with all contractors, subcontractors and professional consultants to be sure that no opportunities are lost and that the best golf course for your property is realized.
We would be happy to make recommendations or answer any questions that you might have about typical design documentation or the tender process. Visit
www.SustainGolf.com or contact us at the following address for more information: Contact@SustainGolf.com.
The European Institute of Golf Course Architects (EIGCA), in partnership with the GEO Foundation, has developed a continuing professional development program for its members called Raising the Standard of Sustainable Golf Course Development, or RSSGCD. This is the industry’s only structured program in the world to specifically train golf course architects in sustainable golf course design, construction, and maintenance best practices. A Sustain Golf team member has attained Stage 3 of this rigorous program.
A Sustain Golf team member is also currently serving on the EIGCA’s Sustainability Committee and is a GEO Certified Accredited Sustainability Verifier.
We firmly believe that common sense sustainable design, construction, and maintenance practices are the keys to the long-term survival of the game of golf. We aspire to be on the leading edge of applying sustainability concepts to golf course design, construction, and maintenance.
Up Next:
Step 6: Construction Begins! Surveying, Site Preparation, and Clearing
Sustain Golf is a collaborative group of like-minded qualified golf course architects. We are also qualified and experienced as civil engineers, vertical architects, and project managers. We have the breadth and diversity of experience and knowledge to offer a full suite of golf course design and construction services, from first concept to opening day on your new or remodeled golf course.
References:
Hurdzan, Dr. Michael J. Golf Course Architecture: Design, Construction & Restoration. Chelsea, MI: Sleeping Bear Press, 1996.
Peer Review:
Excerpts from an essay by Schiffer, Matthew & Cutten, Keith, (2019). Compare and Contrast: Design-Build vs Contractor Model of Golf Course Construction
Dr. Keith Duff, former UK government wildlife agency Chief Scientist, current Golf Environment Consultant
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