The country is moving from doom and gloom to “the Future is Now.” We have recently reentered a new real world “post pandemic.” Everyone is coming out of an extended period of the entire country shutting down to address a new virus with only the basics of spacing, self quarantine and masks to individually address the threat. The long term results of the government’s segment of the medical profession creating in some cases almost a complete pause in the nation’s economy remain to be seen. Our children have in many instances been set back almost 2 years in their educational growth. Current public opinion seems to be on the side of “no more shutdowns.” The country is making great strides moving to a new normal.
Each of us, owners, operators, vendors, designers and newcomers face choices that may determine survival, failure or success as we move forward. Our industry is currently moving forward, struggling to establish realistic parameters. While some may imply they’ve got it all figured out, the odds are most don’t have a solid definition because circumstances keep changing as our political leaders keep playing pin-the-tail on the other guy rather than working on real courses of action.
A number of wise existing operators have developed concepts they feel establish solid courses of action that keep them at the forefront as the industry reestablishes itself as a cornerstone of out-of-home family entertainment. There are also newcomers to the industry bringing in new and creative approaches expand the options available.
The economy and the political direction the country moves will always have a certain mystique, but time stops for no one. Reality dictates that businesses must keep moving ahead or be left behind and ultimately becoming “road kill.” More than a few family entertainment ventures found themselves in dire straits during the recent pandemic. Those that failed to establish a realistic way to survive, are now in bigger trouble. Many chose to take their loss and chose to leave the industry as it was their only option.
With the end of the pandemic the public began to relieve the pent up desire to again live normal lives and take advantage of available out-of-home entertainment and recreation venues. The businesses that chose to stay the course began building a new and brighter future, benefiting from lessons learned and being more aware of their options and the opportunity today’s economy presents.
Now is the time to move from Surviving to Thriving:
Up until the pandemic, the industry was in a positive mode, with favorable conditions existing in terms of public confidence, a realistic real estate market and available funding. From being the greatest economy we were moved to a far darker place by circumstances created elsewhere. We are a strong society in many ways, and have already begun to define the “new normal” as a future with many opportunities to grow individually and as an industry.
Miniature golf has been and will continue to being a valuable cornerstone of a successful family entertainment industry. It has one of the broadest age demographics and a proven record of more than 100 years of successful and profitable performance. The years have proven that outdoor operations other than in areas of inhospitable climates, are far more popular and profitable than indoor facilities.
History has demonstrated time and again that teenagers and adults do not find indoor golf appealing. Indoor “gimmick” configurations and glow golf in large markets may survive and even thrive, but require larger total guest volumes not available in medium and smaller markets.
Outdoor miniature golf continues to demonstrate a broad demographic appeal for teens and adults. For many generations miniature golf has proven to have an ongoing appeal to all age groups. The proven popularity of outdoor miniature golf is due to a wide range of circumstances, including the ability to maintain the attraction operations with lower staffing, the play is leisurely and there are no complicated rules of play.
Some facilities operate with a reservation system where people can reserve a start time without having to stand in line for extended period, but can avail themselves of other attractions and amenities that may be available. Others may have unused space where they can provide waiting areas under umbrellas, tents or canopies with properly spaced tables and chairs. Some facilities may add smaller attractions to minimize boredom. This may include shuffleboard, horseshoes, cornhole (bean bag tosses) and others.
Budget Magic:
In the past there was a very good chance for most prospective newcomers to find a good location with a solid market base and other conditions that had strong potentials for success. Today’s market in much of the country has seen rapid growth in real estate values, resulting in some sites becoming less desirable. At the same time other commercial sites may be available.
The challenge for every site is establishing a combination of a realistic business plan with a sound, creative site plan that reinvents the site into a successful miniature golf course configuration. Creative planning in the overall site plan considers street presentation, signage, entrance and parking configuration, building configuration, course configuration, entertainment value, possible added impulse attractions and related elements. Not to be forgotten is consideration that the future may result in potential modifications to the target market, regulatory changes and even changes in the real estate market.
Today’s world is full of talking and writing heads (self assumed as experts) that express great authority in terms of telling everyone what will occur and when. In reality they are all full of themselves and are doing everyone a disservice by spreading misinformation on what is actually occurring today and making their own conclusions sound like scientific fact.
Bureaucracy brings a self sustaining reality, there will always be modifications to the parameters governing how we anticipate, identify and project the emerging family entertainment market. This will span design, construction and operation of miniature golf courses as well as other attractions for stand-alone facilities and as components of larger facilities. It is important to recognize that the world is always going through changes that may impact on our daily lives and how we go about enjoying our leisure time.
This article is targeted toward designing a miniature golf facility that will prove to be a sound investment from its inception and into the future. We will not touch on all of the other management decisions in terms of financing, staffing, marketing and operating a successful business venture as this is still evolving. As the future becomes clearer in terms of the long run impact of the recent pandemic, we will attempt to create a reasonable discussion applying to each element, which is vitally important for ultimate success. Look for future articles addressing these elements individually. Each site, master plan, operational approach and marketing program is site specific and operator driven.
This article seeks to present and review a broad range of design oriented elements that should be considered prior to pressing ahead with finalizing design plans for your proposed new project or upgrading an existing facility.
They are intended to help newcomers to be better informed prior to making financial commitments and food for thought for existing operators that may be considering renovation or expansion. This article breaks out into the following elements:
Plan to Succeed:
As the owner of the project to be considered it is important to recognize the need to obtain as much information as possible prior to making decisions that will have a major impact on your economic future. No one knows everything; this applies to potential partners, advisors and consultants. The collection of the best available expertise, experience and judgment that can be assembled within a reasonable expenditure is of vital importance to enhancing the potential for success.
Should the projections developed in a feasibility study indicate a low potential for success, conventional wisdom declares "run! Don’t walk" away from the project. It is far better to have invested in the small Study Fee than to lose your life savings or at least a significant portion of your net worth on a bad idea. Keep in mind
Such a decision does not mean there may not be another successful concept that could be developed, using the information developed in your initial study. Take the time to review your options before walking away from the industry.
It is important to initially consider not only your projected target market for initial guest visits, but also the ability of the course and guest experience to result in ongoing repeat visits in the future. The potential ability of any miniature golf course to generate returning guest visits is impacted by a number of elements other than course design. Among the most common decisions that are a result of failing to plan are the following:
Look Before You Leap:
The greatest concepts and business plans aren’t worth the paper they are printed on if you fail to take an overall first look at the individual elements that can turn dreams into nightmares. Take the time to review your proposed project with open eyes and an open mind. Prior to leasing or purchasing your proposed site, you should a wide range of potential “land mines” that can render the project a disaster.
Obviously you will make yourself aware of possible zoning constraints, floodplain or floodway restrictions and possible adverse soils conditions. For most locations there may be restrictions governing the location and design of driveways. You may have to share driveway access with one or more neighbors. Left turns may be restricted or prohibited.
While some or all of these issues may have already been addressed, or may not be issues at the specific site you are considering, it is important that you recognize that these issues can and do exist for some properties. Failing to make certain the property you are planning to acquire can be successfully developed may leave you with an expensive but unusable property. Make certain you have stipulations in your purchase or lease agreements that void the agreement in the event you cannot get approval from the governing agencies having jurisdiction, to construct your facility on the site.
Make certain you have sufficient funding and or borrowing capacity to properly develop your facility. This includes being prepared for weather delays, construction overruns and equipment and materials delays.
In the event you may have to apply for zoning variations, special use conditions, design reviews or other local hoops to jump through, build into your overall project development timetable a sufficient block of time to accomplish this.
Items to consider Before You Acquire Your Site or Commence Design:
Is your proposed site actually a poor location?
- Out of the way location
- Bad neighborhood
- Existing competition
- Dilapidated building
Is an existing building actually unattractive and possibly not practical?
- parking lot too small
- parking lot surface poorly maintained
- Existing configuration not conducive to modernization for proposed attraction
Are existing attractions actually suitable?
- Poor selection
- Placement too congested
- Miniature golf course fairways too basic, crowded or in poor repair
- Go-kart track too simple, unacceptable safety barriers or outdated karts
- Outmoded games and minor attraction
- Lack of space for future expansion
Location, Visibility and Access:
Many people plan to build their miniature golf courses on land they already own. This has a number of appealing aspects. You don't have to purchase an additional site and it is easier to operate from a travelling to and from work standpoint. This is great if you are located on a major highway and located in the target market you anticipate you will be serving. It's not so great if you are located several miles from a major highway on a local road, or at a point far from your target market.
The site should be well placed within your target market and located on an easily identified route for guest ease in locating the course. This is especially true for those people living beyond your immediate community. The public is fickle and doesn’t want complicated routes.
The facility must be visible from the road with a convenient driveway or access route. Visibility generates impulse and impulse guests can make up a significant percentage of your annual revenue.
Playability Determines Future Success:
There are many varying opinions concerning the relative challenge in designing courses. Too difficult and you lose a portion of your guests and conversely, too easy and a different portion of your guests won't return.
Unfortunately there is no exact formula for establishing the perfect mix. Many course designers and operators want a number of simple fairway designs scattered on their course to provide the potential for more hole-in-one shots. Their philosophy being that it helps keep younger minds on the game better. This writer is of the opinion that a course can support one or two holes that are fairly obvious par 1, but that it will be more likely that your course will generate greater frequency of guest returns by concentrating on fairways with par values of 2 or greater. Creating fairways with more entertainment value is primary. Increasing fairway par value does not mean making the play so difficult that it frustrates players (leave that for full size courses), but rather providing additional entertainment value. Including a few unique trick shots involving flowing water, multi-level or multiple approaches to the cup can be accomplished in such a way that even unskilled players can complete the course with reasonable scores. This also helps increase the attention span of younger players.
Handicap Accessibility is an important element in developing modern miniature golf courses. We have always designed our miniature golf courses to be accessible on all 18-holes for obvious and practical reasons. Physically challenged people include far more than people needing mechanical assistance, being it wheelchairs, crutches, walkers and other items, but also mothers with strollers, adults with arthritis and similar challenges. None of these people should be denied the same entertainment experiences as your other guests when it is so easy to design accessibility into the entire course.
The play can be just as challenging and entertaining while adhering to ADA regulations and the result will be positive in terms of guest visits ultimately generated.
In considering the overall scope of your course design, keep in mind the reality that large courses with extensive landscaping, supplemental structures and extensive artificial stone elements are not necessarily any better at generating repeat business (unless you are located in a major tourism area where your competition is extravagant and curb appeal carries the day). This article is not intended to address this special market.
Bigger isn't Better:
On many fairways we've seen, wide expanses of surface are never used for ball movements. This increases the Contractor's revenue, but doesn't mean the course will generate any additional revenues for you. Playability is determined far more by the configuration and grading of the fairway, not the expanse. While playability will not be affected by reducing the surface area of the fairway design, it can certainly reduce overall costs. Keep in mind the larger the fairways and the larger the overall course area, the higher the initial cost and the resulting ongoing maintenance and replacement costs (carpeting every five to seven years).
The proper planning of the course in terms of using effective playing surface economy and maximizing the use of the space set aside for the course can result in having extra space and funds for the addition of other attractions; which can increase average stays, attracting more for guests at the periphery of your target market and a resulting increase in your bottom line.
Landscaping, Themed Elements and Related Elements:
There is no doubt having a pleasing course environment can contribute to generating repeat business. The reality is it does not have as much impact on repeat business as a well planned playing experience. When considered in that context, it can still be a part of the overall experience and when done well, is a positive element.
Well planned landscaping can enhance the playing experience of many guests, but it will not drive the business. This is not meant to discourage sound landscaping, but rather to express the opinion that landscaping is secondary to the playing experience the course provides.
Keep in mind that every element has initial costs as well as ongoing maintenance costs that can, if not taken into consideration at the beginning result in substantial increases in overall cost. Beyond the impact on the initial construction budget, there is the ongoing cost of maintaining, repairing, and painting and in some cases replacing elements that do not in themselves generate added income.
This writer would never plant turf grass within the confines of the course. It can be labor intensive, moving mowers in and out plus follow-up cleaning. These areas are difficult to mow and maintain, resulting in the need for cleaning up clippings on the fairways and walkways. Mowing debris can mess up streams and ponds, including potential pump repairs.
Deciduous trees and shrubs are also poor elements to add to a miniature golf course because of the potential of leaves dropping on fairways. If the client wants to use deciduous plantings and/or trees, serious consideration should be given to those that hold their leaves the longest to minimize fairway cleanup. Evergreens are acceptable. Keep maintenance of landscaping in mind when planning your course. Deciduous trees, shrubs and other plants drop leaves and leaves need to be kept off the fairways and grass needs mowing. It's not easy moving lawnmowers around a mini-golf course and clippings need to be blown off the fairways as well. If allowed to accumulate leaves and grass clippings can plug the small diameter piping used for draining the course area. Grass, annuals and perennials require watering. All of the above labor intensive items can be greatly reduced by using pea gravel, crushed stone, river rock or similar materials in all of the unpaved areas of the course.
When your site has mature trees, planning your fairways and sidewalks in a manner that minimizes encroachment within drip line will reduce potential damage to the trees. We strongly recommend employing the services of an arborist to assist in proper pruning of branches and exposed roots to maximize guest safety and tree survival.
Be aware of the potential problems that can arise with using organic mulch. It can blow around, wash over sidewalks and fairways in heavy rains and if it has been colorized, stain sidewalks and possibly fairways.
Water Features:
Water features are a common amenity added to most miniature golf courses for both audio and visual effects and in this writer's opinion are positive elements. The size and complexity of the features are more of an individual decision. There are a number of options that can be followed in the event the budget hits a stone wall.
- For plans that call for waterfalls and, streams and ponds, initially grade stream beds, construct receiving pond and pump piping system but hold off installing the pumps and construction of the waterfall until second or third year. In this format you will be able to fill the receiving pond and use aerator pumps to create a fountain like effect at a minimal cost.
- Construct stream, receiving pond and pump system. Construct a small waterfall simulating a spring and hold off final feature waterfall construction until second or third year.
- Develop a waterfall design that can be expanded over a period of years as funding becomes available.
- Construct stream, receiving pond and pump piping system.
Generating Return Visits:
It is important to initially consider not only your projected target market for initial guest visits, but also the ability of the course and guest experience to result in ongoing repeat visits in the future. The potential ability of any miniature golf course to generate returning guest visits is impacted by a number of elements other than course design. These include the comfort and appeal of the overall facility, the cleanliness and appearance of the physical plant and the treatment as guests rather than customers. A friendly smiling staff trumps a curt or sullen one every time. Make your guests feel they are important and that you truly hope they have a good time. Part of this is empowering your staff to feel they are part of the experience, not just employees.
Simple elements, such as play areas for toddlers, shade structures, benches on the course between fairways and related creature comforts can all contribute to guest satisfaction.
Think Outside the Box:
Don't be afraid to think outside the box in terms of your operations. Come up with special events, tournaments, contests, seasonal theming for days or seasons such as New Year's Day, Easter, Memorial Day, Fourth of July, Labor Day, Halloween, Veterans Day, Thanksgiving and Christmas. Not all the above are practical in the Frost Belt, but consider using the ones that are celebrated during your operating season. There are many other days, or seasons that could be used to add something different and interesting.
There are many local organizations, such as schools, churches, fraternal and business organizations that may be interested in fund raisers, recognition days and related events. Come up with your own concepts. Be realistic, but don't be afraid to move out of your comfort zone. Every facility needs occasional changes to avoid becoming yesterday's news. Stir things up once in awhile.
As a design firm, we feel that we can provide more flexibility in developing concepts and design procedures using our extensive civil engineering expertise and experience to create new approaches. We also provide the engineering expertise to design the overall site engineering and drainage systems, parking lot design, go-kart track and bumper boat pond design, traffic engineering and overall FEC design expertise.
Avoid "Planning to Fail:"
Failing to Plan, is Planning to Fail. This can include failure to properly research and identify a concept that will fit your site, appeal to your target market and be successful; failure to recognize the need for properly utilizing skilled professionals to assist in identifying a proper concept, selecting a viable location, performing a feasibility study and obtaining sufficient financing to construct the project. It takes no special skill to fail and become part of the "road kill" that litters the road to ruin. A wise person knows what he doesn't know; while the unwise person has supreme confidence in his personal ability to make the right decisions.
Professionals to consider as being important to your project team can include FEC consultants, real estate specialists, attorneys, planning and zoning specialists, bankers, etc. Each brings to the project knowledge and experience in creating successful projects. It is important to establish that each one you select has specific experience related to your specific project and site locale.
Move and Improve:
This means to always be willing to move in terms of improving your physical site, the guest experience, staff training, marketing and your overall attitude for the future. Once you've opened your facility, you have to stay aware of your competition, changes in the industry, motivation of your staff, evaluate your marketing and ways to improve the "status quo." Failure to continually consider your current operation against your future goals can easily lead to stagnation not only of your physical plant and the image presented to your guests, but also in the progress you originally planned on achieving.
Building your Facility:
The actual construction of your miniature golf course can be accomplished in a number of ways, including the following:
- Selecting a Miniature Golf Course Design/ Build Firm
- Selecting a Miniature Golf Course Design Firm for the Design, then Hiring a Construction Firm
- Selecting a Miniature Golf Course Design Firm for the Design, then Constructing it Yourself
Each of the above has certain benefits and disadvantages. For someone wishing to avoid alt of design and construction headaches selecting a Design/Build firm places the responsibility for both the design and construction with one firm. These are predominantly contracted for a lump sum price, resulting in the Contractor controlling the design, selection of materials, quality control and methods of construction.
Selecting a design firm to prepare the plans and specifications eliminates the potential of the design being based on the contractor’s specific methods of construction and material selection. In theory this presents the opportunity for a more effective long term quality of construction. It also provides the owner with the option to select a local construction firm that would be more readily available for possible future site problems, should such occur. Being local, the firm would have a more complete knowledge of the availability of local material sources and competitive pricing. While difficult to quantify, a local construction firm would potentially have a stronger pride of workmanship in terms of business reputation. Being local, there should be a cost benefit in terms of mobilization and ability to obtain quality local craftsmen. The disadvantages include a predictably higher project cost, reduced control in the actual design and quality control of materials and construction methods.
While not a reasonable alternative for everyone, there are sizable rewards for those with the skill and commitment to construct the project yourself or to be the general contractor. Should you be able to do so, you gain much greater control in terms of the quality and total project cost. An obvious benefit could be a sizable construction cost saving.
Facing a Tight Budget? Use Local Contractors or Do it Yourself:
We hear that money is cheap and readily available. That doesn’t mean everyone can obtain all of the required funding to get their planned project up and running. Many may not be able to establish complete financing for a miniature golf course. Others may choose to limit their financial commitments. There may be many reasons. Often smaller businesses such as camp grounds, motels, etc. may have the skill sets and capability to "build their own," but can't obtain the financing to go the conventional route.
Over the years Entertainment Concepts, Inc. has developed plans for many clients that elected to utilize local construction or landscaping firms, or in a number of cases to actually do it themselves. The actual construction of miniature golf courses involves straight forward construction methods that can be performed by local contractors or individuals.
Construction of a miniature golf course is rather simple as long as the plans used are based on and incorporate sound miniature golf play principles. In doing so, the owner can reap the benefits of not having the overhead costs experienced by design-build firms, including their ongoing marketing, insurance, support staff, payroll costs, mobilization, travel expenses, food, lodging and related expenses.
A number of smaller operators have utilized the "sweat equity" approach to construct their own miniature golf courses with little or no outside help other than a set of drawings and specifications to follow and a consultant that is ready and willing to provide advice or guidance if needed.
The time required to construct your own course will governed by your available time, project site and proximity of necessary construction materials. It may or may not take longer to construct, depending on the amount of time that can be spent on the work. Other than carpeting, clubs, balls, fairway markers, cups and flags; the remaining equipment and construction materials are available in almost every community. This can result sizable savings for those who elect to have plans and specifications created by a design only firm.
The choice to use local contractors or one’s own labor is dependent on their personal skills, available equipment, labor force and ability to undertake the project without negatively impacting on their existing time commitments.
The vast majority of the miniature golf courses in existence today were designed and constructed by a number of design/build firms located around the country. This being true, it is far from the only viable option.
Selecting your Design-Build Firm or Design Consultant:
There are three primary methods to proceed with your project. They are: 1.) employing a Design - Build Contractor to develop a concept based on your requirements, available space and budget; 2.) employing a design consultant to develop a design based on your criteria and getting proposals from one or more design build firms to construct the design; or 3.) constructing it yourself.
For many people, the first two concepts are the most practical. Qualified design-build firms will present many examples of successful courses they've constructed. They wouldn't be able to stay in business if their courses didn't succeed. Each firm has developed its construction processes to minimize construction costs and to enable them to be competitive in the market. As with design consultants each has its own format and approach.
Have a Tight Budget – Use Local Contractors or Do it Yourself:
We hear that money is cheap and readily available. That doesn’t mean everyone is eligible for all the funding required to get their planned project up and running. Many may not be able to establish complete financing for a miniature golf course. Others may choose to limit their financial commitments. There may be many reasons. Often smaller businesses such as camp grounds, motels, etc. may have the capability to "build their own," but can't obtain the financing to go the conventional route.
Entertainment Concepts, Inc. A miniature Golf Course Design Firm:
Over the years Entertainment Concepts, Inc. has developed plans for many clients that elected to utilize local construction or landscaping firms. Construction of a miniature golf course is rather simple as long as the plans used are based on and incorporate sound miniature golf play principles. In doing so, the owner can reap the benefits of not having the overhead costs experienced by design-build firms, including their ongoing marketing, insurance, support staff, payroll costs, mobilization, travel expenses, food, lodging and related expenses.
The firm approaches each new project with a commitment to make it the best possible facility for the client, his target market and the physical and financial constraints placed by the physical site and the Client's budget. The correct size and concept are extremely important for the client's ultimate success. Its long and successful history of not only outstanding miniature golf courses, go-kart tracks and family entertainment center designs but extensive additional design and construction experience in transportation, public works, commercial and residential projects brings a wider range of expertise and overall experience to each project in terms of added service capabilities than that of our competition.
With extensive experience on projects involving stormwater management planning and design, traffic engineering, parking lot and entrance design, agency coordination, highway and street design as well as many municipal, commercial and private industry planning, design and construction observation projects we bring to the design process extensive expertise in grading, drainage, lighting, parking lot and entrance design.
Should you be planning to develop a miniature golf course, outdoor or indoor go-kart track, bumper boat pond or a complete family entertainment center and associated attractions and amenities, ECI would welcome the opportunity to discuss your concepts in detail and to submit a proposal for professional services tailored to your specific requirements. Whichever direction you determine to proceed, may you be successful in your venture.
This article addresses the thought process that we feel should be considered when developing a course design for a profit oriented facility in a smaller market. We've all seen the extremely themed courses created for competitive tourism markets, such as Orlando, Wisconsin Dells, Branson, Myrtle Beach and numerous other locations with millions of visitors each year. These also have fantastic construction costs to match, in some instances exceeding two million dollars and more. They look great and some even play great, but they are not even remotely viable for the general market. In addition very few provide ADA compliance over 18-holes, while some of the newer ones provide 9-holes of accessible fairways and people with disabilities are requested to repeat the nine for an 18-hole play. While it may meet the letter of the law, we do not feel it is in the best interest of your target market or the overall community to limit accessibility.
The course you develop should have appeal for your local market, easily address ADA requirements, fall within a reasonable budget and stand the measure of time both in its physical structure and its ability to generate return visits.
Peter is a registered professional engineer in Illinois and Wisconsin and the President of Entertainment Concepts, Inc. (formerly Peter F. Olesen and Associates, Inc.) a firm with more than 39 years of experience designing both outdoor and indoor family entertainment centers, stand alone go-kart tracks and miniature golf courses, bumper boat ponds and related attractions. The firm has been at the forefront of go-kart, miniature golf course and bumper boat pond design, introducing many innovations in safety, geometrics, design and construction methods now widely emulated throughout the industry. The firm has performed more than 650 projects in 46 states, Angola, Brunei, Canada (Alberta, British Columbia, Ontario, Quebec and Saskatchewan), Cuba (Guantanamo Bay), Kazakhstan, Mexico, Puerto Rico, Saudi Arabia and Vietnam. They span feasibility, concept development, master plans, final design and construction engineering. He is a member of the faculty of Foundations Entertainment University (49 seminar presentations over 17 years), presented seminars at the International Association of Amusement Parks and Attractions, FunExpo, Kart Expo and Leisure Expo as well presenting go-kart safety seminars for the State of Ohio. He has, and continues to write articles for industry magazines and internet newsletters. Check out our web site www.fecdesigners.com. He can be reached at 847-561-7013 or
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