Golf courses shall be subject to the following standards and criteria.
(A) An impact analysis must be submitted that indicates the potential number of members, the characteristics of the golf course membership, a traffic impact analysis, and a complete site analysis as detailed below.
(1) Required site analysis. The layout of any golf course shall be determined after preparing the required site analysis. The detailed site analysis will be done in order to identify the site’s most significant environmental, historic, cultural, and natural resources.
(2) Content. The site analysis will include:
(a) Vegetation. Characteristics of a vegetation survey related to land use will describe principal, predominant, and significant vegetation, by type, condition, age, use, and general or specific location. Features in the survey will include trees and shrubs, agricultural fields, treelines, native vegetation, orchards, groves, woodlots, pastures, wetlands, forests, and grasslands. The vegetation survey shall indicate any significantly large trees or endangered plant or animal species that may reside on the site and is protected by law;
(b) Historical, archaeological, and cultural resources. Historical resources located within the proposed golf course development must be identified on the plat. Sources such as the County Historical Survey (1991), state registers, and federal registers such as the National Register of Historic Places shall be utilized in identifying these resources. The historical survey is important for noting structures and areas that must be protected as designated landmarks;
(c) Adjacent land use patterns. Land use on adjacent properties shall be identified. Features such as, but not limited to, roads, rice dams, traditional settlement areas, cemeteries, clusters of structures, parks, marinas, and logging areas shall be shown;
(d) Hydrography. All water features including streams and sensitive areas on the site, such as wetlands and riparian corridors, must be located. The purpose of locating these features is to limit disturbance of soil and vegetation that affect water quality features. Hydrography shall be used to determine where water required wetland buffers and other requirements such as drainage easements will be located. Wetland buffers of 50 feet are required on all saltwater marshes, and 35 feet on all protected freshwater wetlands. All water bodies – rivers, streams, drainage channels, marshes or wetland, floodplains, and aquifers – must be inventoried or identified; and
(e) Wildlife habitat areas. The purpose of identifying wildlife areas is to assess the ecological conditions of the landscape and to provide continuation of these habitat areas. Features of this survey shall include the presence of any threatened or endangered species, natural areas vital to wildlife species, habitat areas that are connected to larger undisturbed natural habitat (connected habitat system). Through this method the study will develop key points or areas that should be left undeveloped, then define those areas most suitable for development.
(B) Within the NRM-25, AG-5, AGR, and RSL Zoning Districts, only Audubon International “Signature Program” golf courses will be allowed.
(C) Potential sites should be selected which allow the golf course to be routed in such a way as to minimize the need to alter, create, or remove existing native landscapes, trees, and vegetation, and which provide opportunities for restoration/enhancement of valuable habitat.
(D) Sites which have archaeological or geological significance and sensitive or critical habitat or environmental features shall be identified and either relocated or preserved through careful golf course design. Permanent open space easements or other techniques may be used, as appropriate, to effect preservation. The site design shall identify areas for restoration, replanting, and enhancement of riparian and littoral habitat to re-establish wildlife migration corridors and lineages between fragmented habitat areas. Protection and planned restoration and/or enhancements for such areas during construction and ongoing operation must be ensured. Native habitats and communities of special value to threatened and/or endangered species shall be preserved to the greatest extent possible, consistent with state and federal regulation.
(E) Each site selected as a golf course development will likely have a variety of habitat types present. These habitat types must be identified and provisions made for routing of the course or relocation of the species.
(F) The site plan should protect drainage systems that support retained vegetation. Ponds shall be developed which mimic conditions in terms of both aesthetics and habitat.
(G) Structures and buildings should be located such that impacts to habitats and significant natural areas are avoided.
(H) Design and construction standards:
(1) Marshes, creeks, and wetlands.
(a) The golf course design must attempt to minimize the number of marsh, creek, or wetland crossings. Marsh, creek, or wetland crossings must be designed in such a way to minimize erosion and harmful effects of significant habitat and migration corridors.
(b) Bridges must minimize alteration of the marsh, creek, or wetland environment.
(c) Design must create and restore riparian habitat, especially in previously degraded habitat areas, and must reduce the impact of alterations necessitated by design and construction of the course.
(d) The course design must 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 marshes, creeks, and wetlands.
(e) Cart paths must be graded such that runoff from them generally does not flow directly into any marsh, creek, or wetland.
(f) Construction fencing/siltation barriers must be utilized during the construction phase where needed to protect habitat and marsh, creek, or wetland areas.
(2) Trees.
(a) The selected site must not be heavily forested (with more than 60% tree canopy coverage).
(b) The design of the course and related facilities must maximize the preservation of clusters or significant stands of trees, particularly grand trees, and otherwise preserve “interior” habitat areas.
(c) Irrigation systems shall be designated to avoid impacting existing oaks or other sensitive vegetation.
(d) If required by the Zoning Administrator, a certified professional arborist, botanist, or forester shall be employed by the applicant to evaluate the status of the trees and related habitats on the site and provide direction for restoration and/or enhancement of impacted trees.
(e) Cart paths within the drip lines of trees slated for preservation must be grated in such a way as to not damage or stress the tree.
(f) Barriers (curbs, fencing, vegetation, and the like) should be established to discourage cart and pedestrian travel off paths located within or adjacent to sensitive habitat.
(3) Water quality.
(a) Lined artificial storage ponds must not be located in prime groundwater recharge areas.
(b) Turf grass 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.
(c) State-of-the-art irrigation systems with site meteorological monitoring capability should be used to minimize water use.
(d) If on-site wells or ponds are to be used as the irrigation water source, analysis will be required to determine the safe yield in order to prevent aquifer, off-site wells, and/or marsh, creek, or wetland depletion. The developer will be held responsible for any negative impact on water supplies to adjacent or nearby properties.
(e) Paved areas should be limited in order to minimize impermeable surfaces, and thereby reduce surface runoff.
(f) 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; grease 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.
(g) The overall drainage system should be designed to ensure that there is no increase in the velocity or amount of off-site flows during major storm events.
(4) Archaeology.
(a) The design of the course must preserve significant archaeological areas and/or historical features present on the site.
(b) Significant archaeological sites must be staked, flagged, or fenced off to ensure their protection.
(5) Noise.
(a) Where possible, clubhouse facilities and other noise-generating uses and facilities should be located away from neighbors who might be impacted.
(b) Roads must be sited such that traffic noise is minimized for adjacent areas.
(6) Growth-inducing impacts.
(a) The project should not provide infrastructure improvements that would be capable of serving new development other than the proposed project.
(b) The project should not stimulate economic expansion or growth (e.g., major changes in tax revenue base, employment expansion, and the like) other than that necessary to serve the proposed project.
(c) The project should not establish a precedent for significant change in current Comprehensive Plan policy.
(d) 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.
(e) Deed restrictions, open space easements, or other appropriate techniques must be used to mitigate or prevent growth-inducing impacts inside the development.
(I) Notification. Upon the receipt of a complete application for a golf course, the Planning/Zoning Department shall notify neighbors within a 300-foot radius, parties in interest, and place notification in the newspaper within ten days. All notifications shall be done in accordance with the provisions contained in §§ 153.040 through 153.055 of this code.
(J) Time limit for staff review. Upon the receipt of a complete application for a golf course, the Planning/Zoning Department shall have a maximum of 45 days to act on the application. Staff’s failure to act on the application within 45 days will result in the applicant being granted a zoning permit.
(Ord. 2012-06, § 6.4.50, passed 10-18-2012; Ord. 2013-02, passed 4-18-2013)