HomeMy WebLinkAbout058Design Guidelines for Golf Courses
Published on:5/2L12015 9:12 PM
Environmental/Design Guidelines for Golf Courses and Standard
Development Requirements
Table of Contents
. Intent of Guidelines. Use of Guidelines. Format of Guidelines. Grading. Habitat - General. Habitat - Streams. Habitat - Trees. Water Quality - Drainage. Water Quality - Chemical Use. Water Demand. Natural Hazards. Archaeology. Traffic. Aesthetics. Traffic. Noise. Growth Inducing Impacts
Intent of The Guidelines
The Golf Course EnvironmentaUDesign Guidelines have several purposes,
foremost of which is to convey Santa Clara County's intent to preserve its
natural environment and to insure that appropriate uses are made of its rural,
unincorporated lands. Both the County General Plan and Zoning Ordinance
allow golf course development in the hillside areas; however, any type of
hillside development in this County may be problematic due to environmental
constraints, such as earthquake faults, landslides, steep slopes, and the
presence of sensitive habitat areas.
Given these constraints, some sites in the hillside areas may simply not be
suitable for golf course development. For example, sites where radical
alteration of the terrain might involve obliteration of natural features-such as
steep ravines-may not meet the intent of these guidelines, and may be
deemed unsuitable for this type of development.
The guidelines contain the criteria which the County will apply in review of
proposed golf courses. To make this document as comprehensive and
informative as possible regarding issues that a golf course proposal will need
to address, the guidelines also incorporate various standard development
requirements generally applicable to all projects, not just golf courses. For
example, trustee agencies such as the State Department of Fish & Game
routinely require that certain tree species and other important forms of habitat
removed or impacted by a development project be replaced at a minimum 3:1
ratio. Standard development requirements such as these apply regardless of
the type of project.
These standards and criteria relate primarily to site selection, course design or
"layout," construction, and long-term operation. They also reflect the design
and environmental issues that are typically of greatest concern when golf
courses are proposed, including:
. grading. habitat. water quality. water demand. natural hazards. archaeology. traffic. aesthetics. noise
o growth-inducing impacts.
The guidelines are intended for the benefit of all persons concerned with and
involved in the review of such proposed land uses. These include staff,
decision makers, project proponents, neighbors and other interested parties,
including neighboring jurisdictions and community organizations.
Of particular importance, the environmenta! guidelines will provide prospective
applicants with:
. a list of criteria to consider prior to submitting applications to the County;. early notice of the standards and criteria by which their projects will be
evaluated by the County and what constitutes a preferred type of project
which will be of net benefit to the immediate community and the County
as a whole; and,. an indication that the County expects golf course proposals in the rural
areas to meet high standards for environmental sensitivity in their design,
development, and operation.
Use of the Guidelines
An example of bridge location and design
that adapts to demanding site conditions
The guidelines are not intended to be formal, inflexible standards. It is not the
County's purpose to require each development to satisfy every applicable
objective of the guidelines. Site restrictions, unforeseen circumstances, or an
innovative approach may result in a proposed design and site plan at variance
with the guidelines.
The guidelines are not intended to constitute an additional discretionary
permitting process or to substitute for or duplicate the project EIR, use permit,
or ASA processes. Instead, the guidelines will be employed in conjunction with
the existing development review processes, primarily to complement the EIR,
which is traditionally more detailed and comprehensive in scope than the
guidelines.
As each golf course proposal undergoes the traditional review and processing
via the use permit and EIR process, staff will also review the proposal for
conformance with these guidelines. A report will be prepared indicating in
summary, qualitative terms how the project conforms with the guidelines. In
certain cases, where the guidelines reveal potentially problematic issues,
project conditions may be developed to specifically address those concerns, in
addition to routine project conditions.
Through the application of these guidelines to various golf course proposals
and designs, new criteria may be added or existing criteria may be modified or
removed. Any such changes would be presented to the Board of Supervisors
for their approval.
Format of the Guidelines
The guidelines have been arranged by "topic" area, followed by a listing of
more detailed "evaluation criteria." The evaluation criteria have been broken
down into two categories (1) those items that would be accomplished during
the design and construction phase and (2) those that would be part of the
post-construction maintenance/operation phase of the golf course. Criteria
listed under Post-Construction Maintenance/Operation cannot be fully
evaluated at the use permit approval phase of any given project; however,
requirements of the EIR Monitoring Program and various County ordinances
will address the overall compliance of the project with stated criteria once it is
operational.
This analysis of each course's conformance with the guidelines will be made
available (along with the EIR) to the final decision-makers to aid them in
making their decision on the project, whether it is to approve the project as
proposed, approve the project with modifications, or deny the project.
Grading
Design and Construction
1. Developers should be aware that certain sites will not be suitable for golf
course development. The site selected should lend itself to use of natural
terrain (avoids location of golf course, clubhouse facilities, or parking lots
in an area requiring substantial alteration of the existing terrain or
vegetation (i.e. filling of ravines, flattening hills, etc.). Grading should be
no more than is required to establish the use per the County Grading
Ordinance.
2. The site selected should permit establishment of the golf course on slopes
of predominately 2Oo/o or less. In order to insure that the finished course
is playable, portions of the course may be sited in areas with slopes in
excess of 2Oo/o, provided that those portions of the course located in
steeper terrain require minimal grading.
3. Significant grading on steeper slopes (3Oo/o or greater) or highly erodible
soils should be avoided. Grading on slopes greater than 30o/o shall be
done in strict conformance with controls and conditions required in the
Grading Permit issued by County Surveyor.
4. Areas within the driplines of trees designated for preservation shall be
protected by appropriate barriers during grading operations. Areas under
these trees may be graded by hand with the approval of an arborist who
has determined that the trees will not be damaged by the disturbance. In
terms of mitigation, trees that will potentially be damaged by grading or
post-construction irrigation will be counted among those that must be
replaced at approved ratios.
5. Appropriate erosion control measures shall be established in conformance
with the County Grading Ordinance, RWQCB regulations, and Non-Point
Source Program best management practices.
6. Access roads should be located and designed so as to not create major or
lasting scars on the landscape and to minimize environmental impacts
(e.9. length, width, location, grading, stream crossings, and visual
impact).
Post-Co n stru ctio n M a i nte n a nce / O pe rati o n
1. A program will be established for insuring maintenance of culverts, drain
inlets, energy dissipaters, etc. in conformance with the County Grading
Ordinance, RWQCB regulations, and Non-Point Source Program best
management practices.
Habitat - General
Design a nd Construction
1. Potential sites should be selected which allow the golf course to be routed
in such a way as to minimize the need to alter or remove existing native
landscapes, trees, and vegetation, and which provide opportunities for
restoration/enhancement of valuable habitat.
2. Natural rock outcroppings which are archaeologically or geologically
significant, and sensitive or critical habitat or environmental features
should be preserved through careful golf course design. Use permit
conditions, permanent open space easements, or other techniques may
be used, as appropriate, to effect preservation.
3. Each site selected for golf course development will likely have a variety of
habitat types present. Representatives of each of those habitat types
should be protected.
4. Course design should provide for creation and/or restoration of native
habitat.
5. The site plan should identify areas for restoration, replanting, and
enhancement of riparian habitat to re-establish wildlife migration
corridors and linkages between fragmented habitat areas. Insure
protection and planned restoration/enhancements for such areas during
construction and ongoing operation.
6. Areas between fairways should be utilized to retain and restore existing
native vegetation, where possible.
7. Native habitats and communities of special value to
threatened/endangered species shall be preserved to the greatest extent
possible, consistent with State and Federal regulations.
8. The site plan should protect drainage systems that suppoft retained
vegetation.
9. Structures and buildings should be located such that impacts to habitats
and significant natural areas are avoided.
10. A plan for removal of invasive, exotic plants should be provided.
Development of ponds which mimic natural conditions in terms of both
aesthetics and habitat, to the extent feasible, is encouraged.
The Links at Spanish Bay reclaimed an abandoned sand quarry; recreating
dunes, drainage patterns, and wetlands.
Habitat - Streams
Design and Construction
1. The golf course design should attempt to minimize the number of stream
crossings. Stream crossings should be designed in such a way as to
minimize erosion and harmful effects to significant habitat and migration
corridors.
2. Bridges should minimize alteration of the stream environment.
3. Design should create and restore riparian habitat, especially in previously
degraded habitat areas, and should reduce the impact of alterations
necessitated by design and construction of the course.
4. The course design should employ vegetated buffer strips of sufficient
width to mitigate impacts to riparian corridors and other significant
habitat which may result from surface drainage of the golf course, cart
paths, and other developed areas. In certain circumstances where
riparian vegetation has been degraded or does not exist, turf grass and
rough areas may be located in closer proximity to the stream bank.
5. In areas proposed for structures, paved roadways, or parking lots,
setbacks of less than the 75-150 feet recommended by the General Plan
should be allowed only when mitigations are possible which adequately
address habitat and stream quality impacts.
6. Cart paths should be graded such that runoff from them generally does
not flow directly into any stream.
7. Construction fencing/siltation barriers should be utilized during the
construction phase where needed to protect habitat and stream areas.
Habitat - Trees
Design and Construction
A bridge at Granite Bay Golf Club which
minimally alters the stream and ravine
environment, including rock outcroppings.
1. The selected site should not be heavily forested (with more than 600/o
tree canopy coverage).
2. The design of the course and related facilities should maximize the
preservation of clusters or significant stands of trees, particularly oaks,
and otherwise preserve "interior" habitat areas.
3. Pursuant to County policy, specimen (generally defined as 12" in
diameter approximately 4.5 ft. above ground level) and heritage trees in
the developed area should be identified. Where possible, removal of the
identified healthy trees should be avoided.
4. Where tree removal is necessary, native tree species should be replanted
at the ratio determined by the California State Department of Fish and
Game (3:1 at minimum, 5:1 at optimum, or as indicated by Trustee
Agencies for specific site conditions); and, if possible, seeds and acorns
collected from the site should be used for replanting stock. Limited off
site mitigation or payment of an in lieu fee may be permitted if
acceptable to arborist and reviewing Trustee Agencies.
5. Irrigation systems should be designed to avoid impacting existing oaks or
other sensitive vegetation.
6. Trees that might be damaged as a result of grading or irrigation will be
counted as cut, and must be replaced atthe minimum 3:1 ratio.
7. If required by the responsible reviewing agency, a certified professional
arborist, botanist, or forester shall be employed to evaluate the status of
trees and related habitats on site and provide direction for restoration
and/or enhancement of impacted areas.
8. Cart paths within the driplines of trees slated for preservation should be
hand graded in such a way as not to damage or stress the tree. Course
designers should consider using non-compacting, permeable surfacing
within the driplines of these trees.
9. Barriers (curbs, fencing, vegetation, etc.) should be established to
discourage caft and pedestrian travel off paths located within or adjacent
to sensitive habitat areas.
10. In non-managed areas, some of the standing snags and downed logs
should be retained for their habitat value.
The area within the dripline of
this ancient oak tree has been
left in a natural, unirrigated state
- Serrano Country Club.
Water Quality - Drainage
Design and Construction
1. In areas where protection of surface or groundwater quality is of critical
concern due to soil type, near-surface groundwater, or similar factors, a
State-licensed pest control advisor certified in groundwater protection
should prepare a plan for the course which minimizes or avoids potential
adverse impacts to surface water or ground water. This plan may include
techniques such as:
" the use of underdrain systems or some other approved means for
capturing and directing leachate away from ground water
o directing flow from underground drains to peat-sand filters in areas
of permeable soils to ensure adequate filtration
2. Paved areas should be limited in order to minimize impermeable surfaces
and, thereby, reduce surface runoff.
In this drainage swale at Granite
Bay Golf Club, use of rock and
plantings help to control flows,
stabilize the swale, and improve
the aesthetic appearance
of the area.
3. The project should employ established best management practices
pursuant to the Non-Point Source Program guidelines to control non-point
source (stormwater) runoff pollution. For example:
" impervious liners for detention/retention ponds and water hazards to
protect ground and surface water quality
" buffer strips, oil/grease separators or other recommended
techniques for parking area drainage systems
o gr€Ers€ traps and other recommended technologies for facilities such
as golf cart maintenance or wash areas to prevent untreated runoff
from entering the natural aquatic environment berms, vegetative
strips, grease traps, or other recommended technologies in parking
areas for drainage controls to minimize pollution to nearby riparian
areas and surface waters
4. The overall drainage system should be designed to insure that there is no
increase in the velocity or amount of off-site flows during major storm
events.
Post-Co n stru cti o n M a i nte n a n ce / O pe rati o n
1. If required by the responsible agency, monitoring programs shall be
established to insure on-going protection of ground and surface water
quality. A contingency plan should be provided for use in the event that
monitoring shows a developing problem.
Water Quality - Chemica! Use
Design and Construction
1. To minimize the need for chemical application, turf areas should be of
sufficient size to accommodate the use, but should allow for existing or
enhanced vegetation to remain between fairways.
2. Drainage design and buffers as described in "Habitat - Streams" section
should be utilized to minimize any adverse impacts of runoff.
3. Storage and use of pesticides, herbicides, and fertilizers will be limited to
and in conformance with all established regulations, the County
Hazardous Materials Storage Ordinance, and with other permitting
procedures of relevant local, state, and federal government agencies.
Post-Constructio n M a i nte na nce / O perati on
Chemical use is minimized through spot
treatment and applicators are licensed
and trained in all safety-related
aspects of chemical use.
1. Integrated Pest Management systems should be employed to insure
judicious use of pesticides, which will be applied by State-certified
applicators.
2. Advanced technology/monitoring equipment should be used to insure
minimal application of pesticides, herbicides, and fertilizers.
3. Use of the slow-release, less soluble, and least mobile chemical fertilizers,
pesticides, and herbicides available is encouraged. These products should
be used at the smallest rates of active ingredient to accomplish the
desired result.
4. Drought, pest, and disease resistant grass species should be selected.
5. Natural buffer areas are maintained by minimizing the use of fertilizers,
pesticides, and herbicides.
6. If required by the Santa Clara Valley Water District (SCVWD), results of
pre- and post-construction monitoring of surface and ground water
quality shall be reported to that agency. Pre-construction reports of water
quality may be required to serve as baseline information against which
regular post-construction monitoring of impacts will be evaluated.
Water Demand
Design a nd Construction
1. Lined artificial storage ponds should not be located in prime groundwater
recharge areas.
2. Turfgrass species and landscaping around buildings should be selected
which are drought-resistant or -tolerant and which are suited for any
special site characteristics or soil conditions.
3. State-of-the-art irrigation systems with site meteorological monitoring
capability should be used to minimize water use.
4. If on-site wells are to be used as the irrigation water source, analysis will
be required to determine the safe yield in order to prevent aquifer and/or
stream flow depletion.
Post-Co n stru cti o n M a i nte n a n ce / O pe ratio n
1. Use of non-potable water supply, with possible use of reclaimed waste
water (unless the site is adjacent to a reservoir), should be maximized in
conformance with state and regional regulations.
2. Approved, low-flow fixtures should be used in the clubhouse and related
ancillary facilities.
3. On-site wells used for irrigation water supply should be metered, with
usage periodically reported to appropriate agencies, if required to do so in
conjunction with aquifer depletion analysis.
4. If required by the responsible agency, a drought-contingency plan
prepared in coordination with the SCVWD or other appropriate agencies
shall be provided.
Natural Hazards
Design and Construction
1. If recent or ancient landslides are present on the site, geologic reports
may be required which confirm that water usage on the golf course is
unlikely to lubricate the slide.
2. Hazardous materials shal! be stored in locations which are not subject to
geologic hazards and are designed (berms, drainage controls) to insure
that there will not be an accidental release into the environment, per the
County's Hazardous Materials Control Ordinance.
3. In accordance with applicable County Ordinances and the requirements of
the County Department of Environmenta! Health, sewage treatment
facilities shall be located outside of flood zones and established setbacks
from reservoirs.
Archaeology
Foundation remains of an historic structure are preserved and incorporated
into the design of the Serrano Country Club golf course.
Design and Construction
1. The design of the course should preserve significant archaeological areas
and/or historical features present on the site.
2. Significant archaeological sites should be staked, flagged, or fenced-off to
insure their protection.
Traffic
Design and Construction
1. Traffic generated by the facility should not cause adjacent intersections to
exceed level of service D, per County General Plan Policy.
2. The access road should be sited to avoid directing traffic through existing
residential areas, if possible.
3. To avoid construction of new roads, existing roads should be used, if
possible.
4. In hillside areas, new roads should be designed to minimize their
permanent off-site visibility.
Aesthetics
Design a nd Construction
1. Off-site visibility of the course and buildings should not create major
adverse impacts as seen from the Valley floor.
2. Significant natural features such as rock outcroppings, natural riparian
areas, knolls, ravines, and canyons should be preserved. Use Permit
conditions, permanent open space easements, or other techniques may
be used as appropriate to affect preservation.
3. The project shall generally conform to the County's established
Architecture and Site Approval (ASA) guidelines. For example:
o The clubhouse should not be sited on a ridge or knoll top highly
prominent or visible off-site or from the Valley floor or public open
space areas.
The clubhouse at Granite Bay Golf Club
is well landscaped and integrated within
the overall site design.
o Line of sight views should be provided in site plans for visually
prominent areas.
o Buildings should not be unduly massive. Their bulk should be broken
up by varying roof heights, spacing, tucking the structures into the
hillside, or employing other architectural techniques to minimize the
MASS.
o Building and rooflng materials should be selected to blend with the
surrounding environment.
o The building design should employ non-glare glass windows.
o Large paved areas, such as parking lots, should be broken up with
landscaped strips and planters.
" Appropriate landscaping should be provided for the clubhouse and all
accessory buildings which are visually prominent.
Maintenance buildings can be quite large, but with
proper siting, design and landscaping, visual impact
can be minimized as illustrated at Granite Bay Golf Club.
" The visual impacts of retaining walls and on-site roads should be
mitigated, if necessary, through appropriate construction materials
and landscaping.
" Lighting should be designed such that it does not impact neighboring
land uses.
o Signs should be of appropriate size and compatible with project
design.
Noise
Design and Construction
1. Where possible, clubhouse facilities and other noise-generating uses and
facilities should be located away from neighbors who might be impacted.
2. Roads should be sited such that traffic noise is minimized for adjacent
residential areas.
3. Construction activities should take place within the hours established by
the County, and equipment should be properly maintained to limit
unnecessary noise levels.
Post-Co n stru cti o n M a i nte n a n ce / O pe rati o n
1. Activities at the clubhouse will be conditioned to comply with County
Noise Ordinance. Hours of operation may be limited by Use Permit
conditions in areas where noise from activities held in the clubhouse may
unduly impact surrounding land uses.
Growth-Inducing Impacts
Design and Construction
1. The project should not provide infrastructure improvements that would be
capable of serving new development other than the proposed project.
2. The project should not stimulate economic expansion or growth (e.9.
major changes in revenue base, employment expansion, etc.) other than
that necessary to serve the proposed project.
3. The project should not establish a precedent for significant change in
current policy (e.9.: Genera! Plan amendment approval for significant
exception(s) to existing policies).
4. In cases where the golf course developer owns lands adjacent to the
project site, a plan for the potential development of those adjacent lands
should be submitted for evaluation.
5. Use permit conditions, open space easements, or other appropriate
techniques may be used to mitigate or prevent growth-inducing impacts.
Note:
The County's fundamental policies on urban growth management require that
urban types and densities of development be located only within city Urban
Service Areas; outside city jurisdiction in the rural unincorporated areas, only
rural densities and types of development are prescribed. These fundamental
policies are of pivotal importance for countywide land use planning. Given the
potential for golf course projects to serve as the stimulus or impetus for
development, each golf course proposal within the rural unincorporated area
will be evaluated in the project EIR for potential inconsistencies with the
County's fundamental urban growth management policies and related policies,
as part of the analysis regarding potential for growth-inducing impacts.
Project Alotes.'
These Guidelines were initially prepared by a team of County Planning Office
staff and were adopted by the Board of Supervisors as Interim Guidelines in
October of 1995. The Board subsequently gave direction that a committee
representing the golf course industry, environmental groups, and the general
public be appointed to further review and revise as necessary the Guidelines
prior to their final approval. After achieving consensus on the criteria
contained in this published version of the Guidelines, the committee forwarded
its recommendation to the County Planning Commission for its consideration.
The Santa Clara County Planning Commission approved the Guidelines July 11,
1996, and the Board of Supervisors adopted the Guidelines in their final form
July 23,1996.
Santa Clara County Board of Superuisors at time of study
Supervisor Dianne McKenna Chairperson, District 5
Supervisor Michael Honda, District 1
Supervisor Blanca Alvarado, District 2
Supervisor Ron Gonzales, District 3
Supervisor James Beall, District 4
Tom Kruse, Chairperson
Chuck Reed
Pat Sausedo
Brent Ventura
Mohinder Mann
Nicolas Holguin
Golf Course Guidelines Review Committee at time of study
Tom Tanner, County Planning Commission (through June, 1996)
Brent Ventura, County Planning Commission
Julia Bott, Sierra Club, Loma Prieta Chapter
Michelle Wayland, Nofthern California Golf Council
Camas Hubenthal, Committee for Green Foothills
Bradford Benz, Golf Course Architect
Craig Breon, Santa Clara Valley Audubon Society
Kevin Bedolla, Golf Industry Representative
Pamela John, Santa Clara Valley Water District
Harvey Dixon, Public Representative
Project Staff
Jaunell Waldo, Associate Planner
Patrick Murphy, Associate Planner
Bill Shoe, Associate Planner