: The City of Santa Cruz, Parks and Recreation Department Strategic Plan For The DeLaveaga Golf Course Master Plan September 2, 22 Submitted By : HALSEY DARAY GOLF GOLF COURSE ARCHITECTS / LANDSCAPE ARCHITECTS 934 Fuerte Drive, Suite 33, La Mesa California 91941-4164 (619) 463-9285 fax: (619) 463-4985 e-mail: hdggolf@worldnet.att.net HDG 122.1
Strategic Plan For The DeLaveaga Golf Course Master Plan September 2, 22 Submitted By : HALSEY DARAY GOLF GOLF COURSE ARCHITECTS / LANDSCAPE ARCHITECTS
DELAVEAGA GOLF COURSE Master Plan TABLE OF CONTENTS Golf Course Master Plan Program Prepared by Halsey Daray Golf Hole 18 Sketches 1 & 2 Typical Green Complex Scope of Work Matrix Building Facilities Master Plan Prepared by BSA Architects Clubhouse Floor Plan Clubhouse Elevations Clubhouse Site Plan Toilet Facilities Irrigation Master Plan Prepared by RMA and Associates Operations and Maintenance Long-Range Plan Prepared by Ball Golf Turf 12 pages 2 pages 1 page 1 page 4 pages 1 page 2 pages 1 page 1 page 2 pages 11 pages Audubon Sanctuary Cooperative Prepared by Ball Golf Turf Marketing and Promotion Prepared by Halsey Daray Golf Report 7 pages 4 pages Master Plan Map Exhibit Prepared by Halsey Daray Golf Appendix Research and Analysis Executive Summary 1 page (foldout) 22 pages TofCnts Page 1 of 1 9/2/2
cycle through timely and effective reinvestment which ensures long-term viability and product quality. 1 The goal of the Master Plan is to sustain a high quality golf course, which is enjoyable, challenging, and affordable for golfers of all ability levels, encouraging repetitive play. Process The master planning process has been a thorough one, incorporating the input of City staff, the golf course operators, and several professional consultants including golf course architects, building architects, and irrigation designers. Public input has been actively sought at several working sessions with the Golf Advisory Committee, and at presentations to the general public during each of the research, analysis, and design phases. All aspects of the course were examined. Known problems on the course, as well as others identified during analysis, were evaluated and possible solutions examined. The performance and condition of the greens, fairways, practice areas and irrigation systems were reviewed. The existing clubhouse building was examined for condition and function, the viability of remodeling evaluated, and a program for a new clubhouse defined. Alternative locations for clubhouse sites and project entry were considered; possible course reconfigurations were studied. With the valuable input of many people, a balanced approach to opportunities and constraints has resulted in a Master Plan that lays out a wide range of improvements, addressing a variety of needs and desires. This report is a summary of the many improvements proposed to be instituted at the DeLaveaga Golf Course. A reduced exhibit, showing the improvements graphically is included. Full-size exhibits can be viewed at City Hall or the golf course clubhouse. 1 Economic Research Associates, Operational Audit, DeLaveaga Golf Course, Santa Cruz, California, May 2, page 3 HDGglfMP Page 2 of 12 9/2/2
IMPROVEMENT PROGRAM FOR THE DELAVEAGA GOLF COURSE Fairways & Roughs: The issue of good drainage is the single most critical factor to existing course condition, and therefore the one with the greatest potential for course improvement. If the frequently soggy conditions of the DeLaveaga course could be corrected it would help reduce damage to the course, speeding up play as well, as golfers no longer had to negotiate their way around problem sites. The native soils on which the course is built are high in clay which, given the microscopic (colloidal) nature of the soil particles, has an extreme water holding capacity. This translates to a course that is often muddy, not only from winter rains but even, especially if the weather stays cool and cloudy, from irrigation. This is what causes the many saturated areas, which leads to rutting, particularly from carts or maintenance vehicles, but also from foot traffic. Given these conditions, there are several actions that must take place to manage and control surface and subsurface water. 1) Those fairways that are flat or irregular will need to be regraded to provide for positive drainage and remove standing water. This will simultaneously provide the opportunity to introduce mounding, and re-contour and shape the fairways for better ball containment. 2) Install catch basins and "French" drains to collect and remove subterranean and surface water. 3) Cap selected fairways with sand. 4) A program of regrading, capping, and replanting is expensive, and not all the fairways and roughs require such amelioration. An aggressive top-dressing program to gradually build up a compaction resistant and permeable matrix (e.g., 1 to 1-1/2 inches of sand per year in periodic 1/4 inch lifts) is a proven method to improve fairways and roughs over the long term. It has the advantage, where existing conditions are at least initially tolerable, of reducing the extent of radical construction, enabling fairways and roughs to remain playable meantime. HDGglfMP Page 3 of 12 9/2/2
Alternative methods to drain smaller areas can be used in addition to the above. Some of the fairways have had subsurface Cambridge-type drainage systems installed at various times. The most recent installations seem to be working well at the second and ninth holes, for example. The older installations, unfortunately, demonstrate the downside of such systems: they clog-up over time from the fines (silt and clay) that move laterally with the subsurface water, and so are not permanent solutions. A rule of thumb is that most need replacing within seven-totwelve years. Another alternative is the Siphon Drainage System, most appropriate to flat courses with little elevation change or where sloping pipe is difficult. This system literally siphons water without having to slope the drainage pipes, and will work to transport water collected either by inlet or seepage. Once primed, typically by using a normally-closed valve from the irrigation system, the system will transport water over or around mounds and obstacles that are higher than the collection point, releasing the water in an area that is level with or lower than the collection elevation. However, as with other such systems, its effectiveness for subsurface seepage is reduced in clay soils. Installation also requires working around existing underground systems, and is costly. The best long term solution for the DeLaveaga Golf Course is the installation of sand cap immediately in the worst cases, gradually in others. This is the most practical and proactive method to improve the course-wide drainage problems, most particularly the issues of soil compaction and the occurrence of wet or dry spots in the fairways and roughs. With this approach the golf course will be able to reduce maintenance costs, improve playing conditions, and reopen quickly after winter rains, thereby increasing play and revenue. HDGglfMP Page 4 of 12 9/2/2
Fairway & Roughs Program: a. Regrade the most critical areas of Fairways and Roughs, to ensure positive lateral water movement. b. Sand cap regraded areas with 8-inch sand depth (minimum). c. Replace irrigation in areas of regrading: install new piping and wiring; reinstall heads. d. The extent of grading and sand capping will be budget driven. Incorporate additional zones, as Additive Alternate Bids in the construction documents, to allow as much work as affordable. e. For remainder of golf course (not exclusively fairways), budget for long-term and aggressive top-dressing program. The golf course superintendent, Don Paul, has already begun a top-dressing program, but consideration should be given to increasing it. Drainage Systems: Agronomic condition of turf and trees are critical to the success of a golf course, materially affecting visual image, as well as consistency of playing conditions. Adequate soil moisture is essential for plant health, but soils that remain saturated for long periods of time promote shallow rooting and susceptibility to heat stress. At the DeLaveaga Golf Course, the problem of shallow rooting and boggy conditions is exacerbated by the water retentive nature of the native heavy clay soils, and the propensity for soil compaction. Irrigation upgrades will help by improving evenness and efficiency of irrigation, and management precision. But to enable optimum agronomic conditions course drainage must be the best practicable. Drainage on the course should, therefore, be improved to the maximum feasible extent, improving conditions in three categories. First, methods to handle storm runoff should facilitate quick return to playable condition after seasonal storms. Second, regrading where possible, or installing subsurface drainage systems where necessary, should improve sub-grade or low-flow drainage, reducing boggy areas. Third, subsurface drainage at greens, tees, and bunkers will keep these strategically critical elements playable. HDGglfMP Page 5 of 12 9/2/2
Drainage Systems Program: a. Add or upgrade intercept catch basins (CB s) and down-slope drains. b. Install new CB s and storm drain pipe at critical locations within the course e.g. Holes #16 and #17. c. Stabilize ravine slopes at existing drain structures e.g. Holes #13 and #17. d. Utilize cart paths and curbing to collect or direct runoff wherever beneficial. e. Regrade driving range and install perimeter concrete swales to utilize existing CB s; ensure function of existing piping. Strategic Elements Greens, Tees, and Bunkers: Because of the strategic importance of greens, tees, and bunkers to golf course play and image, and the traffic that greens and tees in particular must bear, it is critical that these elements be in good condition both visually and functionally. Greens: The existing greens are the original push-up greens, built of native soil in 197. Eleven of the greens have had a Cambridge Drainage system installed to improve the putting surface. The life expectancy of this system is approximately 7 to 12 years. Because of the concentration of player traffic and consequent compaction of greens, added to the frequent close mowing, even the best greens turfs are in a constant condition of controlled stress. Current USGA standards for golf course greens include a 12-inch core of precisely graded sand installed over a web of drainage pipe. This highly permeable construction permits optimum agronomic conditions for high quality turf for the putting surfaces. For the long term health and quality of the greens at DeLaveaga, and the ability to handle the projected increase in golf rounds, all 18 greens and the practice green are recommended to be rebuilt to the USGA standard. Where desirable to distribute wear, green size should also be increased at the same time. Redesign of the green complex the surrounding slopes, mounding, and bunkering should be considered as well, to accommodate present day standards while retaining the character of the golf course. HDGglfMP Page 6 of 12 9/2/2
Tees: Tees should have a sand cap layer over the subgrade, similar to that at the greens. Since the turf here isn t for putting and isn t mowed as severely, a six- or eight-inch cap is often enough, sloped at 1 to 1-1/2 percent at both surface and subgrade to promote lateral water movement out of the tee structure. When necessary to further promote drainage or prevent perimeter bogging, subsurface perforated drain lines should be installed. Tee Program: a. Construct multiple tees at all holes (typically 3-or-more at each hole): 1. Increases accessibility for a wider variety in player profile. 2. Providing tee positions to match skill levels contributes to speedier play. 3. Distributes tee wear by encouraging play from a number of different positions. 4. Increase in total tee pad area will enable longer periods for turf recovery. b. Sand cap tee pads; slope surface and subgrades; add perforated subdrains where needed to collect and translocate water. Bunkers: Bunkers need to be dry for playability. Grass bunkers should not be boggy; sand bunkers need to be dry enough to allow regularly raking, for proper ball lie. Typically a perforated line laid in a trench under the center of the bunker is sufficient, so long as mounding and swaling is also used to direct surrounding runoff from entering the bunker. It is recognized in golf course design that the number of hazards directly results in slower and more difficult play. Only a select few golfers actually hit the area they are aiming for, and they can t do it every time. Careful analysis, design and layout of introduced hazards such as sand bunkers should be arranged to guide players, rather than penalizing them. They should challenge the lower handicap golfer, requiring strategy to play the golf course well. Whether fairway or greenside, bunker design and position should allow the golfer to advance the ball to the target. The occasional use of grass bunkers in lieu of sand can add visual interest without the same level difficulty, while helping keep errant shots from HDGglfMP Page 7 of 12 9/2/2
leaving the fairway or rolling into the canyons that surround the golf course. Because of the natural hazards at DeLaveaga, such as the narrow fairways, surrounding canyons, and trees, as well as the desire to increase the speed of play, fairway bunkers should be used sparingly. Bunker Program: a. Rebuild/reconstruct existing bunkers that have not yet been upgraded. b. Adjust specific existing Fairway bunkers: 1. Hole 1, left side, second landing area: Reconfigure for better visibility and shot framing. 2. Hole 7: Relocate cart path to right; rebuild bunker(s) to be in-play, inside the new cart path. c. Add new Fairway bunkers for strategic & visual effect: 1. Hole 1: right side of landing area. 2. Hole 2: right side of landing area. 3. Hole 6: left side, as dogleg target. 4. Hole 14: right side, to visually scale-down width of fairway and, with oaks on right, frame view to green. d. Add Greenside bunkers: 1. Hole 1: to catch miss-hits, add a long bunker on right side of relocated green. 2. Hole 2: add right-side forward bunker to increase challenge on short par-4. 3. Hole 3: build a grass bunker across the slope in front of the green, to help keep short shots from rolling back into the canyon. 4. Hole 7: add right side bunker to increase challenge. Cart paths: The DeLaveaga course has full-length cartpaths, rather than paths paved only from the green of one hole to the tee of the next. A valuable asset, which not all courses have, it reduces wear on the course and speeds resumption of play after inclement weather. It can also have an agronomic benefit on a site with high-clay soils such as the DeLaveaga; keeping traffic on the paths when the course is saturated reduces soils compaction. However, condition of the current cartpaths is varied. The majority are asphalt; a few are concrete. Many portions are degraded, particularly in boggy areas where an unstable subgrade has accelerated aging. Cart paths located near trees have been subjected to root HDGglfMP Page 8 of 12 9/2/2
damage; rerouting these is recommended to prevent future damage to both paths and trees. A program of replacement should be instituted. Because of the expansive soils on site, new paths should be constructed over a rock base, with geometric fabric, for stability. Curbs should be added for traffic control. Curbing adjacent to tees and greens encourages people to remain on the path around these valuable elements. Similarly, perimeter curbs at those areas where cart traffic is best contained, such as around the clubhouse, has proven functional. The master plan also addresses realignment of various cart paths in response to safety issues, to improve circulation and speed of play, and to utilize the cart paths as drainage devices in conjunction with other drainage systems. Tree Management : The problem of saturated soils on the course is exacerbated by the degree to which much of the course is heavily shaded. It is no accident that many of the areas showing the greatest problems thin turf, or other stress responses such as disease are those with limited sun penetration or air movement. The City should continue the mandate of Tree Program Master Plan, including thinning and removal, to increase sun exposure and air movement in critical areas. Driving Range: The tight clayey soils in the landing area make it extremely difficult to grow turf, especially given the added abuse of frequent use of ball-picking equipment to collect the range balls, which will stress turf in even the best of circumstances. The situation is currently so severe the ball-picker is rarely used: sheet runoff has caused serious rutting, to the point the equipment is ineffective. Installing artificial turf (fence-to-fence) to handle traffic from the ball picker and other equipment, will eliminate the need for mowing, irrigating, fertilizing, overseeding, and weed control, for a considerable savings in labor and material expense. Simultaneous with these improvements, the facility should be upgraded to better provide opportunities to practice the various shots required in the game of golf. HDGglfMP Page 9 of 12 9/2/2
Driving Range Program: a. Regrade range for storm water control, directing runoff to existing CB s; add perimeter concrete swales. b. Stabilize slope at rear of range; repair piping as required. c. Install artificial turf in range. d. Add target greens and pins for practice shots. e. Provide a sand shot practice area. Screening: The central road that provides access to the course continues on to properties beyond, so non-golf vehicular traffic is routed through the course where it is subject to occasional miss-hits into the roadway. Most problematical is Hole 1. Other issues concern the adjacency of the 5 th green to the 6 th tees, shots over the 9 th green into the parking lot, and shots into the golf maintenance facilities. Screening Program: a. Hole1: Install hedge or other barrier on right side, to deflect hot shots off tees. b. Hole5/Hole6: reconfigure #6 tees; improve screening. c. Hole 9: Thicken tree planting on backside to better buffer parking lot. d. Maintenance Yard: add screening to reduce the potential for errant shots from the driving range, and from the #9 tees. Landscaping: In addition to the tree management and screening issues already mentioned, opportunity exists for other landscaping improvements to enhance the appearance and function of the facility. A Landscape Development Plan should be generated as part of the first phase of Master Plan implementation, to analyze and define where and what types of landscaping will benefit the course. This plan should address such areas as landscaping beds at the clubhouse, new and existing parking lots, the upgrades to the barbecue area, and the expansion of native and wildlife areas as recommended in the Audubon Sanctuary Cooperative Program. HDGglfMP Page 1 of 12 9/2/2
Site Planning: The function and appearance of the clubhouse and its setting are important to both the image and operation of a golf course. People are coming for the sport; but there is much more to the satisfaction of one s round than just the time spent between the 1 st tee and 18 th green. The clubhouse and practice facilities can set the tone for the sense of project quality, and ultimately the pleasurable experience of the users. A successful facility will provide opportunities to hone one s golf skills as well as enjoy the social setting to warm up, or practice putting; to dine, or just visit before or after a game all in an efficient and attractive layout. After exploring several alternatives, it was determined that retaining the 3-year-old clubhouse was not practical due to the substantial renovation, code upgrades, and cost required. Additionally, the two-story configuration does not meet the requirement to attract and accommodate tournaments or other functions. The existing parking lot, in need of expansion, is highly degraded by age and requires significant work. The existing practice facilities are too small. Based on these conclusions, a new site location for a single story clubhouse was explored. With limited area for expansion, areas outside the existing clubhouse and parking lot were investigated. The site of the existing 18 th green was found to afford the best opportunity for a new clubhouse site, leaving room to expand the parking lot and enlarge the practice facilities, while creating a challenging par four finishing hole. Although the golf course card would be reduced from a par-72 to a par- 71, this is more than made up for by the potential for a dramatic eighteenth hole, with magnificent views provided from the observation deck and new dinning and banquet facilities, overlooking the green nestled against the lake, and down the fairway. An additional positive outcome of the new site plan is opportunity t o improve the efficiency of the parking lot layout while siting the clubhouse to create a sense of entry and arrival to the golf course. This location also has the distinct advantage of allowing continued operation of the existing clubhouse while the new one is being constructed. Once completed, the old club would be demolished to make way for expanded practice facilities, which could include a larger practice green, a separate chipping area, and new practice bunkers. HDGglfMP Page 11 of 12 9/2/2
The master plan process, including considerations for siting the clubhouse, parking, and practice facilities, has arranged the site elements to maximize use of the available land, and to provide a facility that functions well. Refer to the architectural section for further discussion on the architectural program. Construction Funding: The DeLaveaga Golf Course is managed as an enterprise fund, with all income raised by the golf course returning to a dedicated account, to be dispensed for operating and administrative costs and capital improvements. The opinion of probable costs for the capital improvements proposed in the Preliminary Master Plan is approximately $7.9 million, in today s dollars. The actual costs for the proposed improvements may differ, depending upon time of construction and market conditions. HDGglfMP Page 12 of 12 9/2/2
Hole 18 - Sketch No. 1 Delaveaga Golf Course Master Plan Halsey Daray Golf
Hole 18 - Sketch No. 2 Delaveaga Golf Course Master Plan Halsey Daray Golf
TREE SUMP, DAYLIGHT, OR TAP INTO STORM DRAIN PIPE CARTPATH GREEN SURFACE SAND BUNKER CLEANOUT 5' CONTOUR GREEN COLLAR CENTERLINE "SMILE DRAIN" AT LOW POINT(S) USGA HERRINGBONE DRAINAGE PATTERN 1' CONTOUR TYPICAL DRAINAGE 2 NTS HACI ENDA GREEN PLAN VIEW 1 NTS PUTTING SURFACE MOWING ROOM GREEN CORE TOO TIGHT CROWN 12" GREEN MIX GENTLE SLOPE STEEP FACE BUNKER 2" CHOKER (OPTIONAL) 4" ROCK DRAINAGE PIPE IMPROVED CONDITION EXISTING CONDITION BUNKER COMPARISON 3 NTS GREENS SECTION 4 NTS Typical USGA Greens Complex Delaveaga Golf Course Master Plan Halsey Daray Golf
HOLE 1 X X X X X X HOLE 2 X X X X HOLE 3 X X HOLE 4 X X X HOLE 5 X X HOLE 6 X X X X HOLE 7 X X X X X X HOLE 8 X X X HOLE 9 X X HOLE 1 X X X X HOLE 11 X X X HOLE 12 X X X X HOLE 13 X X X X HOLE 14 X X X X X HOLE 15 X X X HOLE 16 X X X HOLE 17 X X X HOLE 18 X X X X PUTTING GREEN X X CHIPPING AREA X SAND BUNKERS X CART PATHS X PARKING LOT X RESTROOMS X BBQ AREA X GOLF LODGE X GREENS RECONSTRUCTION / RENOVATION TEE RECONSTRUCTION GREENS BUNKER CONSTRUCTION GREENS BUNKER RENOVATION FAIRWAY BUNKER CONSTRUCTION FAIRWAY BUNKER RENOVATION FAIRWAY RENOVATION RESURFACING / IMPROVEMENTS WATER FEATURE IMPROVEMENTS NEW BUILDING PRACTICE FACILITIES DELAVEAGA GOLF COURSE MasterPlan SCOPE OF WORK MATRIX AREA OF WORK HDGMatrix 9/2/2
DELAVEAGA GOLF COURSE Master Plan BUILDING FACILITIES A. Golf Clubhouse The existing clubhouse is 3 years old. It needs extensive renovation and code compliance work. It is not configured to meet the current needs of the golf and food service operation. The Master Plan has studied the option of renovating and expanding the existing clubhouse and the option of building a new clubhouse. The ERA Report addressed the need for the golf operation to be supported by a clubhouse with a banquet facility that could cater to tournament groups. These groups have the potential for substantial revenues at rates that can be much higher then those charged to daily fee golfers. The course has not been very successful at attracting this market because of new competition in the San Jose area and the lack of good (banquet) facilities at DeLaveaga. In order to attract this market the clubhouse needs to be configured to seat 15 for a tournament banquet while keeping a separate grill in operation. The barbecue area takes up some of this demand but is not adequate (even when upgraded) to compete with other golf facilities. 1. Renovation of the Existing Building The are major drawbacks in trying to renovate the existing clubhouse or in building a new two-story clubhouse in the same location. 1) To add the banquet and kitchen space to the second floor would cover additional ground at the first floor where there is no additional need for other enclosed space. 2) Renovating and expanding the existing clubhouse would require closing the clubhouse for a minimum six months. 3) A complete renovation would cost $1,, to $2,, and a renovation and expansion would cost over $2,,, exclusive of tenant negotiation during construction, architecture and engineering fees, temporary facilities for the pro shop and snack bar, etc. In addition, It is anticipated that the food service tenant would loose patrons during the remodel. BSAArch Page 1 of 4 9/2/2
The existing building is in need of renovation in the following areas: Seismic upgrade: Shear walls, roof framing & bracing, and possible foundation & hold-downs modifications. ADA compliance: stairs, toilets. Energy code compliance: windows, insulation, and HVAC systems. Plumbing & electrical systems Public toilet renovation. Kitchen expansion and renovation. Banquet area re-configuration and expansion. Balcony expansion and renovation: replace rails w/ code compliant rails, enlarge balcony area for food service that does not conflict with required exit ways. Exit and stair revisions to allow use of second floor balconies for food service. 2. Building a New Clubhouse We have developed a program for a clubhouse that would meet the needs of DeLaveaga and studied site options. Our conclusion is that the optimal solution would be a single story building of approximately 1, square feet, sited on the location of the existing 18 th green. a. Program The program that is being recommended would provide a pro shop, grill, snack bar, banquet facility for 15 and a common kitchen. There would be one entry for the pro-shop, grill (& toilets) and a separate entry for the banquet facility. The plan allows for the grill to serve as a prefunction area for the banquet facility when needed. Additional outside deck area (on grade) would allow the grill to double its capacity in good weather and provide the banquet facility with an outside cocktail area. Pro Shop 1,7 sf Office Retail Storage Club Repair Grill 1,5 sf 6+ seats Bar Snack Bar BSAArch Page 2 of 4 9/2/2
Banquet 3, sf 15 seats Banquet Storage Banquet Entry Banquet Toilets Kitchen & Service 2, sf Lobby, Toilets, Misc. 1,4 sf Exterior Decks 9,6 sf b. Location The recommended location is the site of the current 18 th green. We studied other options but found that no other sites in the general clubhouse/parking area were large enough, including the current clubhouse location, to site a one story club without suffering a loss of parking. The proposed location has several assets. It provides the grill and banquet facility with a beautiful view over the 18 th green and fairway. It retains visual control for the pro shop over the 1 st and 1 th tees as well as the 9 th and 18 th greens. The one story plan allows separate entries for the grill and the banquet facility making it possible to operate both facilities at the same time. Having the dining functions on grade allows expanded outside deck areas. The plan also locates the snack bar at the main kitchen, which will result in a reduction of staff. An added advantage to locating the clubhouse in a location that is different from the existing building is that the existing club could stay in operation until the new building was completed. In locating the clubhouse on the 18 th green we have taken into account the change to the golf course. The 18 th hole would be changed from a short par 5 to a long par 4 with the green below the clubhouse, adjacent to the lake. This would create an exciting finishing hole with the green in full view of the clubhouse. A new cart path would connect the driving range with the pro shop providing a staging area for golf carts. When the new building is completed and the existing building removed, more parking would be added and the putting green expanded. BSAArch Page 3 of 4 9/2/2
c. Cost The cost of a new clubhouse would be $2,7, to $3,,. B. Golf Course Toilets Two new, permanent toilet facilities should be built to replace the temporary facilities now on the course. They would be located near the 5 th and 14 th tees. The buildings would be fully accessible and would include two uni-sex toilets w/ one toilet and one sink, ea. The cost would be $8, - $1, for each toilet building C. Driving Range Buildings The driving range building is new and does not require any substantive capital improvements. (See the golf course section for issues regarding the range surface and drainage.) D. Corporation Yard The corporation yard facilities have been undergoing substantial improvements and are substantially completed with the exception of the required employee break room and locker facilities and exterior paving and fencing. The cost to complete all work is $125, - $15,. D. Barbecue Area The barbecue area is a popular facility that needs to be up-graded and configured to accommodate larger groups. Improvements would include: New paving at both levels. ADA access to the upper level. A service pantry to accommodate beverage, food and dishware setup. New barbecues. The estimated cost for this work is $8,. Possible additional work that could be done at a later time would include: New lighting Connections for power & a P.A. system. For illustrations of floor plans and elevations of the proposed architectural designs refer to the exhibits herein. BSAArch Page 4 of 4 9/2/2
Delaveaga Golf Course Master Plan Clubhouse Floor Plan BSA Architects
Delaveaga Golf Course Master Plan Clubhouse Elevation From Entry BSA Architects
Delaveaga Golf Course Master Plan Clubhouse Elevation From 18th Green BSA Architects
Delaveaga Golf Course Master Plan Clubhouse Site Plan BSA Architects
Delaveaga Golf Course Master Plan Toilet Facilities BSA Architects
DELAVEAGA GOLF COURSE Master Plan IRRIGATION IMPROVEMENTS In 199 the irrigation system was upgraded to a computer-controlled system with approximately 13 Toro valve-in-head sprinklers. The Toro full and part circle sprinklers are model numbers 66 and 655 respectively. The control system is a Toro SitePro. A site weather station was also installed to advance weather data (evapotranspiration rates) to the maintenance personnel. A new pump station producing 11 GPM at 8 PSI was installed at the lake on hole #18. The water supply to the irrigation lake is from the city treated water mains. 1. Short term golf course irrigation improvements: a. Continue to change the older Toro model 66 full circle sprinkler to the newer 734 series and the 655 part circle sprinkler to the newer 765 series. b. Identify on site the sprinklers/areas which are not providing adequate irrigation coverage. Prepare a plan showing the modifications required to provide uniform irrigation coverage at each of these areas. c. Prepare construction documentation to identify new and replacement controller locations, to provide an adequate number of stations for single station control throughout the course. The existing wire size will require verification, and new electrical calculations prepared for the electrical service to the new and replacement controllers. From these calculations a plan can be developed showing the electrical service wire sizes required to each controller. d. From the controller locations selected in "c" above prepare a wiring plan showing the low voltage wire paths connecting the controllers to their respective sprinklers. e. Continue to repair breaks which occur in the 1 1/2" to 2 1/2" sub-main line piping system. The number of repairs can be expected to increase as the system ages. f. Institute a maintenance contract with the pump station equipment manufacture, including annual assessment and RMAIrrig Page 1 of 2 9/2/2
servicing of the station and the various components (pumps, motors, controls, filters, and valves). 2. Long term golf course irrigation improvements: a. Prior to installing a single new wire to each existing sprinkler the actual cost of also installing new 2" schedule 4 PVC plastic pipe to each sprinkler should be considered. The same process (vibratory plowing) would be used to install both the pipe and wire at the same time instead of just installing the wire. Installing both new pipe from the main line out to the sprinklers and new wire from the controllers out to the sprinklers would permit new spacing or adjusted spacing of the sprinklers. In essence, a new system from the main lines out would be installed. b. If the lateral (sub-main) lines are replaced, the isolation valves and the piping between the main line and isolation valves should also be upgraded. c. If recycled water becomes available in the future the existing irrigation lake and pump station could become the storage facility and distribution point of the recycled water. Fresh water for the greens could be supplied at one or two locations off the city main line after going through a backflow prevention assembly and possibly a booster pump. A new main line network would need to be installed to each green from the point of connection to the city main line. d. Provide for remote control (hand-held) operation. e. At some point the pump station equipment, installed in 199, will need replacement. However, with regular maintenance, and the normal periodic replacement of worn components, a pump station can be expected to last more than twenty or twenty-five years. RMAIrrig Page 2 of 2 9/2/2
DELAVEAGA GOLF COURSE Master Plan OPERATIONS AND MAINTENANCE LONG-RANGE PLANNING PROGRAM General Objectives This "Long-Range Plan" has been formulated for all those interested in the continued high standard of maintenance for DeLaveaga Golf Course. It will serve as a guide to enlighten and inform future city representatives, staff, and contractors, ensuring continuity of decisions and management over the years ahead. This Operations and Maintenance Plan should be carefully reviewed each year by those responsible for implementation, and amended or revised to suit the current situation. The General Objectives and Functions of the Maintenance Department shall be: 1. To maintain a well-conditioned golf course consistent with the better public courses in the market area. 2. To present players with pleasurable golfing conditions and environment, to positively effect both passive and active recreation. 3. To establish continuity for our maintenance operations over the years by developing and perpetuating an overall Long-Range Plan; such a plan to be amended and approved periodically by committees and boards. 4. To follow established channels for chain of command; the City having final authority. The Plan will be a recommendation on policy and direction. The Superintendent shall be responsible for the development of recommendations and the carrying out of established policies. 5. To plan operations and schedule them with consideration to the least amount of interference to both golfer and staff within practical limitations. 6. To plan for and make use of all available Capital funds, utilizing the depth of knowledge of golf course personnel. 7. To give players as much freedom as possible from restrictions on the use of the course, cars, etcetera, with a minimum of signs. Op&MtRevisd.doc - 1-9/2/2
8. To effect efficiency through management (labor, budget control, equipment and research). 9. To maintain cooperative relationships with other departments, and personnel within the club. 1. To achieve a feeling of accomplishment, satisfaction, enjoyment, and gratitude for all personnel (players, managers, instructors, contractors, superintendent, and staff). 11. To cooperate with Golf Associations, Turfgrass Organizations, Universities, other Clubs, etc. towards the development of greater knowledge in turf management and course maintenance. 12. To keep our players informed of our operations and progress, through periodic reports and the use of newsclub publications. 13. To be a good steward of the environment and public assets. Planning Program by Catagory Long-Range Program for Putting Greens Objectives: 1. To develop on all putting greens a fine turf of like texture and density with a minimum of thatch. 2. To maintain a true surface with a medium-to-fast putting speed, consistent across the course. 3. To preserve resilience in the soil and turf, to allow a golf shot to the green to hold within the proximity of where it lands. (Proper trajectory considered.) 4. To maintain the character of architectural design in the mowing pattern of the putting surface outline. 5. To maintain heights of cut on the banks and collars of the green so as to satisfy eye appeal, playability and cultural practices. (1/2 to 1.) 6. To develop basic agronomic soundness for all greens: drainage, soil type, irrigation, fertility, freedom from tree root competition, etc. 7. To maintain greens that are of a comparative quality to the better public courses in the area. Recommendations: 1. Maintain a sizable nursery of putting green turf that can provide: a trial area for practical research; sufficient supply for replacement in the regular greens when needed; replacement stock for the changeover of a complete green surface if necessary. Op&MtRevisd.doc - 2-9/2/2
2. Rebuild all greens to an average 6 SF putting surface. 3. Establish a regular pattern for aerification and monthly topdressings each year. Aeration twice in the spring, once mid-summer, and once in the fall will be our normal practice. 4. Prune tree roots around greens every three years or as necessary. 5. Use 6~8 wetting agent applications per year. 6. Aerify collars (always done with greens aerification). 7. Root intrusion will always be problematic; consider rebuilding with a greens barrier. 8. Continued educational briefs for players and staff on the criticality of ball mark repair (bulletin board, reports, newsletters, and web site). 9. Hand mow greens as often as possible to minimize soil compaction. 1. Verticut regularly (2x/month) during growing season (March-October). 11. Overseed regularly (4-6x/year) utilizing a creeping bentgrass blend. 12. Minimize pesticide use through the promotion of healthy turfgrass and spray fungicides on a curative basis only (as possible), tolerating some instances of disease encroachment. 13. Utilize organic fertilizers and soil amendments (e.g. Humate, Profile) to promote healthy soil profile, roots and turfgrass. 14. Spoon feed greens with soluble fertilizer applications to supplement organic and synthetic granular fertilizer applications. 15. Incorporate the use of compost teas and other integrated pest management (IPM) strategies in an effort to maximize turf health and minimize pesticide use. Long-Range Program for Tees Objectives: 1. To produce a teeing area of adequate size with a level and firm surface suitable to the golfers. 2. The teeing area shall be designed to give maximum variety of distance and character to the hole. Use multiple tees, gender and age neutral, handicapped from every tee. 3. The optimum size shall be approximately 5, SF for par-fours and parfives, and larger for par-threes (3 ft x 3 ft minimum individual pad size). 4. Turfgrass shall be of such type that a 1/4 to 1/2 inch cut can be maintained. The strain of grass must be wear resistant. 5. Tees should be of agronomically sound soil type, fertility, drainage, irrigation, etc. Op&MtRevisd.doc - 3-9/2/2
6. Maintain tee signs, benches, ball washers, shoe spike cleaners, etc. with a neat and trim appearance. 7. Develop a golf car traffic pattern to minimize damage to turf near the teeing areas. Recommendations: 1. Rebuild those tees that are now undersized and inadequate. 2. Continue overseeding with a Perennial Ryegrass blend (2-3x/year), as well as the use of sand, mulch, and seed in the divots throughout the playing season (March-October). 3. Aerify tees 2-3x/year; verticut 6-8x/year. 4. Use curbs to control cart traffic at tees. (See "Long-Range Program for Golf Cart Traffic" for additional cart path recommendations.) 5. Keep the tree roots pruned on a three-year basis. 6. Continue topdressing tees 6~8 times per year with established topdressing sand. 7. Use wetting agents 6~8 times per year. 8. Utilize organic fertilizers as much as possible. 9. Utilize pesticides only when absolutely deemed necessary by the Superintendent. Long-Range Program for Fairways Objectives: 1. To produce a fine turf that will withstand moderately close clipping of 1/2 inch cut and will be comparatively tolerant to summer heat and humidity with a minimum of damage. 2. To produce a turf for golf that will be firm enough to hold the ball up and still not become matted or fluffy. 3. To keep the turf at a threshold of acceptance of foreign strains such as clover, crabgrass, and English Daisy etc. 4. Maintain architectural characteristics of the hole by mowing outlines ("contours"), avoiding straight lines where possible. 5. Develop agronomic soundness of soils, drainage, fertility, etc. 6. Minimize interference to play through aerification, seeding, etc. 7. Maximize native areas throughout course to encourage wildlife and improve aesthetics, while minimizing mowing, irrigation, fertilizer and pesticide labor time and expenses. Recommendations: 1. Continue chemical herbicide treatment techniques for control of both broadleaf and grassy weeds only as deemed necessary by the Op&MtRevisd.doc - 4-9/2/2
Superintendent, with amendments as proven practical. Use trial areas for testing better strains of grass and chemical treatments. 2. Maintain a moderate-high level of fertility. 3. Keep carts on cart path when the fairways are subject to damage from carts. 4. Continue normal aerification, overseeding, tree root pruning, and other accepted procedures. 5. Increase the topdressing program to build up a compaction resistant and permeable soil matrix. 6. Use sand in fairway divots on a daily basis, if possible. 7. Utilize organic fertilizers as much as possible to promote a healthy turf stand and environmental safety. 8. Recontour fairway sloping and install drainage and/or sand capping for sufficient drainage to problematic fairways. 9. Introduce new native areas, and expand on existing, on appropriate fairways throughout the golf course. Long-Range Program for Roughs Objectives: 1. To maintain a turfgrass stand in golf course roughs of sufficient density and length. 2. To allow for an intermediate step down height of cut along the border of the fairways (when desired for occasional specific event preparation). 3. To promote sufficient turf density bordering the fairways to withstand golf car traffic. 4. Maximize native areas throughout course to encourage wildlife and improve aesthetics, while minimizing mowing, irrigation, fertilizer, pesticide labor time and expenses. Recommendations: 1. Use a 1.5-inch cut on the rough proper (with the potential for an intermediate rough at 1-inch when desired). 2. Vary the mowing frequency according to the season. 3. Fertilize those areas that receive extra wear from traffic, golf cars, and maintenance equipment. 4. Fill in or level chuck holes 5. Include the roughs in the aggressive topdressing program, to build up a compaction resistant and permeable soil matrix. 6. Use organic fertilizers to promote healthy turf growth and environmental safety. Op&MtRevisd.doc - 5-9/2/2
7. Overseed 1x/year (preferably in the fall) with a Perennial Ryegrass/Kentucky Bluegrass blend to promote turf density. 8. Introduce new, and expand on existing native areas in appropriate areas throughout the golf course. Long-Range Program for Bunkers Objectives: 1. To maintain hazards that will create interest and require exacting shots to the target areas, without modifying the game or unduly penalizing the high-handicap golfer. 2. Bunkers locations that don't jeopardize maintenance of adjacent areas (walkoffs, constrictions). 3. To have bunkers that will be practical to maintain with a minimum of hand labor. 4. Bunkers to have a consistent texture and friability of sand. 5. Turfed banks maintained to provide walk-up areas and to minimize erosion. Recommendations: 1. Allocate an annual expenditure to allow for the replenishment of sand each year. 2. Edge bunkers as needed and maintain shape according to original design. 3. Remove and/or replace outmoded bunkers. Note: there are currently 38 green bunkers and 8 fairway bunkers, for a total of 46. 4. Installation of sufficient drainage in all new bunkers, and existing that don't currently have it. Long-Range Program for Golf Cart Traffic Objectives: 1. To make the use of golf carts practical. 2. To keep restrictions as liberal as possible while requiring adherence to posted regulations. (As long as the cart operators follow posted requests, we should make every effort to allow carts to run even on wet days, if at all practical.) 3. Avoid annoyance to non-cart users by reducing car traffic wear and enforcing cart regulations. Try to please those who use them as well as those who don t. 4. Maintain control of the cart operations on the course through the Op&MtRevisd.doc - 6-9/2/2
DeLaveaga maintenance staff. 5. Provide for an effective and safe cart path system throughout the golf course facility. Recommendations: 1. Continued educational briefs for players and staff on cart usage (bulletin board, reports, newsletters, and web site). 2. Step up fertility and other cultural techniques in areas showing wear but not requiring paths. 3. Use signs, ropes, curbing, and marshal guidance for traffic control. Enforce 9-degree rule for access to fairway. 4. Continue to place the responsibility for cart use or non-use upon staff, with the superintendent being delegated to make such decisions. 5. Replace degraded asphalt cart paths with concrete paths (preferably 8 wide with curbing around all greens and tees). 6. Relocate specific cart path segments where deemed more appropriate, practical and safe. 7. Cart paths to be well draining. Long-Range Program for Structure Maintenance (Structures include maintenance shop, clubhouse, driving range facility, pump house, restrooms, hazardous materials buildings (2), Quonset hut, and fencing.) Objectives: 1. To place and keep structures in an up-to-date state of repair so that their use and appearance reflects practical and proper consideration to detail. 2. To blend the appearance of service buildings into the landscape to minimize their presence. 3. To provide adequate facilities for staff, housing equipment, tools and materials, pesticides and other hazardous materials, with inside repair areas. 4. Provide a facility for employees to have reasonably comfortable quarters from which to operate (office space, break room, locker room, utilities, toilet, washroom, heat, ventilation). 5. Provide a safe workplace. Structures should meet all OSHA and EPA standards. 6. To reduce the potential for errant shots into the maintenance yard, from the driving range, and from the #9 tees. Recommendations: 1. Keep exteriors of buildings painted on a two-to-three year basis as Op&MtRevisd.doc - 7-9/2/2
required. Use an Adobe dun color on the service buildings. 2. Include appropriate landscaping to camouflage service buildings. 3. Provide separate chemical storage. 4. Maintain the oil separator, and equipment wash down area. 5. Complete the maintenance shop area improvement renovations, including: increased office space; employee break room and locker room; restroom facilities; heat and air circulation; exterior building painting; paving of maintenance yard; and Installation of new security fence and lighting. 5. Install new restroom facilities on both front 9 and back 9 of golf course. 6. Provide a netted parking area or alternative location for staff to park vehicles. 7. Install new security fence or vegetative border along golf course/roadway borders. Long-Range Program for Irrigation System See the RMA report, in the Irrigation portion of the Master Plan. Long-Range Program for Landscaping Practices to conform to the approved "Tree Program Masterplan", dated May 1, 1993, and relevant portions of the Master Plan and the Audobon Sanctuary Cooperative Report. Long-Range Program for Drainage Objectives: 1. To provide for surface and soil drainage to a practical degree so that normal rainfall and irrigation water will be either absorbed or carried away. 2. To move water off of areas in play and get course ready for play. Recommendations: 1. Install the drainage improvements recommended in the Master Plan, including regrading of terrain and slopes, subsurface drainage, and sand capping techniques. 2. Replace French drains in small areas on fairways that tend to become saturated with heavy rains or with prolonged irrigation, and are not in the proximity of existing drainage lines. 3. Replace drain lines that are clogged and inoperative (beyond cleaning). 4. Where appropriate, utilize the cart paths and curbing for localized surface runoff, emptying into the storm drain system (catch basins and piping). Op&MtRevisd.doc - 8-9/2/2
Long-Range Program for Driving Range and Practice Area Objectives: 1. To provide the players with a practice area for the various types of golf shots required in the game. 2. To provide target areas for a variety of distances and shots. Recommendations: 1. Install the driving range improvements recommended in the Master Plan, including regrading, drainage upgrades, and artificial turf. 2. Install the 'shot-making' improvements recommended in the Master Plan, including target greens and pins, and sand practice area. 3. Replace fencing at bottom of net to 1/2-inch mesh to prevent balls from going through. 4. Repair stairway to top level of range. 5. Paint Driving Range facility every 3 years. Long-Range Program for Equipment Replacement and Maintenance Objectives: 1. To provide a perpetual inventory of up-to-date equipment applicable to the efficient maintenance of the golf course and grounds. 2. Efficient use of equipment to replace or reduce hand labor. 3. To maintain equipment at a high level of repair, minimizing lost time from breakdowns, and avoiding the appearance of shabby, run-down machinery. Recommendations: 1. To keep an accurate accounting of all equipment, with a semi-annual inventory being placed on file with the Superintendent. 2. Provide proper housing for storage and repair of equipment. 3. Keep equipment up to standard for maintenance and increased life-cycle periods. 4. Use grounds staff in the winter months for repair and overhaul of equipment along with other work (doing most of repair in-house). These individuals will assist the full-time mechanic. 5. Encourage operators and mechanics to be involved in equipment purchase decisions. 6. Maintain capital outlay budget of approximately 5% of total operations budget. 7. Get rid of old, outdated, unsafe equipment either by disposal or putting up for auction if still usable. Op&MtRevisd.doc - 9-9/2/2
Long-Range Environmental Program Objectives: 1. Develop wildlife areas within guidelines of the Audubon Cooperative Sanctuary systems and Integrated Pest Management (IPM) plan. 2. Perform self-audit on the following areas: a. Environmental Planning, Training, and Communications b. Buildings and Landscaping c. Dining Facilities d. Roads and Parking. e. Golf Course 3. Design maintenance facility in line with approved Best Maintenance Practices. 4. Seek certification through Audubon Cooperative Sanctuary System. 5. Provide environmental education, by staff, for the junior golf camps. Recommendations: 1. Utilize all practical and available Integrated pest management (IPM) practices. 2. Remove weeds by hand to the extent possible, considering the economic reality of the process. 3. Develop a job description for the IPM technician, budgeting for this staff member. 4. Perform an Annual Environmental Audit: The Audit is an internal, selfassessment or evaluation that uses standard, widely accepted environmental management practices to measure overall environmental performances. The Audit provides a simple, inexpensive means to evaluate current management practices. It can also be used as a set of guidelines to help plan and establish appropriate environmental strategies in areas that are not currently addressed by management. Op&MtRevisd.doc - 1-9/2/2
Long -Range Golf Course Staff Development Objectives: 1. Consider establishing a new position for Golf Manager or Director of Golf to oversee operations Including marketing. 2. Attract highly motivated turfgrass students and encourage interns. 3. Attract turfgrass and club management students. 4. Recruit, train, and retain the best golf course staff available. 6. Recruit retired workers who love golf and understand the game, who would like to work part time or as volunteers. Recommendations: 1. Create a new position for administrative assistance for Superintendent. 2. Create a new position for landscape and Audubon Program compliance (IPM specialist). Long range Program for Natural area Objectives for natural area: 1. Provide a natural setting around golf holes and the facilities. 2. Provide a maintainable native area to promote the native aspects of the course with minimum inputs. 3. Reduce labor time and material expenses to currently maintain these areas in turf. 4. Promote wildlife and a healthy environment for golfers, staff and the general public to enjoy. Recommendations: 1. Adjust and move irrigation heads where needed for reduced irrigation in landscaped areas. 2. Extensive use of mulch for weed suppression and moisture retention. 3. Expand existing native areas, and introduce new, where practical and feasible. Op&MtRevisd.doc - 11-9/2/2
DELAVEAGA GOLF COURSE Master Plan AUDUBON COOPERATIVE SANCTUARY REPORT SIGNIFICANT ASSETS The DeLaveaga Golf Course is part of a unique property. The surrounding forest provides refuge for numerous wildlife species. The location within such beautiful forest emphasizes the importance of the course to the environmental quality and species diversity. Because the woods, grassland, and lake on the property already provide valuable habitat, these areas can form the core of a Cooperative Sanctuary program. Building upon these natural assets, the course can naturalize further, add more native plants, and expand conservation programs to attract and sustain a greater diversity of species. This will help justifiably promote the course as a valuable community asset. This report provides an outline of where the golf course stands in the Audubon Cooperative Sanctuary certification process, and in the broader effort to protect natural resources, and raise golfer and community awareness of environmental quality on the course. This document describes the basic needs of wildlife and outlines the steps to plan and implement enhanced stewardship on the golf Course. (In addition, refer to the Guide to Environmental Stewardship on the Golf Course", available from the Audobon Society.) There are six areas in which the course needs to complete the process to obtain certification. They are: Category of planning 1.Environmental Planning 2.Wildlife and Habitat Management 3.Chemical use Reduction and Safety (IPM) 4.Water Conservation 5.Water Quality Management 6.Outreach and Education Process Status Underway Underway Completed, not submitted Underway Underway Committee formed and functioning A discussion of each of the six Planning Categories follows: MP AudubonStatus Page 1 of 7 9/2/2
1. Environmental Planning: Every golf course is unique in terms of its setting, but also in terms of its organizational structure, policies, golfers or members, staff, and budget. This management context provides a backdrop for all golf course maintenance decisions and activities. In addition, every golf course operates within an environment that includes the course s landscape features, such as trees, shrubs, water features, and terrain, as well as the surrounding land uses and ecological region. (See graphic illustration, below.) For management decisions and practices to have the greatest benefit f o r golf and the environment, they must be considered not only within the context of the course itself, but also within the broader landscape to which the golf course is connected. An environmental plan will help account for the needs of staff, the needs of golfers, and the needs of wildlife and the environment prior to implementation of specific projects. To maximize environmentally sensitive management, key staff members including the superintendent, assistant superintendent, golf pro, club manager, and green committee must work with golfers to accomplish what is good for both the game of golf and the environment. Developing an environmental plan and participating in the Audubon Cooperative Sanctuary Program paves the way for dialog, policies, and practices that support sound environmental management. MP AudubonStatus Page 2 of 7 9/2/2
The following chart illustrates how golf and environmental concerns can be addressed via various environmental management strategies. MP AudubonStatus Page 3 of 7 9/2/2