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Thread: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

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    Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    FORMER OAKRIDGE COUNTRY CLUB PROPERTY
    Concept Plan – February 2013

    Historical Perspective

    Oakridge Country Club experienced moderate success
    in the late 1980’s and 1990’s as a private country club operation
    under multiple owner
    s. In 2001 the property was
    purchased by an affiliate of IRI Golf and began an
    operational decline which led to closure of the golf course
    and ultimate lender fore
    closure in late 2010. The golf course
    and club served as the hub of the Oakridge community for
    almost thirty years, fostering
    strong property values and
    community pride. Since
    the closure of the golf course,
    property values have declined and an air of substantial
    uncertainty has existed within
    the community.

    In October 2012, Duck Creek Golf, LP was formed and
    purchased the former golf course and club property from
    Hillcrest Bank. Duck
    Creek Golf, LP is an affiliate of
    Austin based golf course investment and management
    company, OnCourse Strategies, in partnership with Larry Galloway,
    a Dallas area r
    esident and golf industry veteran.
    The property was purchased with the intent of analyzing
    the feasibility of revival of the
    golf course operation or potential
    portional resale
    of the property.

    Analysis Summary
    Through months of physical plant evaluation and mar
    ket study, Duck Creek Golf, LP has determined that
    there is feasibility potential in t
    he establishment of a
    mid-market daily
    fee golf course operation on the property.
    There a
    ppears to be no economic viability to
    revival of a full service private country club. In
    order to focus on daily fee golf operations, the
    ownership group intends to sell the
    swim and tennis facilities to
    someone interested in that business operation or for a
    compatible repurposing of that
    portion of the property.
    Additionally, a daily fee
    golf operation requires a less extensive
    clubhouse facility than the total complex available, thus
    options are being explored for
    the possible lease of a portion of the clubhouse to
    a banquet and catering operation.

    Since the clubhouse suffers from water damage which
    occurred in early 2011, plus the deterioration of non-use
    for two and half years, th
    ere are extensive repairs necessary to
    the building. One level of repairs would be required to
    ready the building for a daily
    fee golf operation and
    another level would be requi
    red to make the building fully
    operational for a banquet, dining or catering opera
    tion. The golf course has reasonable coverage of turf which can
    be cultivated and revive
    d in most playing areas. However,
    the greens must be replanted and extensive work is
    required to renovate or remove golf course bunkering.
    Substantial cleanup of frin
    ge areas of the golf course along with
    extensive repairs to the irrigation system will also be required.

    Forward Direction

    Provision of a quality daily fee golf course operation is anticipated,
    which requires less
    physical plant than a country club operation.
    Conve
    rsations are underway with several
    parties interested in purchasing the swim and tennis
    facilities along with a portion of
    the paved parking area.
    Efforts will be made to sec
    ure a viable purchaser of that
    property by April. Discussions have also been held
    with banquet and catering operators and those will continue.
    If an acceptable option c
    an be identified, then an arrangement
    will be made with that operator and the full clubhouse would
    be repaired for dual use.
    If no acceptable option comes forth,
    then only a po
    rtion of the clubhouse would be repaired over the
    next four to six months for use i
    n a daily fee golf operation.

    With the Spring bermuda grass growing season
    approa
    ching, golf course turf restoration would
    begin in April. Ground temperatu
    res would not allow replanting
    of
    greens turf before early to mid-May with a 60-75 day growin
    period required to
    reestablish putting surfaces. Bunker work
    and irri
    gation repairs would be completed between April and June.
    Additional work would be r
    equired on the driving range and
    practice putting green areas. A fleet of maintenance
    equipment would have to be put
    in place to begin golf course
    restoration and an ag
    gressive project plan would produce
    a playable golf course by mid-summer 2013.

    Project Criteria
    The viability of a quality daily fee golf operation
    is predicated on a low property investment basis
    and efficient operating structure
    coupled with development
    of a strong
    customer base and revenues. These components
    are v
    ital to establishment of a long term, healthy golf course
    operation. The symbiotic
    relationship between the golf course
    and surrounding residential community is also a very important
    component to their
    mutual success and vitality. For the golf course
    t
    o be fiscally sound, the community must support it, which in return
    leads to enhanceme
    nt of the community reputation, pride and value.

    Duck Creek Golf, LP has made initial cash investment
    to acquire the property and bears
    the ongoing maintenance
    and holding costs. This ow
    nership entity expects to recover
    some investment capital through sale of the swim and
    tennis property and anticipates
    making substantial
    additional investment in golf co
    urse and clubhouse
    repairs and
    renovations. However, to proceed with revival
    of t
    he golf course and to complete the project with a
    comfortable investment basis, partic
    ipation by the community is
    necessary. The community has suffered material impact
    to property values over the
    past few years and would conversely
    experience favo
    rable value enhancement with a renewed
    golf course operation. Thus a viable golf
    course should be
    of vital importance
    to both the community and property owner.

    Oakridge is a community of almost 1200 homes with
    4
    00+ of them backing up to the golf course property.
    To facilitate the golf cours
    e revival, Duck Creek Golf, LP
    needs a
    $400,000 collective capital contribution from
    the O
    akridge community. A community
    representative will be asked to work with residents
    to secure commitments for and collect these funds
    to be held in trust. This comm
    unity fund would be paid over to
    Duck Creek Golf, LP only after the golf course is
    r
    eopened for operation, but would be
    firmly committed
    before renovations begin.
    The fun
    ding would constitute a good faith
    investment by the community in restoration of the golf course
    and enhancement of
    neighborhood property values. No ownership
    or memb
    ership benefits would be vested in the contributing
    residents as a result of the co
    mmunity funding.


    With a commitment of community funding, Duck Creek
    Golf, LP would proceed with golf course and clubhouse
    renovations as outlined above
    with the comfort that it would
    have a favorable investment basis in the property.
    Again, given the high cost of operating a golf course and the many
    associated ris
    k factors, a low ownership basis in
    the property with minimal debt service is paramount
    to financial stability. Under this plan, the golf course would
    reopen by mid-summer as
    a daily fee golf course and grill
    operation offering daily fee pricing as well as a variety of
    annual golf memberships.
    With the anticipated cost basis
    and given the exper
    ience and expertise of the ownership
    principals, the likelihood of immediate and sustainable
    operational success is very high.


    Summary
    Duck Creek Golf, LP principals will meet with Oakridge
    community leaders and residents
    regarding details of
    the project, with expectation
    that the community leaders would
    determine the means and process for the community funding.
    A bilateral specific
    performance agreement would be structured
    with comm
    unity funding to be in place by March 31, 2013.

    The concept herein is for information and discussio
    n purposes only and does not constitute a formal ag
    reement or obligation of any parties mentioned. Further
    discussion and plan
    ning will be required to facilitate action
    or an ag
    reement.


    For Discussion & Additional Information Contact:

    J. Michael Ussery Larry Galloway
    ussery@oncoursestrategies.com
    lg929
    5@gmail.com

    512-347-1244


    972-832-1573
    Last edited by Soapboxmom; 04-13-2013 at 06:13 PM.

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    I want to know why these two guys bought a golf course that they couldn't afford to revitalize and operate? Why are they asking the local homeowners for a cash donation of $400,000.00 with nothing given to them in return?

    Walmart doesn't come in and ask the homeowners to cough up $400,000.00 for the privilege of living near their newest store!

    I have the audio of the entire hour and a half meeting with Mike Ussery and Larry Galloway. I will post the pertinent excerpts. It is high time the Oakridge residents start asking some questions!

    I don't believe the Oakridge residents should give these supposed experienced and successful businessmen a single penny!

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    The beginning of the end:

    'Golf course view' deteriorating in Garland community | wfaa.com Dallas - Fort Worth

    Ripoff Report | I.R.I. Golf Group/Jeff Silverstein | Complaint Review: 655503

    • Submitted: Tuesday, October 26, 2010
    • Last Posting: Saturday, October 27, 2012
    • Reported By: FishHawk — Richardson Texas United States of America


    I.R.I. Golf Group/Jeff Silverstein
    11512 El Camino Real, Suite 120, San Diego, Ca Garland Texas United States of America

    I.R.I. Golf Group/Jeff Silverstein Oak Ridge Country Club failure to maintain the club Garland, Texas
    1Author 3Consumer 1Employee/Owner


    Oakridge Country Club has filed for bankruptcy. This appears to be another in the list of properties that I.R.I. has managed and let fail. They seem to want to get large sums of money for memberships and then not put the money back into property. Whether it is poor management or just a total failure to use the money to maintain properties is not really clear.

    I purchased a life membership several years ago and have not seen a single improvement made to the club. Bunker drainage has not been fixed so that they have become ponds or either grass bunkers. Cart paths have not been fixed with large drop offs which make travel dangerous. The driving range has become nothing better that a "field" to hit balls in, with no yardage or targets on the range.

    The irrigation system has gotten worse every year up until the pump in the well broke just prior to the filing of bankruptcy. Broken pipes and sprinkler heads led to either a swamp or a desert, and the repairs seemed to take weeks to be made.

    Social gatherings were very nice when I joined, but now there does not seem to be any concern for this area of club membership. The retaraunt has received failing grades from the city health department. The swimming pool did not even open this year and was cited by the city as a health hazard. Cable television bills have not been paid. The liquor license was not renewed or was revoked.

    I have not seen a single improvement in the years that I have been a member. This appears to be a ongoing problem with the properties they manage in the Dallas area. I played Los Rios Country Club which they previously managed. There was a "catfish" on the 1st tee box, and after wading through mud on most of the course that was my last time playing that course. They managed The Shores in Rockwall and the city had to take them to court to get the bunkers repaired on that course. The Shores has now filed for bankruptcy.

    I.R.I. corporate management does not take care of their properties. The on-site management team seems to want to do things but can't get the money back that gets siphoned off by corporate. Beware if buying a membership from I.R.I. Golf Group.
    IRI bought a club that had had financial problems for years. The neighborhood was supposed to be all upper end houses of at least 2500 square feet +++. Instead there are many small garden homes, cheap tract homes and apartments on much of the property. The club never had a chance with the demographcis. The IRS has boarded up the club at least twice from what I remember.

    Oakridge is also only 4 miles from two very nice municipal courses, Sherill Park and Firewheel (63 holes). It is also close to numerous very nice country clubs such as Eastern Hills and Canyon Creek.

    I can't see that Oakridge is a viable golf course as a pay per day or country club course.

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    http://www.dallasnews.com/news/commu...r-blow-865.ece

    Oakridge has nearly 100 holes of municipal golf within just a few miles in Garland and Richardson. And The Shores has a course in each of two neighboring cities."There are only a finite number of golfers," Silverstein said.
    Will Galloway and Ussery post copies of the market studies they claimed to have? What do those studies show?

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Entity Information: DUCK CREEK GOLF, LP
    1001 S CAPITAL OF TEXAS HWY BLDG M
    WEST LAKE HLS, TX 78746-3816
    Status: IN GOOD STANDING NOT FOR DISSOLUTION OR WITHDRAWAL through May 15, 2013
    Registered Agent: J MICHAEL USSERY
    1001 S. CAPITAL OF TEXAS HWY BLDG M SUITE 200
    AUSTIN, TX 78746
    Registered Agent Resignation Date:
    State of Formation: TX
    File Number: 0800818977
    SOS Registration Date:
    May 22, 2007
    Taxpayer Number: 32035017683

    The concept Plan dated February 2013 states:
    In October 2012, Duck Creek Golf, LP was formed and
    purchased the former golf course and club property from
    Hillcrest Bank. Duck
    Creek Golf, LP is an affiliate of
    Austin based golf course investment and management
    company, OnCourse Strategies, in partnership with Larry Galloway,
    a Dallas area r
    esident and golf industry veteran.
    Which is it guys?

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    SBM,

    Any speculation what their game may be? Are they just idiots with too much money, seem unlikely if they come up $400k short? Also seems unlikely that if they are backed by investors, (unless idiots) that would back a property purchase and then say no to funding the fix up. Did they buy this property from a John Beck tax lien for $19.95, I see that's possible when I am up late with the picture tube.

    The $400,000 makes the least amount of sense in the scope of things, any chance they were issued grants or something tangible they could walk away from in bankruptcy?
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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Just thinking out loud, but it would not be the first time a developer pooled a bunch of money and never completed the work. Unrelated, but scammers are everywhere:

    Former Carmel Real Estate Developer Pleads Guilty to $16 Million Golf Course Investment Fraud Scheme

    FBI — Former Carmel Real Estate Developer Pleads Guilty to $16 Million Golf Course Investment Fraud Scheme

    Golf-Course Developer's Game Is Over -- Hiroshi Tanaka Used Other People's Money For His Ventures And Lands In Bankruptcy; Grand Jury Investigations

    http://community.seattletimes.nwsour...3&slug=2136084

    ROCK CREEK -- Twelve neighbors who live along the Rock Creek golf course say they thought their prayers were answered when Jeff Hopkins asked to borrow $1.6 million.

    http://www.oregonlive.com/north-of-2...hard_sell.html
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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Quote Originally Posted by ribshaw View Post
    SBM,

    Any speculation what their game may be? Are they just idiots with too much money, seem unlikely if they come up $400k short? Also seems unlikely that if they are backed by investors, (unless idiots) that would back a property purchase and then say no to funding the fix up. Did they buy this property from a John Beck tax lien for $19.95, I see that's possible when I am up late with the picture tube.

    The $400,000 makes the least amount of sense in the scope of things, any chance they were issued grants or something tangible they could walk away from in bankruptcy?
    Apparently they bought the property for $450,000.00 from the bank that was clearly desperate to unload it. It seems they are unwilling to spend the money necessary to get the golf course up and running as a pay daily operation without the beleaguered residents funding this deal to the tune of $400,000.00. It looks to me like a really bad case of buyers remorse.

    Successful businessmen shouldn't be in a mess like this. Of the 1200 homes in my neighborhood around 100-120 people (many couples) attended the meeting where the new owners threatened to leave the club in the dilapidated state it was in if we wouldn't gift them the 400 grand. Such a request is beyond ridiculous and I intend to do everything in my power to protect our elderly neighbors.

    They will not agree to any terms except having the money be a gift. We would get no percentage of the ownership, memberships or passes to use the golf or facilities. They are not willing to agree to any specific performance or guarantees. They could easily just take the money and run and any residents that donated to the $400,000.00 fund would have no recourse.

    I will fight this swindle every way possible.

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    That sounds a lot like extortion to me.

    I checked out J Michael Usury's linked in page and he was in the C level at something called Club Corp ClubCorp: The World Leader in Private Clubs, Country Clubs, Country Club, City Club, Private Club, Wedding Venues for a bunch of years. Appears to be a network of private golf clubs, I guess on the up and up if you like that sort of thing. According to his Austin, TX - OnCourse Strategies - Golf Investment, Management and Consulting they have been around since 2001 and own or lease golf properties ( am sure you knew that). But own or lease is not very forthcoming, a bit like saying I either pay my bills or I don't.

    This whole purchase defies logic unless he is suddenly bleeding cash. Otherwise why make the purchase, if the strong arm stuff doesn't work what idiot would pay tax and insurance on a piece of vacant land? Just one kid drowning or hurt on the vacant property could collapse his whole world. This property may be back in foreclosure soon enough. Best wishes on this one SBM.
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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    These guys entered an already very tough golf market:

    Golf Courses Not So Green

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Ussery and Galloway are talking about selling and spinning off the tennis operations. Oakridge has 7 courts that are in need of some work and a tennis shop that is in very poor repair. 2 miles and 5 minutes down the road we have:

    Huffhines Tennis Center
    1601 Syracuse Drive
    Richardson, Texas 75081
    Phone: (972) 744-7870
    Click here for Map
    The Huffhines Tennis center is a 10-court lighted facility located in the southeast corner of Huffhines Park. It operates seven days a week from 8:00 am to 10:00 p.m. Fees are $2.00 per person for 1 1/2 hours. Court reservations may be made by calling (972) 744-7870 one day in advance. Preference is given to residents when there are numerous scheduling requests. A fully stocked pro shop is available, including racket stringing facilities. Tennis lessons, leagues, and tournaments are available through the Center. Please call Shawn Foster, our tennis professional, for schedules and registration.
    So, Oakridge as a daily fee tennis center will have to stay competitive with Huffhines Tennis Center. Selling off the Oakridge tennis operation will generate very little capital it appears and looks to me to be a difficult thing to unload period.

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    <a href="http://www.ibegin.com/directory/us/texas/garland/" title="Directory for Garland, TX"><img src="http://www.ibegin.com/80x15.png" style="height:15px;width:80px;border:0" alt="Directory for Garland, TX"></a>

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    If I had bought this property, the first thing I would have done is to have a meeting with all the home owners around the course. I would have asked them to invest in the course's future, but would have provided them a couple of alternative ways for them to get a return on their investment. Each home owner could determine which option they wanted to select that fit their lifestye, investment needs, and risk-tolerance.

    I would have made the deal as attractive to them as possible for their help in bringing the course back to life and a vital element in the community. Even with taking the course public, this could be a big win-win for all. I think the home owners would accept a year to two years of no return to allow them time to make the course a viable income producing vehicle.

    Of course this is easy for me to say because: 1. I don't have the money to develop this course, 2. I don't know what the condition of the property and golf course is truly in, and 3. Any analysis of the competition and challenges we would be facing. But if the return was there, this would be a great project to undertake.

    Any chance if they can't do the deal, they could sell the land to a developer to recover their costs?
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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Quote Originally Posted by EagleOne View Post
    If I had bought this property, the first thing I would have done is to have a meeting with all the home owners around the course. I would have asked them to invest in the course's future, but would have provided them a couple of alternative ways for them to get a return on their investment. Each home owner could determine which option they wanted to select that fit their lifestye, investment needs, and risk-tolerance.

    I would have made the deal as attractive to them as possible for their help in bringing the course back to life and a vital element in the community. Even with taking the course public, this could be a big win-win for all. I think the home owners would accept a year to two years of no return to allow them time to make the course a viable income producing vehicle.

    Of course this is easy for me to say because: 1. I don't have the money to develop this course, 2. I don't know what the condition of the property and golf course is truly in, and 3. Any analysis of the competition and challenges we would be facing. But if the return was there, this would be a great project to undertake.

    Any chance if they can't do the deal, they could sell the land to a developer to recover their costs?
    Sadly, the majority of the property is in a flood plain and cannot be developed. The land will need to remain a golf course or something similar. So, I suspect the new owners are having serious buyers remorse.

    My father was one of the original builders in the subdivision. It was supposed to be all 2500 square foot and larger custom built, luxury homes. That did not happen. There are cheap apartments, small tract homes and many garden homes along with a few very nice custom homes. The neighborhood could never have supported any kind of private golf centered country club.

    The club has struggled for 30 years. It has been boarded up by the IRS twice I believe. It has changed hands several times and was underwater in Titanic proportion by the time it went belly up in 2010.

    The bank that got stuck with this mess was desperate to unload it. They sold it for $450,000.00 cash. It is in such horrible repair it could hardly be given away. The course needs extensive work.

    The pool, tennis and dining operations are supposed to be spun off and sold, but I doubt that will happen. The pool is a crappy little pool with no shade, slides or amenities and is probably not repairable. The tennis courts need to be resurfaced. The tennis shop and pool building is apparently in very bad shape. The clubhouse, where the dining room and kitchen are housed, was flooded in 2011 and is in need of serious work.

    With 100 holes within a few minutes, it is quite possible that Oakridge will not be able to draw in enough golfers to stay in the black. It has struggled for 30 years and I see no reason to think a daily pay fee course will be any more successful. There is a reason that the new owners paid cash. No bank would give anyone a dime for this property. No investors are involved that I am aware of. Local residents did look into buying the club and after doing their due diligence decided not to pursue it. It reminds me of the movie The Money Pit. They saw that it was not economically feasible to go forward.

    If we give them $400,000.00 (and that would be only the few of the 1200 willing to throw their cash at them) and it goes belly up again we would be right in the mess we are in today. The new owners want the money without having to agree to anything. There would be nothing to stop them from taking the money and running leaving the homeowners with no recourse.

    The owners asking for a gift and refusing to give us any membership, ownership share, decision making rights of members or anything else is the exact reason I am dead set against this ridiculous concept plan.

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Quote Originally Posted by Soapboxmom View Post
    If we give them $400,000.00 (and that would be only the few of the 1200 willing to throw their cash at them) and it goes belly up again we would be right in the mess we are in today. The new owners want the money without having to agree to anything. There would be nothing to stop them from taking the money and running leaving the homeowners with no recourse. The owners asking for a gift and refusing to give us any membership, ownership share, decision making rights of members or anything else is the exact reason I am dead set against this ridiculous concept plan.
    I have been thinking about this off and on, along with lots of other crazy stuff. If part of that land can not be developed it could be purchased by the community and razed with the plan of a natural area or park. One of the problems I ran into with this initially was figuring ownership, people wanting to sell out to developers etc. But if you can't build that takes care of that. With 1200 homes, and a good community association that could mange upkeep, and insurance I think a large natural area would really add value to the whole community.

    Certainly I see a lot of other problems with this "solution" and it would depend on the demographics etc.
    "It's virtually impossible to violate rules ... but it's impossible for a violation to go undetected, certainly not for a considerable period of time." Bernie Madoff
    https://www.facebook.com/pages/Scam-...98399986981403

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Our homeowners association is voluntary. Only 300-400 of the 1200 homes are members. The dues are only $60 a year. We cannot make membership mandatory or raise the rate much. Our funds barely cover maintaining and watering the entrances to the subdivision and such. So, though hike and bike trails or the like would be welcomed, the city will have no part of it and we can't fund it ourselves.

    We will need that whole work crew for the buildings at what is left of the club!

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    I figured it was a long shot, just wanted to toss it out there. It is hard enough to get 2 neighbors to agree on something, must less 1200. Hope something good comes your way soon on this.
    "It's virtually impossible to violate rules ... but it's impossible for a violation to go undetected, certainly not for a considerable period of time." Bernie Madoff
    https://www.facebook.com/pages/Scam-...98399986981403

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    The golf goons are begging yet again!

    Oakridge – Duck Creek Golf

    Last Updated 4/22/13

    Thanks for visiting this webpage for information related to the potential renovation of the former Oakridge Country Club property in Garland, Texas. Duck Creek Golf, LP is the owner of the property and in the process of determining forward direction with regard to revival of the golf course. Initial conclusions and a concept plan were drafted and presented to the Oakridge Neighborhood Association (ONA,) via President, Larry Walters, on 2/22/13 for dissemination to initially the ONA board and ultimately to all Oakridge residents. This information was discussed at the ONA annual meeting on 2/28/13.

    On 4/11/13 the Duck Creek Golf, LP principals, Mike Ussery and Larry Galloway, held a meeting at the Oakridge clubhouse which was attended by approximately 200 residents of the Oakridge community. The purpose of this meeting was to clarify information in the concept plan and for the ownership group to engage in dialogue with a broad group of residents. The meeting consisted of approximately one hour of presentation followed by 45 minutes of comments, questions and answers.

    The residents of the Oakridge community (not the ONA separately or specifically) have been asked to consider participation in the funding that would be required to revive the golf course and bring it back into operation. This participation is solicited in the form of a “contribution” or “fee” paid into a to be established fund held in trust. This funding is requested to defray a portion of the expected renovation costs thus enabling the property owner to have a lower net investment basis in a revived golf course than they would otherwise have. The underlying premise is that all Oakridge community residents will likely experience enhanced home values and community reputation with a golf course once again in operation versus a closed country club and uncertainty about the future of the property. While the funds would be collected prior to commencement of renovation, the funds would not be available to the landowner until the golf course is back in operation.

    Duck Creek Golf, LP has asked residents to attempt to identify leaders and organize themselves to discuss this concept and to work together toward a mutually beneficial solution. In consideration of expected Spring growing season timeframes, Duck Creek Golf, LP anticipates making a final determination regarding a 2013 revival of the golf course property by 5/15/13. You will find links below to various pertinent information.



    Concept Plan Draft
    March 28 Letter to Oakridge Residents
    Q & A Followup to 4/11/13 Meeting
    Register to Receive Future Property Updates

    http://oncoursestrategies.com/golf/e...-13%281%29.pdf

    Oakridge


    Duck
    Creek Questions & Answers

    Updated 4-22-13


    Why did you buy the Oakridge property if you did not plan to revive the golf
    course right away ?

    Duck Creek Golf, LP was formed to take ownership of the property as an investment to
    establish the possibility of revival of the golf course and/or other former Oakridge
    Country Club facilities. It was anticipated that a thorough analysis would be undertaken
    to determine the viability of revival of the golf course. If deemed feasible, the golf
    course would be revived and if not, alternate sales of the property in portions (ie: swim
    & tennis complex, clubhouse, golf course land) would be explored. There was no
    definitive plan to commence with a golf course renovation following the purchase and it
    was stated that way from the start.

    What does a daily fee golf club versus a country club mean ?

    A daily fee golf course is open to the public and players pay a daily or per round fee to
    play the course. A daily fee course typically has only golf and casual grill food &
    beverage operations. Sometimes a daily fee course has some expanded event facilities
    and some daily fee golf courses also offer annual memberships or a method of
    prepaying green fees. A country club on the other hand typically has more restrictive
    access with most usage coming from members who pay an initiation fee to join and
    monthly dues. A country club also usually has more facilities like formal dining,
    swimming pools, tennis courts, etc, much like the former Oakridge Country Club.

    If you do renovate the golf course, what will that entail?

    If the course revival moves forward, the golf course would undergo minor
    dirt work to modify bunker complexes, then disturbed areas would be resprigged with 419 Bermuda
    turf, the same as fairways and tees currently have planted. Greens would be fumigated
    and replanted with either Tiffdwarf Bermuda or MiniVerde Bermuda grass sprigs and
    regrown. Prior to commencement of resprigging, the existing irrigation system will
    need to be repaired to ensure full coverage capabilities. Weed control, turf cultivation,
    establishment of mowing patterns and repairs to bridges and cart paths would take
    place as new turfgrass is being grown in.

    The remaining bunkers would also be renovated during this time frame. A fleet of golf course maintenance equipment must be acquired and a golf course maintenance staff must be put in place in order to facilitate golf course renovation and grow in. The renovation and grow in process for
    the golf course would likely take 90 to 120 days.

    What about the rest of the former country club facilities ?

    We would renovate a portion of the clubhouse building to support the daily fee golf
    course operations. This will include the golf shop, bag room and bar/grill area of the
    building plus restrooms. We are in discussion with a couple of different parties who
    have interest in leasing the rest of the clubhouse building, including the banquet space,
    commercial kitchen and offices. If a deal is reached, those portions of the building will
    also be renovated to facilitate a banquet, dining and or restaurant operation.
    Discussions are also underway with parties interested in purchasing (or leasing) and
    operating the swim and tennis facilities. There would be work needed to bring those
    facilities to usable status, but we are hopeful that an arrangement will be reached that
    would put them back in use this year. It is not our intent to operate those facilities, so
    if no new arrangement is reached, the pool and tennis courts will remain closed.

    Why are you asking the community for money to renovate the property, isn’t
    that your problem ?

    As we have stated, we feel that a daily fee golf operation can be successful, but only if
    we are able to have a low investment basis in the property. We purchased the property
    from Hillcrest bank and have to invest additional money daily for maintenance,
    utilities, property taxes, insurance, etc. The additional investment required to revive the
    golf course and clubhouse will be substantial. While we certainly have the capacity to invest
    a lot of additional money in the property, there are limits on the level of investment that
    we are willing to prudently make. Just like with any investment; a home, boat, car,
    office building, etc, you don’t want to spend more than you can reasonably support.
    We approach this project with caution, knowing that the previous owner failed and that
    over a two year time frame, no other buyer stepped up and purchased the property
    from the bank.

    To ensure that we are able to keep our post renovation investment basis as low as
    reasonably possible, we have asked the community to participate in those costs. Our
    rationale is simple, we feel that the community will benefit greatly in many regards from
    having a golf course back in operation. We feel that the closure of the country club and
    the uncertainty of the property’s future have had a negative effect on the community.
    This is evident in stagnant to declining property values and the clouded reputation that
    Oakridge currently suffers. While this impact may be greater on homes immediately
    adjacent to the golf course property, it affects all properties in the community.

    Additionally many residents who enjoy playing golf in their neighborhood no longer
    have that opportunity.


    So, while Duck Creek Golf, LP is the owner of the golf course and adjacent facilities, the
    issue of a dead or alive golf course operation affects many more people. We believe
    that everyone in the community wins if the golf course is revived and that it is
    reasonable for everyone to participate in achieving that objective. The $400,000
    funding we seek from the community is a relatively small amount per household if
    everyone participates collectively.

    It is also much less than Duck Creek Golf, LP has currently invested in the property and approximately 25% to 30% of the additional funds that will be required for the renovation project.

    Why are you asking for money to be given to you instead giving us an
    ownership percentage or membership for the money ?

    If we wanted to borrow money or bring investors into this transaction for funding, we
    could certainly do that, but that would not change the basic premise of a low
    investment basis. We are asking residents of the Oakridge community to contribute
    funds to this effort in exchange for the benefit they will receive from a revived golf
    course. Obviously each resident may have an opinion as to the level and type of
    benefit they would derive. But, we are not asking to borrow money from the residents,
    we could use a bank for that. Likewise, we are not looking to dilute our future golf
    course operational revenue stream by taking money for construction in exchange for
    future course usage benefits. Many in Oakridge already know how that turned out
    under the prior country club ownership.

    How are you proposing to get funds from residents ?

    We are hoping that a group of community leaders will emerge with willingness to work
    with us to accomplish this objective. Very simply, we anticipate that a fund would be
    established to which residents could contribute (at whatever level they are willing or
    able). These funds would be held in a trustee account with a resident or attorney as
    the trustee. The funds would be released to Duck Creek Golf, LP only after the golf
    course is once again open for operations. As described previously, the golf course
    would be renovated and at least a portion of the clubhouse renovated
    to facilitate the opening of a daily fee golf course operation. Such a reopening would trigger
    availabil
    ity of the funds, which when released would become income to be recognized by Duck
    Creek Golf, LP. In the event that the golf course reopening does not occur, then each
    contribution would be fully refunded to the contributor.

    What happens if the residents say they don’t want to contribute ?

    If the community elects to not participate then we will have to determine whether or
    not to proceed with revival of the golf course. Certainly non participation by the
    community would send a signal that possibly a revived golf course is not important to
    the community. If that occurs, we will need to determine if we are willing to invest the
    total additional funds necessary to revive the course or if it is more prudent to resell the
    property in portions as was the fallback possibility from the start.

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    The Oakridge Neighborhood Association removed the solicitations of the buffoons that bought the country club. I commend them for not supporting those clowns trying to bilk the homeowners out of $400,000.00 with no strings attached!


    The cache shows:


    Today the site reads:

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Quote Originally Posted by DuckCreek LLC
    Certainly non participation by the community would send a signal that possibly a revived golf course is not important to the community.
    Gee, got it in one, Mr DuckCreek
    The only thing necessary for the triumph of evil is for good men to do nothing

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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery


    Oakridge – Duck Creek Golf

    Last Updated 5/3/2013

    Thanks for visiting this webpage for updates on the status of the former Oakridge Country Club property.

    There appears to have been no action taken by the Oakridge community in regard to organizing and engaging in dialogue with Duck Creek Golf, LP relative to the potential golf course revival. However, there have been many individuals who have expressed their support and willingness to assist with the process.

    Duck Creek Golf, LP has created a simple Commitment Form agreement which can be accessed via a link HERE. This form enables interested Oakridge residents and other supporters of revival of the golf course to pledge their financial contribution to the effort. No money will be due or collected until the golf course is reopened for play, but a commitment will obligate a participant to make payment at that time. In the event that the golf course reopening does not occur by October 31, 2013 then no payment would be due. The Commitment Form provides for several levels of funding to be considered including a “write-in amount” blank. You may also make your commitment online via the registration link below.

    As previously outlined, Duck Creek Golf has requested $400,000 in project funding assistance from the community. With close to 1,200 homes in the community that would equate to approximately $350 per home if all participated. It is very unlikely that anywhere close to all homeowners will participate, so those who do participate are encouraged to contribute more than $350. Certainly those whose homes back up to the golf course would benefit the most from a golf course revival so it would make sense that they might contribute at the highest level if they participate.

    Duck Creek Golf requests that all who are willing to make a commitment please do so by Friday, May 17. We will then review the aggregate level of commitments received by that date and determine whether or not to commence work on the golf course renovation in 2013. If the determination is made to proceed, the work would begin immediately thereafter in concert with the summer growing season. Otherwise there would be no golf course renovation in 2013 and earnest exploration of other options for the property would begin.

    Another meeting will be held at the former Oakridge clubhouse on Friday, May 10 at 5:00 pm for further discussion regarding the potential golf course revival. We encourage residents and others who plan to support the project to attend in hopes that we can have a positive and productive discussion. There will be an opportunity for questions and further detail regarding the project at the meeting. All Oakridge community residents are asked to pass word along to neighbors who might have interest in attending. We ask that those who do not support the project or wish to engage in positive discussion please do not attend.

    You will find links below to various pertinent information.


    The buffoons who bought the remains of our neighborhood's country club are again begging for donations. Why in the hell would we gift them a dime? We get no chance of any return on our investment, no membership benefits or use of the facilities. They are offering us absolutely nothing. Who in their right mind would agree to these terms? Since when is it ethical or reasonable for business people to bilk the residents for a project they chose to take on of their free will. This is not a community park or anything that would benefit everyone in this area. It is a private business venture that has little chance of succeeding based on the past history of this golf course.

    We were members of the neighborhood association for many years. If the association is going to continue posting these obscene solicitations from the idiots that bought the defunct country club we will not be rejoining and I suspect many others will have nothing to do with the association either. This is beyond ridiculous!!!

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  25. #25
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    Re: Oakridge Country Club Garland Texas / Larry Galloway / Mike Ussery

    Quote Originally Posted by Soapboxmom View Post





    The buffoons who bought the remains of our neighborhood's country club are again begging for donations. Why in the hell would we give them a dime? We get no chance of any return on our investment, no membership benefits or use of the facilities. They are offering us absolutely nothing. Who in their right mind would agree to these terms? Since when is it ethical or reasonable for business people to bilk the residents for a project they chose to take on of their free will. This is not a community park or anything that would benefit everyone in this area. It is a private business venture that has little chance of succeeding based on the past history of this golf course.

    We were members of the neighborhood association for many years. If the association is going to continue posting these obscene solicitations from the idiots that bought the defunct country club we will not be rejoining and I suspect many others will have nothing to do with the association either. This is beyond ridiculous!!!
    The club I am a member of is owned by an ex-touring professional golfer. I have watched him and his family members actively working on the grounds and greens as the members are playing golf. This is a golfer who has won several tournaments on the professional tour. I asked him why he is out in the hot sun working so hard? He pointed out that (big name country club) has been in receivership six times in the last 10 years and is it again as I post this. Another (country club) his closed down and now is a weed field which also has been in receivership and has had the clubhouse burned to the ground a few years ago after being purchased by new ownership for less than 90 days( the authorities have not closed the case yet) The city closed down the municipal golf course after leasing it out several times in the last few years
    Spike pointed out ownership and or investing in this economy for a golf course is not best type of investment right now.

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