Is there a golf glut?; A huge increase in new =
golf courses=20
means lots of choice for players -- and a challenge for established=20
clubs Times Colonist (Victoria) =
By the time three new golf courses open over =
the next 16=20
months, it will be possible to play 18 holes a day every day for more =
than three=20
weeks without playing the same course twice -- and without leaving the =
southern=20
half of Vancouver Island.=20
The multimillion-dollar developments at Highland Pacific and Bear =
Mountain=20
Golf Resort -- the Valley Course -- near Victoria, as well as the Cliffs =
Over=20
Maple Bay near Duncan promise to be first-class sports tourism =
attractions for=20
players from around the world as well as local golfers. But these are =
three new=20
venues in an area that already has more than 20 major courses within a =
two-hour=20
drive.=20
Is the Island golf market in danger of becoming saturated? Will the =
boom in=20
golf-course construction lead smaller and older courses to lose =
membership and=20
fall by the wayside, or is it a plus to the economy, bringing even more =
golfers=20
to the Island?=20
"Are we afraid there are going to be too many golf courses in the =
area?" asks=20
Lyle Acton, general manager at Highland Pacific, which is owned and =
operated by=20
the Plasterer family. "Quite simply, no. Actually we think there is =
still room=20
for more."=20
"We did a market analysis back in 1999-2000, when we first started =
thinking=20
about our golf course. It was an independent analysis and they came back =
with=20
results that showed the area could support six more courses.=20
"Since then, Bear Mountain is coming on with two and then there's us, =
so=20
really, there's still room for more."=20
Golfers can get a sneak peek at the Highland Pacific course next =
month when=20
four holes are expected to open for play, complementing the recently =
opened=20
two-tiered, 44-stall driving range and pro shop at the course.=20
"We're going to have a little loop of two par-3s and two par-4s open =
very=20
soon so people can actually get out there and play," Acton says. "And =
then by=20
September, we'll add the other five holes of what we call our Pacific =
nine."=20
The remaining nine holes -- the Highland nine -- of the par-71, =
6,500-yard=20
course should be open for play by next summer, he says.=20
Up at Bear Mountain, which expects to open the first nine holes of =
the new=20
Valley course Aug. 1, head pro Stephen MacPherson agrees with his =
golf-course=20
neighbour.=20
"Actually I think all these golf courses in the area are good for us =
as a=20
golf vacation destination," MacPherson said. "When people come visit us =
for=20
several days, it's nice to have other championship golf courses in the =
vicinity=20
to allow golfers plenty of options.=20
"I think it makes for great golf tourism and all the courses in the =
area see=20
the benefits."=20
MacPherson said the first nine holes of the Steve Nicklaus-designed =
Valley=20
course will be worked into the current 18 holes of the Mountain course, =
giving=20
golfers 27 holes of options. The final nine holes of the Valley course =
should be=20
in play by late fall or early spring of 2009.=20
"With the addition of nine holes this summer, we can offer golfers =
three=20
different loops so we think that variety will be a big plus, and then, =
weather=20
permitting the other nine will come about in late fall."=20
The new Valley course is expected to be about 7,000 yards from the =
back tees,=20
but there will be five different tee boxes offering plenty of variety =
for all=20
levels of golfers.=20
And next spring a full Nicklaus Golf Academy practice facility will =
open at=20
Bear Mountain.=20
"A portion of our practice facility opened last month so we are now =
offering=20
lessons, and probably by next March we'll have the Nicklaus Academy =
open, so=20
we're really looking forward to the next 12 months."=20
A little further up-Island near Duncan, the Greg Norman-designed =
Cliffs Over=20
Maple Bay development has been delayed slightly thanks to Mother Nature =
and=20
slower-than-expected real estate sales, but by this time next year, =
another=20
championship golf course will be open on the Island.=20
"I think all these courses in the area will complement each other," =
said Zane=20
Bouvette, spokesman for the real estate sales team for the Cliffs. "When =
junkets=20
come in with golfers, they are usually looking for courses in close =
proximity to=20
offer some variety and we'll have that here."=20
Like Highland Pacific and Bear Mountain, the Cliffs will have an =
adjacent=20
hotel. And like Bear Mountain, the Cliffs will have residential units=20
surrounding the course.=20
The millions of dollars from property sales go toward funding the=20
construction and maintenance of the golf course. The two are closely =
linked. A=20
slower real estate market has delayed construction on the Cliffs course. =
This link between property sales and the quality of the golf course =
is=20
becoming the norm around the world.=20
But what about the older courses that don't rely heavily on real =
estate sales=20
or golf tourism?=20
Courses from Gorge Vale in Victoria to Royal Colwood and Olympic View =
on the=20
West Shore to Morningstar and Eaglecrest up-Island rely on their =
membership and=20
public green fees to operate. Their surrounding housing lots were sold a =
long=20
time ago and new members have been hard to come by as people have lots =
of=20
chances to golf at different clubs.=20
These courses, whether private or public, are now left with finding =
other=20
ways to generate income and attract more members.=20
Some, like Gorge Vale and Royal Colwood, are upgrading their golf =
courses and=20
club houses to improve their marketability. Others, such as Olympic View =
and=20
Eaglecrest, are in the process of finding and selling new lots to =
generate funds=20
for golf course operating costs.=20
Rates for membership at almost all the private clubs in the area have =
come=20
down in recent years and some clubs offer special promotions to attract =
new=20
members.=20
But will it be enough to keep up in the competitive world of =
golf-course=20
ownership?=20
Just last year, the Operating Engineers Pension Plan of Ontario sold=20
Eaglecrest Golf Club in Qualicum Beach because, it claims, the club was =
not=20
making enough money to fund the necessary upgrades that would keep the =
course=20
competitive. And a few months ago, it also sold Morningstar in =
Parksville.=20
Eaglecrest was purchased by Vancouver native Paul Kim, whose family =
also=20
owned Semiahmoo Golf Centre in Surrey before selling it two years ago. =
He=20
managed to develop and sell a handful of lots on Eaglecrest property and =
used=20
the income to upgrade the clubhouse, including renovations to the =
washrooms, pro=20
shop, restaurant and patio.=20
Kim hopes to increase the size of the banquet hall and put a new roof =
on the=20
clubhouse. He eventually hopes to renovate the golf course, too, and has =
already=20
started by moving trees to allow more sunshine to warm the grass and =
avoid frost=20
problems.=20
But will such improvements be enough to keep Eaglecrest competitive =
with=20
these new and pristine championship courses?=20
"In my opinion, yes, there will be too many golf courses in the area =
when=20
these new ones come about," Kim said.=20
"Golf-course ownership is no longer about the golf, it's now about =
the real=20
estate business. Bear Mountain wouldn't be there without the hotel and=20
surrounding lots. Any new golf course nowadays comes with a real estate =
aspect.=20
"It's very rare that you find a golf course by itself now. And it's =
difficult=20
to compete against that if all you have is golf."=20
Up the street from Eaglecrest, Qualicum Beach Memorial golf course =
just put=20
the finishing touches on a new multimillion-dollar clubhouse.=20
At Olympic View in Metchosin, surrounding property near the entrance =
is being=20
developed for single-family units and condominiums. There are also plans =
to=20
renovate the clubhouse in the near future. Is the course trying =
desperately to=20
keep up with the high-end destination courses? Not exactly, says Olympic =
View=20
general manager Randy Frank.=20
"Bear Mountain has had a positive impact on our course and I would =
expect=20
that to continue with the addition of their second course there," Frank =
said.=20
"The destination courses bring golfers into the area and we hope to =
offer a=20
great product for them to play."=20
Golf course developers seem to think the Island can handle more =
courses=20
because development is not slowing. In two years the $600-million =
Wyndansea=20
Oceanfront Golf Resort is due to open in scenic Ucluelet. It will =
include a Jack=20
Nicklaus-designed championship 18-hole course, two hotels, single and=20
multi-family homes and commercial space.=20
As more of the southern half of the Island is turned into fairways =
and greens=20
surrounded by new housing developments, the question remains: How many =
holes are=20
too many?=20
NEXT ON THE TEE=20
New golf courses expected to open soon on southern Vancouver Island:=20
1. Highland Pacific
Golf Course=20
- 6,451 yards, par 71=20
- Opening: First four holes, June 1. Next five holes, Sept. 1; =
remaining nine=20
holes, summer 2009=20
2. Bear Mountain Golf Course -- Valley Course=20
- 7,000 yards, par 71=20
- Opening: First 9 holes, Aug. 1; remaining nine holes, late fall =
2008 or=20
early spring 2009=20
3. Cliffs Over Maple Bay=20
- About 7,000 yards, par 71=20
- Opening: Fall 2009=20
MOTHER NATURE IS THE BEST ALLY FOR COURSE DESIGNERS=20
Go with the flow and make sure you have plenty of sand=20
Golf course developers work closely with a common partner -- Mother =
Nature.=20
"In my mind, the best way to design a golf course is to go with the =
lay of=20
the land," said Lyle Acton, general manager of the soon-to-be-opened =
Highland Pacific Golf Course just west of Victoria.=20
"The hills and valleys are usually already there so you don't want to =
change=20
too much. Mother Nature usually is a pretty good designer."=20
Acton, whose club will open its first four holes -- two par 3s and =
two par 4s=20
-- next month, said the first stage of designing a hole is called terra =
forming.=20
"That's when you shape the hole. And you go with the way the earth is =
formed.=20
You may widen the valley or add a little to a hill, but you work with =
the basic=20
design that the land has provided."=20
Once a hole has been roughed in, underground drainage and irrigation =
trenches=20
are dug and sprinklers are put in.=20
Then it's time for the most important ingredient on a golf course.=20
"Sand. You need lots of sand because grass loves to grow in sand," =
said=20
Acton.=20
Once the sand has been placed on the terra form, the grass seed goes =
down.=20
"A fairway usually takes about six to eight weeks to grow in, but the =
greens=20
and tee boxes you need substantially more time for them."=20
Acton said golf course designers also have to take into consideration =
other=20
factors such as altitude and shade.=20
"You have to be wary of frost but, with the exception of maybe Bear =
Mountain,=20
we don't have a whole lot of altitude to worry about in Victoria so =
elevation is=20
not a real problem for us.=20
"But we have plenty of trees so you have to be careful about shade =
because=20
frost loves shade so you try and keep the greens out of the shade."=20
Acton said from start to finish, a golf course can take up to three =
years.=20
At Highland Pacific, which borders both Saanich and View Royal, the =
family of=20
the late Herb Plasterer turned his dream of building a golf course into =
reality.=20
"Herb used to farm sheep on this land. And, although it took a very =
long time=20
due to things like working with two municipalities with regards to =
zoning and=20
things like that, we are on target to accomplish a life-long dream of =
Herb's and=20
we're all excited about that."=20
The remaining five holes of the first nine holes should open this =
fall, with=20
the final nine holes opening next summer. The club also has a two-tiered =
driving=20
range and a hotel is planned for the neighbouring land once the golf =
course is=20
complete.=20
And it will be a public course. "We'll keep the green fees reasonable =
because=20
Herb wanted as many people as possible to enjoy the golf course," Acton =
said.=20
"We've just had Golf Plus come on board with a pro shop in our =
clubhouse so=20
it's all starting to come together and that's really nice to see."=20
bdrewry@tc.canwest.com
Illustration:Highland Pacific Golf Course,=20
one of three new courses nearing completion: This is the second hole on =
the=20
Pacific Nine, 160 yards from the green looking at the elevated tee =
box.Highland Pacific Golf Course: Public course will fulfil the =
dream of=20
farmer Herb Plasterer, who owned the land it's on.Idnumber: 200805250111
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function s_rq(un){var =
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function s_gs(un){un=3Dun.toLowerCase()
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yr<1900?yr+1900:yr;t=3Dtm.getDate()+'/'+tm.getMonth()+'/'+yr+' '
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p+=3Dps;pn++}s_q=3D(g?'&g=3D'+s_ape(s_fl(g,255)):'')+(r?'&r=3D'+s_ape(s_f=
l(r,
255)):'')+(s?'&s=3D'+s_ape(s):'')+(c?'&c=3D'+s_ape(c):'')+(j?'&j=3D'+j:''=
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v?'&v=3D'+v:'')+(k?'&k=3D'+k:'')+(bw?'&bw=3D'+bw:'')+(bh?'&bh=3D'+bh:'')+=
(ct?
'&ct=3D'+s_ape(ct):'')+(hp?'&hp=3D'+hp:'')+(s_vb?'&vb=3D'+s_vb:'')+(p?'&p=
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+s_ape(p):'')}if(s_gg('usePlugins'))s_wd.s_doPlugins();q+=3D(t?'&t=3D'
+s_ape(t):'')+s_hav();if(s_lnk||s_eo){var o=3Ds_eo?s_eo:s_lnk;if(!o)
return '';var =
p=3Ds_wd.s_g_pageName,w=3D1,t=3Ds_ot(o),n=3Ds_oid(o),x=3Do.s_oidt,
h,l,i,oc;if(s_eo&&o=3D=3Ds_eo){while(o&&!n&&t!=3D'BODY'){o=3Do.parentElem=
ent?
o.parentElement:o.parentNode;if(!o)return =
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o.s_oidt}oc=3Do.onclick?o.onclick.toString():'';if(oc.indexOf("s_gs(")>=3D=
0)return =
''}ta=3Do.target;h=3Do.href?o.href:'';i=3Dh.indexOf('?');h=3Ds_gg(
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s_gg('linkName'):s_ln(h);t=3Ds_gg('linkType')?s_gg('linkType'
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s_ape(t):'o')+(h?'&pev1=3D'+s_ape(h):'')+(l?'&pev2=3D'+s_ape(l):'');else
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p=3D
p?s_fl(p,255):'';t=3Ds_ot(o);i=3Do.sourceIndex;if(s_gg('objectID')){n=3D
s_gg('objectID');x=3D1;i=3D1}if(p&&n&&t)qs=3D'&pid=3D'+s_ape(p)+(w?'&pidt=
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i:'')
}s_wd.s_linkName=3Ds_wd.s_linkType=3Ds_wd.s_objectID=3Ds_lnk=3Ds_eo=3D'';=
if(
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}if(!trk&&!qs)return '';var =
code=3D'';if(un){if(trk&&s_vs(un,sed))code+=3D
s_mr(un,sess,q+(qs?qs:s_rq(un)),ta);s_sq(un,trk?'':qs)}else if(
s_wd.s_unl)for(var unn=3D0;unn=3D0) {=0A=
if (!(_uIN(a=3D_uGC(s,"__utma=3D","&")))) a=3D"-";=0A=
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v=3D_uGC(s,"__utmv=3D","&");=0A=
z=3D_uGC(s,"__utmz=3D","&");=0A=
k=3D_uGC(s,"__utmk=3D","&");=0A=
xx=3D_uGC(s,"__utmx=3D","&");=0A=
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if (a!=3D"-" && b!=3D"-" && c!=3D"-") f=3D1;=0A=
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}=0A=
}=0A=
if(f=3D=3D1) {=0A=
_ubd.cookie=3D"__utma=3D"+a+"; path=3D"+_utcp+";"+nx+_udo;=0A=
_ubd.cookie=3D"__utmb=3D"+b+"; path=3D"+_utcp+";"+x+_udo;=0A=
_ubd.cookie=3D"__utmc=3D"+c+"; path=3D"+_utcp+";"+_udo;=0A=
} else if (f=3D=3D2) {=0A=
a=3D_uFixA(s,"&",_ust);=0A=
_ubd.cookie=3D"__utma=3D"+a+"; path=3D"+_utcp+";"+nx+_udo;=0A=
_ubd.cookie=3D"__utmb=3D"+_udh+"; path=3D"+_utcp+";"+x+_udo;=0A=
_ubd.cookie=3D"__utmc=3D"+_udh+"; path=3D"+_utcp+";"+_udo;=0A=
_ufns=3D1;=0A=
} else if (a>=3D0 && b>=3D0 && c>=3D0) {=0A=
b =3D _uGC(dc,"__utmb=3D"+_udh,";");=0A=
b =3D ("-" =3D=3D b) ? _udh : b; =0A=
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if (a>=3D0) a=3D_uFixA(_ubd.cookie,";",_ust);=0A=
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a=3D_udh+"."+_uu+"."+_ust+"."+_ust+"."+_ust+".1";=0A=
nv=3D1;=0A=
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_ubd.cookie=3D"__utma=3D"+a+"; path=3D"+_utcp+";"+nx+_udo;=0A=
_ubd.cookie=3D"__utmb=3D"+_udh+"; path=3D"+_utcp+";"+x+_udo;=0A=
_ubd.cookie=3D"__utmc=3D"+_udh+"; path=3D"+_utcp+";"+_udo;=0A=
_ufns=3D1;=0A=
}=0A=
if (_ulink && xx && xx!=3D"" && xx!=3D"-") {=0A=
xx=3D_uUES(xx);=0A=
if (xx.indexOf(";")=3D=3D-1) _ubd.cookie=3D"__utmx=3D"+xx+"; =
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}=0A=
if (_ulink && v && v!=3D"" && v!=3D"-") {=0A=
v=3D_uUES(v);=0A=
if (v.indexOf(";")=3D=3D-1) _ubd.cookie=3D"__utmv=3D"+v+"; =
path=3D"+_utcp+";"+nx+_udo;=0A=
}=0A=
var wc=3Dwindow;=0A=
var c=3D_ubd.cookie;=0A=
if(wc && wc.gaGlobal && wc.gaGlobal.dh=3D=3D_udh){=0A=
var g=3Dwc.gaGlobal;=0A=
var ua=3Dc.split("__utma=3D"+_udh+".")[1].split(";")[0].split(".");=0A=
if(g.sid)ua[3]=3Dg.sid;=0A=
if(nv>0){=0A=
ua[2]=3Dua[3];=0A=
if(g.vid){=0A=
var v=3Dg.vid.split(".");=0A=
ua[0]=3Dv[0];=0A=
ua[1]=3Dv[1];=0A=
}=0A=
}=0A=
_ubd.cookie=3D"__utma=3D"+_udh+"."+ua.join(".")+"; =
path=3D"+_utcp+";"+nx+_udo;=0A=
}=0A=
_uInfo(page);=0A=
_ufns=3D0;=0A=
_ufno=3D0;=0A=
if (!page || page=3D=3D"") _uff=3D1;=0A=
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function _uGH() {=0A=
var hid;=0A=
var wc=3Dwindow;=0A=
if (wc && wc.gaGlobal && wc.gaGlobal.hid) {=0A=
hid=3Dwc.gaGlobal.hid;=0A=
} else {=0A=
hid=3DMath.round(Math.random()*0x7fffffff);=0A=
if (!wc.gaGlobal) wc.gaGlobal=3D{};=0A=
wc.gaGlobal.hid=3Dhid;=0A=
}=0A=
return hid;=0A=
}=0A=
function _uInfo(page) {=0A=
var p,s=3D"",dm=3D"",pg=3D_udl.pathname+_udl.search;=0A=
if (page && page!=3D"") pg=3D_uES(page,1);=0A=
_ur=3D_ubd.referrer;=0A=
if (!_ur || _ur=3D=3D"") { _ur=3D"-"; }=0A=
else {=0A=
dm=3D_ubd.domain;=0A=
if(_utcp && _utcp!=3D"/") dm+=3D_utcp;=0A=
p=3D_ur.indexOf(dm);=0A=
if ((p>=3D0) && (p<=3D8)) { _ur=3D"0"; }=0A=
if (_ur.indexOf("[")=3D=3D0 && =
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}=0A=
s+=3D"&utmn=3D"+_uu;=0A=
if (_ufsc) s+=3D_uBInfo();=0A=
if (_uctm) s+=3D_uCInfo();=0A=
if (_utitle && _ubd.title && _ubd.title!=3D"") =
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if (_udl.hostname && _udl.hostname!=3D"") =
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if (_usample && _usample !=3D 100) s+=3D"&utmsp=3D"+_uES(_usample);=0A=
s+=3D"&utmhid=3D"+_uGH();=0A=
s+=3D"&utmr=3D"+_ur;=0A=
s+=3D"&utmp=3D"+pg;=0A=
if ((_userv=3D=3D0 || _userv=3D=3D2) && _uSP()) {=0A=
var i=3Dnew Image(1,1);=0A=
i.src=3D_ugifpath+"?"+"utmwv=3D"+_uwv+s;=0A=
i.onload=3Dfunction() { _uVoid(); }=0A=
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if ((_userv=3D=3D1 || _userv=3D=3D2) && _uSP()) {=0A=
var i2=3Dnew Image(1,1);=0A=
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i2.src=3D_ugifpath2+"?"+"utmwv=3D"+_uwv+s+"&utmac=3D"+_uacct+"&utmcc=3D"+=
_uGCS();=0A=
i2.onload=3Dfunction() { _uVoid(); }=0A=
}=0A=
return;=0A=
}=0A=
function _uVoid() { return; }=0A=
function _uCInfo() {=0A=
if (!_ucto || _ucto=3D=3D"") { _ucto=3D"15768000"; }=0A=
if (!_uVG()) return;=0A=
var =
c=3D"",t=3D"-",t2=3D"-",t3=3D"-",o=3D0,cs=3D0,cn=3D0,i=3D0,z=3D"-",s=3D""=
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if (_uanchor && _udlh && _udlh!=3D"") s=3D_udlh+"&";=0A=
s+=3D_udl.search;=0A=
var x=3Dnew Date(_udt.getTime()+(_ucto*1000));=0A=
var dc=3D_ubd.cookie;=0A=
x=3D" expires=3D"+x.toGMTString()+";";=0A=
if (_ulink && !_ubl) {=0A=
z=3D_uUES(_uGC(s,"__utmz=3D","&"));=0A=
if (z!=3D"-" && z.indexOf(";")=3D=3D-1) { =
_ubd.cookie=3D"__utmz=3D"+z+"; path=3D"+_utcp+";"+x+_udo; return ""; }=0A=
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z=3Ddc.indexOf("__utmz=3D"+_udh+".");=0A=
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t=3D_uGC(s,_ucid+"=3D","&");=0A=
t2=3D_uGC(s,_ucsr+"=3D","&");=0A=
t3=3D_uGC(s,"gclid=3D","&");=0A=
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if (t2!=3D"-" && t2!=3D"") { if (c !=3D "") c+=3D"|"; =
c+=3D"utmcsr=3D"+_uEC(t2); }=0A=
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c+=3D"utmgclid=3D"+_uEC(t3); }=0A=
t=3D_uGC(s,_uccn+"=3D","&");=0A=
if (t!=3D"-" && t!=3D"") c+=3D"|utmccn=3D"+_uEC(t);=0A=
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t=3D_uGC(s,_ucmd+"=3D","&");=0A=
if (t!=3D"-" && t!=3D"") c+=3D"|utmcmd=3D"+_uEC(t);=0A=
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t=3D_uGC(s,_uctr+"=3D","&");=0A=
if (t!=3D"-" && t!=3D"") c+=3D"|utmctr=3D"+_uEC(t);=0A=
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t=3D_uGC(s,_ucct+"=3D","&");=0A=
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t=3D_uGC(s,_ucno+"=3D","&");=0A=
if (t=3D=3D"1") o=3D1;=0A=
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if (c=3D=3D"-" || c=3D=3D"") { c=3D_uOrg(); if (z!=3D"-" && =
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if (c=3D=3D"-" || c=3D=3D"") { if (_ufns=3D=3D1) c=3D_uRef(); if =
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if (c=3D=3D"-" || c=3D=3D"") {=0A=
if (z=3D=3D"-" && _ufns=3D=3D1) { =
c=3D"utmccn=3D(direct)|utmcsr=3D(direct)|utmcmd=3D(none)"; }=0A=
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}=0A=
if (z!=3D"-") {=0A=
i=3Dz.indexOf(".");=0A=
if (i>-1) i=3Dz.indexOf(".",i+1);=0A=
if (i>-1) i=3Dz.indexOf(".",i+1);=0A=
if (i>-1) i=3Dz.indexOf(".",i+1);=0A=
t=3Dz.substring(i+1,z.length);=0A=
if (t.toLowerCase()=3D=3Dc.toLowerCase()) cs=3D1;=0A=
t=3Dz.substring(0,i);=0A=
if ((i=3Dt.lastIndexOf(".")) > -1) {=0A=
t=3Dt.substring(i+1,t.length);=0A=
cn=3D(t*1);=0A=
}=0A=
}=0A=
if (cs=3D=3D0 || _ufns=3D=3D1) {=0A=
t=3D_uGC(dc,"__utma=3D"+_udh+".",";");=0A=
if ((i=3Dt.lastIndexOf(".")) > 9) {=0A=
_uns=3Dt.substring(i+1,t.length);=0A=
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}=0A=
cn++;=0A=
if (_uns=3D=3D0) _uns=3D1;=0A=
_ubd.cookie=3D"__utmz=3D"+_udh+"."+_ust+"."+_uns+"."+cn+"."+c+"; =
path=3D"+_utcp+"; "+x+_udo;=0A=
}=0A=
if (cs=3D=3D0 || _ufns=3D=3D1) return "&utmcn=3D1";=0A=
else return "&utmcr=3D1";=0A=
}=0A=
function _uRef() {=0A=
if (_ur=3D=3D"0" || _ur=3D=3D"" || _ur=3D=3D"-") return "";=0A=
var i=3D0,h,k,n;=0A=
if ((i=3D_ur.indexOf("://"))<0 || _uGCse()) return "";=0A=
h=3D_ur.substring(i+3,_ur.length);=0A=
if (h.indexOf("/") > -1) {=0A=
k=3Dh.substring(h.indexOf("/"),h.length);=0A=
if (k.indexOf("?") > -1) k=3Dk.substring(0,k.indexOf("?"));=0A=
h=3Dh.substring(0,h.indexOf("/"));=0A=
}=0A=
h=3Dh.toLowerCase();=0A=
n=3Dh;=0A=
if ((i=3Dn.indexOf(":")) > -1) n=3Dn.substring(0,i);=0A=
for (var ii=3D0;ii<_uRno.length;ii++) {=0A=
if ((i=3Dn.indexOf(_uRno[ii].toLowerCase())) > -1 && =
n.length=3D=3D(i+_uRno[ii].length)) { _ufno=3D1; break; }=0A=
}=0A=
if (h.indexOf("www.")=3D=3D0) h=3Dh.substring(4,h.length);=0A=
return =
"utmccn=3D(referral)|utmcsr=3D"+_uEC(h)+"|"+"utmcct=3D"+_uEC(k)+"|utmcmd=3D=
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}=0A=
function _uOrg(t) {=0A=
if (_ur=3D=3D"0" || _ur=3D=3D"" || _ur=3D=3D"-") return "";=0A=
var i=3D0,h,k;=0A=
if ((i=3D_ur.indexOf("://"))<0 || _uGCse()) return "";=0A=
h=3D_ur.substring(i+3,_ur.length);=0A=
if (h.indexOf("/") > -1) {=0A=
h=3Dh.substring(0,h.indexOf("/"));=0A=
}=0A=
for (var ii=3D0;ii<_uOsr.length;ii++) {=0A=
if (h.toLowerCase().indexOf(_uOsr[ii].toLowerCase()) > -1) {=0A=
if ((i=3D_ur.indexOf("?"+_uOkw[ii]+"=3D")) > -1 || =
(i=3D_ur.indexOf("&"+_uOkw[ii]+"=3D")) > -1) {=0A=
k=3D_ur.substring(i+_uOkw[ii].length+2,_ur.length);=0A=
if ((i=3Dk.indexOf("&")) > -1) k=3Dk.substring(0,i);=0A=
for (var yy=3D0;yy<_uOno.length;yy++) {=0A=
if (_uOno[yy].toLowerCase()=3D=3Dk.toLowerCase()) { _ufno=3D1; =
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}=0A=
if (t) return _uEC(k);=0A=
else return =
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}=0A=
}=0A=
}=0A=
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}=0A=
function _uGCse() {=0A=
var h,p;=0A=
h=3Dp=3D_ur.split("://")[1];=0A=
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h=3Dh.split("/")[0];=0A=
p=3Dp.substring(p.indexOf("/")+1,p.length);=0A=
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if(p.indexOf("?")>-1) {=0A=
p=3Dp.split("?")[0];=0A=
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if(h.toLowerCase().indexOf("google")>-1) {=0A=
if(_ur.indexOf("?q=3D")>-1 || _ur.indexOf("&q=3D")>-1) {=0A=
if (p.toLowerCase().indexOf("cse")>-1) {=0A=
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}=0A=
}=0A=
}=0A=
}=0A=
function _uBInfo() {=0A=
var sr=3D"-",sc=3D"-",ul=3D"-",fl=3D"-",cs=3D"-",je=3D1;=0A=
var n=3Dnavigator;=0A=
if (self.screen) {=0A=
sr=3Dscreen.width+"x"+screen.height;=0A=
sc=3Dscreen.colorDepth+"-bit";=0A=
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var j=3Djava.awt.Toolkit.getDefaultToolkit();=0A=
var s=3Dj.getScreenSize();=0A=
sr=3Ds.width+"x"+s.height;=0A=
}=0A=
if (n.language) { ul=3Dn.language.toLowerCase(); }=0A=
else if (n.browserLanguage) { ul=3Dn.browserLanguage.toLowerCase(); }=0A=
je=3Dn.javaEnabled()?1:0;=0A=
if (_uflash) fl=3D_uFlash();=0A=
if (_ubd.characterSet) cs=3D_uES(_ubd.characterSet);=0A=
else if (_ubd.charset) cs=3D_uES(_ubd.charset);=0A=
return =
"&utmcs=3D"+cs+"&utmsr=3D"+sr+"&utmsc=3D"+sc+"&utmul=3D"+ul+"&utmje=3D"+j=
e+"&utmfl=3D"+fl;=0A=
}=0A=
function __utmSetTrans() {=0A=
var e;=0A=
if (_ubd.getElementById) e=3D_ubd.getElementById("utmtrans");=0A=
else if (_ubd.utmform && _ubd.utmform.utmtrans) =
e=3D_ubd.utmform.utmtrans;=0A=
if (!e) return;=0A=
var l=3De.value.split("UTM:");=0A=
var i,i2,c;=0A=
if (_userv=3D=3D0 || _userv=3D=3D2) i=3Dnew Array();=0A=
if (_userv=3D=3D1 || _userv=3D=3D2) { i2=3Dnew Array(); c=3D_uGCS(); }=0A=
=0A=
for (var ii=3D0;ii-1) return;=0A=
if (h) { url=3Dl+"#"+p; }=0A=
else {=0A=
if (iq=3D=3D-1 && ih=3D=3D-1) url=3Dl+"?"+p;=0A=
else if (ih=3D=3D-1) url=3Dl+"&"+p;=0A=
else if (iq=3D=3D-1) url=3Dl.substring(0,ih-1)+"?"+p+l.substring(ih);=0A=
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}=0A=
}=0A=
return url;=0A=
}=0A=
function __utmLinker(l,h) {=0A=
if (!_ulink || !l || l=3D=3D"") return;=0A=
_udl.href=3D__utmLinkerUrl(l,h);=0A=
}=0A=
function __utmLinkPost(f,h) {=0A=
if (!_ulink || !f || !f.action) return;=0A=
f.action=3D__utmLinkerUrl(f.action, h);=0A=
return;=0A=
}=0A=
function __utmSetVar(v) {=0A=
if (!v || v=3D=3D"") return;=0A=
if (!_udo || _udo =3D=3D "") {=0A=
_udh=3D_uDomain();=0A=
if (_udn && _udn!=3D"") { _udo=3D" domain=3D"+_udn+";"; }=0A=
}=0A=
if (!_uVG()) return;=0A=
var r=3DMath.round(Math.random() * 2147483647);=0A=
_ubd.cookie=3D"__utmv=3D"+_udh+"."+_uES(v)+"; path=3D"+_utcp+"; =
expires=3D"+_uNx()+";"+_udo;=0A=
var s=3D"&utmt=3Dvar&utmn=3D"+r;=0A=
if (_usample && _usample !=3D 100) s+=3D"&utmsp=3D"+_uES(_usample);=0A=
if ((_userv=3D=3D0 || _userv=3D=3D2) && _uSP()) {=0A=
var i=3Dnew Image(1,1);=0A=
i.src=3D_ugifpath+"?"+"utmwv=3D"+_uwv+s;=0A=
i.onload=3Dfunction() { _uVoid(); }=0A=
}=0A=
if ((_userv=3D=3D1 || _userv=3D=3D2) && _uSP()) {=0A=
var i2=3Dnew Image(1,1);=0A=
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i2.src=3D_ugifpath2+"?"+"utmwv=3D"+_uwv+s+"&utmac=3D"+_uacct+"&utmcc=3D"+=
_uGCS();=0A=
i2.onload=3Dfunction() { _uVoid(); }=0A=
}=0A=
}=0A=
function _uGCS() {=0A=
var t,c=3D"",dc=3D_ubd.cookie;=0A=
if ((t=3D_uGC(dc,"__utma=3D"+_udh+".",";"))!=3D"-") =
c+=3D_uES("__utma=3D"+t+";+");=0A=
if ((t=3D_uGC(dc,"__utmx=3D"+_udh,";"))!=3D"-") =
c+=3D_uES("__utmx=3D"+t+";+");=0A=
if ((t=3D_uGC(dc,"__utmz=3D"+_udh+".",";"))!=3D"-") =
c+=3D_uES("__utmz=3D"+t+";+");=0A=
if ((t=3D_uGC(dc,"__utmv=3D"+_udh+".",";"))!=3D"-") =
c+=3D_uES("__utmv=3D"+t+";");=0A=
if (c.charAt(c.length-1)=3D=3D"+") c=3Dc.substring(0,c.length-1);=0A=
return c;=0A=
}=0A=
function _uGC(l,n,s) {=0A=
if (!l || l=3D=3D"" || !n || n=3D=3D"" || !s || s=3D=3D"") return "-";=0A=
var i,i2,i3,c=3D"-";=0A=
i=3Dl.indexOf(n);=0A=
i3=3Dn.indexOf("=3D")+1;=0A=
if (i > -1) {=0A=
i2=3Dl.indexOf(s,i); if (i2 < 0) { i2=3Dl.length; }=0A=
c=3Dl.substring((i+i3),i2);=0A=
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return c;=0A=
}=0A=
function _uDomain() {=0A=
if (!_udn || _udn=3D=3D"" || _udn=3D=3D"none") { _udn=3D""; return 1; }=0A=
if (_udn=3D=3D"auto") {=0A=
var d=3D_ubd.domain;=0A=
if (d.substring(0,4)=3D=3D"www.") {=0A=
d=3Dd.substring(4,d.length);=0A=
}=0A=
_udn=3Dd;=0A=
}=0A=
_udn =3D _udn.toLowerCase(); =0A=
if (_uhash=3D=3D"off") return 1;=0A=
return _uHash(_udn);=0A=
}=0A=
function _uHash(d) {=0A=
if (!d || d=3D=3D"") return 1;=0A=
var h=3D0,g=3D0;=0A=
for (var i=3Dd.length-1;i>=3D0;i--) {=0A=
var c=3DparseInt(d.charCodeAt(i));=0A=
h=3D((h << 6) & 0xfffffff) + c + (c << 14);=0A=
if ((g=3Dh & 0xfe00000)!=3D0) h=3D(h ^ (g >> 21));=0A=
}=0A=
return h;=0A=
}=0A=
function _uFixA(c,s,t) {=0A=
if (!c || c=3D=3D"" || !s || s=3D=3D"" || !t || t=3D=3D"") return "-";=0A=
var a=3D_uGC(c,"__utma=3D"+_udh+".",s);=0A=
var lt=3D0,i=3D0;=0A=
if ((i=3Da.lastIndexOf(".")) > 9) {=0A=
_uns=3Da.substring(i+1,a.length);=0A=
_uns=3D(_uns*1)+1;=0A=
a=3Da.substring(0,i);=0A=
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lt=3Da.substring(i+1,a.length);=0A=
a=3Da.substring(0,i);=0A=
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if ((i=3Da.lastIndexOf(".")) > 5) {=0A=
a=3Da.substring(0,i);=0A=
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a+=3D"."+lt+"."+t+"."+_uns;=0A=
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}=0A=
function _uTrim(s) {=0A=
if (!s || s=3D=3D"") return "";=0A=
while ((s.charAt(0)=3D=3D' ') || (s.charAt(0)=3D=3D'\n') || =
(s.charAt(0,1)=3D=3D'\r')) s=3Ds.substring(1,s.length);=0A=
while ((s.charAt(s.length-1)=3D=3D' ') || =
(s.charAt(s.length-1)=3D=3D'\n') || (s.charAt(s.length-1)=3D=3D'\r')) =
s=3Ds.substring(0,s.length-1);=0A=
return s;=0A=
}=0A=
function _uEC(s) {=0A=
var n=3D"";=0A=
if (!s || s=3D=3D"") return "";=0A=
for (var i=3D0;i0) r=3Da.substring(i+1,i2); else return =
""; =0A=
if ((i=3Da.indexOf(".",i2+1))>0) t=3Da.substring(i2+1,i); else return =
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if (f) {=0A=
return r;=0A=
} else {=0A=
var c=3Dnew =
Array('A','B','C','D','E','F','G','H','J','K','L','M','N','P','R','S','T'=
,'U','V','W','X','Y','Z','1','2','3','4','5','6','7','8','9');=0A=
return =
c[r>>28&m]+c[r>>23&m]+c[r>>18&m]+c[r>>13&m]+"-"+c[r>>8&m]+c[r>>3&m]+c[((r=
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}=0A=
}=0A=
function _uIN(n) {=0A=
if (!n) return false;=0A=
for (var i=3D0;i"9") && (c!=3D".")) return false;=0A=
}=0A=
return true;=0A=
}=0A=
function _uES(s,u) {=0A=
if (typeof(encodeURIComponent) =3D=3D 'function') {=0A=
if (u) return encodeURI(s);=0A=
else return encodeURIComponent(s);=0A=
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return escape(s);=0A=
}=0A=
}=0A=
function _uUES(s) {=0A=
if (typeof(decodeURIComponent) =3D=3D 'function') {=0A=
return decodeURIComponent(s);=0A=
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return unescape(s);=0A=
}=0A=
}=0A=
function _uVG() {=0A=
if((_udn.indexOf("www.google.") =3D=3D 0 || _udn.indexOf(".google.") =
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_udn.indexOf("google.org")=3D=3D-1) {=0A=
return false;=0A=
}=0A=
return true;=0A=
}=0A=
function _uSP() {=0A=
var s=3D100;=0A=
if (_usample) s=3D_usample;=0A=
if(s>=3D100 || s<=3D0) return true;=0A=
return ((__utmVisitorCode(1)%10000)<(s*100));=0A=
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function urchinPathCopy(p){=0A=
var d=3Ddocument,nx,tx,sx,i,c,cs,t,h,o;=0A=
cs=3Dnew Array("a","b","c","v","x","z");=0A=
h=3D_uDomain(); if (_udn && _udn!=3D"") o=3D" domain=3D"+_udn+";";=0A=
nx=3D_uNx()+";";=0A=
tx=3Dnew Date(); tx.setTime(tx.getTime()+(_utimeout*1000));=0A=
tx=3Dtx.toGMTString()+";";=0A=
sx=3Dnew Date(); sx.setTime(sx.getTime()+(_ucto*1000));=0A=
sx=3Dsx.toGMTString()+";";=0A=
for (i=3D0;i<6;i++){=0A=
t=3D" expires=3D";=0A=
if (i=3D=3D1) t+=3Dtx; else if (i=3D=3D2) t=3D""; else if (i=3D=3D5) =
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c=3D_uGC(d.cookie,"__utm"+cs[i]+"=3D"+h,";");=0A=
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}=0A=
}=0A=
function _uCO() {=0A=
if (!_utk || _utk=3D=3D"" || _utk.length<10) return;=0A=
var d=3D'www.google.com';=0A=
if (_utk.charAt(0)=3D=3D'!') d=3D'analytics.corp.google.com';=0A=
_ubd.cookie=3D"GASO=3D"+_utk+"; path=3D"+_utcp+";"+_udo;=0A=
var sc=3Ddocument.createElement('script');=0A=
sc.type=3D'text/javascript';=0A=
sc.id=3D"_gasojs";=0A=
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