Golf Course Design & Stormwater Management 41
Executive Summary
Korean government was golf course regulation relaxation in 2005. Therefore, Korea
Land Corporation when new town development will refer good constructed wetland model of
United States of America.
The Clean Water Act of 1972 as amended in 1987 requires states to control the flow of
pollution from stormwater into local rivers. The Tollgate Drainage District (include Groesbeck
Golf Course), Ingham County, Michigan, uses a more economical alternate approach: water from
the district flows into an artificially created and maintained wetland designed to naturally clean
the district’s stormwater. Pre-existing public parks of 12 acre (49,000 square meters) located in
the neighborhood was re-contoured to create ponds, waterfalls, wetland, spillways and a peat
filter. Therefore the total mass of non-point source pollutant exported from the wetlands was
significantly less than loading entering the wetland, indicating that the wetland was successful at
reducing non-point source pollutant loads.
The results of interview survey clearly indicate that the respondents perceive the wetland
as a valuable attribute to their neighborhood. As the number of home sales impacted by residents
and realtors perceptions grows, the more significant and prominent the Tollgate’s property value
impacts may become.
42 LAND AND COMMUNITY DEVELOPMENT
1.0 Introduction
Korea has 181 golf courses, but golf officer thinks it is remarkably insufficiency when it
compared with the golf population. (Ministry of culture & Tourism 2005)
Further, the common people thought against the Korea golf course that it was only specific
sports for special people. And they are criticize it is depleted the water of the golf course
downstream in order to use underground water and it is river pollutant because using agricultural
chemical and fertilizer material.
Therefore, I study in constructed wetland in the Tollgate Drainage District, Ingham County,
Michigan.
And I learn it uses a more economical alternate approach: water from the district
flows into an artificially created and maintained wetland designed to naturally clean the district’s
stormwater.
Urban Society
Golf
Course
Nature
Outdoor
Environment
Figure 1.1 The Role of Golf Course
Golf Course Design & Stormwater Management 43
2.0 Background
The government announced the regulation relaxation method that solved problem for golf
course supply and imbalance. Therefore Korea prospect complex golf leisure town develop
using reclaimed land, new town, industry complex. Etc.
Also Korea Land Corporation (KLC) will adopt golf course development; a part of new
town, industry complex. As a results, .the study of constructed wetland in United States of
America make a full use of in KLC development in golf course.
3.0 The Opening of CWS
The Clean Water Act of 1972 as amended in 1987 requires states to control the flow of
pollution from stormwater into local rivers.
As a consequence of a City of Lansing 30-year management plan, the Tollgate Drainage
District was mandated to implement a sewer separation project.
In most cases, this requirement is carried out through installation of an expensive system
of pipes and pumps. The Tollgate Drainage District (include Groesbeck Golf Course), Ingham
County, Michigan, uses a more economical alternate approach: water from the district flows into
an artificially created and maintained wetland designed to naturally clean the district’s
stormwater.
44 LAND AND COMMUNITY DEVELOPMENT
One such stormwater wetland facility, the Tollgate Wetlands, was built in 1998 in Lansing
Township, Michigan, as a low-cost alternative to stormwater treatment.
The Tollgate Wetlands
receive stormwater runoff from 234 acres (947,000 square meters) of residential and commercial
properties. And constructed wetland with water hazards in an adjacent golf course was the
wetlands store and treat 99% of the drainage district’s runoff.
The Tollgate Wetland facility was created as a low cost alternative for combine sewer
separation that included stormwater treatment of the separated flow. The Tollgate Wetland was
designed in 1994 and constructed in 1996-1998 at a cost of $5 million, compared to the
estimated $14 to $20 million price of discharging the separated flow to river in the vicinity.
Figure 2 Constructed Wetland Area Diagram
Golf Course Design & Stormwater Management 45
4.0 The Design and Construction of CWS
In May 2000, Ben Pfaff and Huseyin Yuce of Michigan States University who work done
for ICDC (Ingham County Drain Commission), studied the project for a hydrological event
model of the Tollgate Wetland.
Federal legislation mandates control of the flow of pollution from storm water into rivers.
For small communities, the cost of traditional implementation of this requirement through
installation of pipes and pumps can be prohibitive. An alternate approach is to drain storm
water into a constructed wetland.
This approach is used in the Tollgate Drainage District of
Ingham County, Michigan.
The Constructed Wetland (CW) primary design objective was to store and treat the storm
water runoff from the mixed-use watershed. Construction of the CW began in 1996, and the
system went into operation in September of 1997. . The Tollgate Wetlands receive stormwater
runoff from 234 acres (947,000 square meters) of residential and commercial properties. Preexisting public parks of 12 acre (49,000 square meters) located in the neighborhood was recontoured to create ponds, waterfalls, wetland, spillways and a peat sand filter.
The design goal for the system was as a storage reservoir : it is designed to be large enough, in
conjunction with overflow to the neighboring golf course, to hold the runoff from a 100-year
storm, a storm of magnitude such that on average it will occur only once in 100 years
46 LAND AND COMMUNITY DEVELOPMENT
(approximately 35.8 acre-feet of water: 44,000 cubic meters). Other important design features
include: recreational amenities, such as walkways and benches; native vegetation; a layout and
vegetation scheme intended to attract wildlife; a public education component; and an outlet for
an adjacent golf course water hazard. Figure 3 is a block diagram of the flow of water in the
Tollgate wetland.
Figure 3 Block Diagram of Water Flow in Tollgate Wetland
Each block represents one stage that water passes through. Solid lines mark direction of
gravity; dashed lines denote pumps; dotted lines indicate raised pipes.
Golf Course Design & Stormwater Management 47
Simulation result shows for which most of the runoff passes through the grit chamber on its way
into the system. This system showed that, in a storm of magnitude larger than 0.2 in/h, most of
the storm runoff is not filtered through the grit chamber, but rather bypasses it, directly flowing
into the detention pond.
These sequential best management practices were designed to use
biological and physical processes to reduce solids and sediments.
Figure 4 Sketch of Tollgate Wetland
48 LAND AND COMMUNITY DEVELOPMENT
Figure 5 Diagram of Circulation Ponds and photo
5.0 The Efficiency of the CWS at Removing Urban NSP
Over the last thirty years public concern regarding water quality and wastewater pollution
has resulted in regulations aimed primarily at point source control. Tremendous improvements
have been made, and control of point sources from industry and sewage treatment plants has led
to cleaner aquatic environments
However, according to the National Water Quality Inventory conducted in 1996: 13
percent of impaired rivers, 21 percent of impaired lakes and 45 percent of impaired estuaries
surveyed are affected by urban stormwater runoff, a type of non-point source pollution (NPS).
NPS arises when stormwater runoff flows across roof tops, pavement, feedlots and farm
fields and carries contaminants from these surfaces into nearby surface waters. The emerging
need to address NPS is evidenced in the United States by legislative actions such as the
Golf Course Design & Stormwater Management 49
strengthening of the Resource Conservation Act in 1989 and the implementation of Phase II of
the Clean Water Act.
The Clean Water Act (CWA) requires that certain municipalities and construction sites
utilize practices to address non-point source pollution. The law requires that these newly
regulated municipalities submit a stormwater management plan to the EPA by March of 2003,
and construction sites greater than one acre have a stormwater pollution prevention plan.
One such type of land intensive stormwater control is the Constructed Wetland (CW).
CW systems replace the petro-chemical inputs of traditional wastewater treatment with solar and
biological energy, thus providing a more sustainable treatment technique. The CW has been
successfully put into operation around the world, with over 650 reported in 1996 in the U.S. and
Canada. CW has proven very effective in treating stormwater doing so by means of a variety of
physical, biological and chemical processes. As mimics of natural systems, CW is inherently
attractive to wildlife and can contain a wide variety of plant species.
Stormwater runoff from urban watersheds transports a variety of non-point source
pollutants. These pollutants include nutrients, metals, sediment, oxygen-demanding wastes,
and toxic organic chemicals.
In addition to the health and environmental risks posed by non-
point source pollution.
The results of monitoring for the majority of the non-point source pollutant contribution,
50 LAND AND COMMUNITY DEVELOPMENT
followed by residential areas. The total mass of non-point source pollutant exported from the
wetlands was significantly less than loading entering the wetland, indicating that the wetland was
successful at reducing non-point source pollutant loads. These sequential best management
practices CW designed to use biological and physical processes, buffer the pH, increase
dissolved oxygen, reduce nutrient loads, and remove pathogens.
The Ingham County Drain Commissioner (ICDC) through the monitoring program,
conducted from mid-April to September 2000, had main results:
i.
The results of the water quality monitoring suggest that the wetlands system may
significantly improve the quality of storm water from the Tollgate Drainage District,
as well as appreciably reducing the volume of water that leaves the drainage
district as surface runoff.
ii.
This program was to increase public participation and education regarding wetland
function and non-point source pollution prevention. The presentations were given
to various audiences throughout Michigan regarding the Tollgate Wetland and its
function.
In addition, a series of permanent, educational signs installed along the
path around the wetland educates the visiting public about the physical and
biochemical features of the wetland.
Golf Course Design & Stormwater Management 51
6.0 The Impact of CWS on Residential Property Values
With the advent of Phase II of the Clean Water Act many municipalities are faced with the
difficult task of selecting the most appropriate and fiscally responsible stormwater management
practices in which to invest.
A thesis by Eric Cline evaluates the impact of one type of
stormwater control, a constructed wetland, on residential property values near the Tollgate
Wetland in Lansing, Michigan.
The study included interviews with local real estate experts, a survey of nearby residents.
The results indicate that the Tollgate is not a significant influence of sale price in the
neighborhood.
However, this area value is especially important considering the neighborhood contains a
relatively large amount of open-space amenities including the wetland, a local park, school and
golf course.
In addition, the wetland may indirectly have a positive impact on property values
as a result of its value as a neighborhood asset and its function as a stormwater control.
The unique combination of water, wildlife and plants (especially in an urban setting) has
the potential to be a strong attraction for people as well. Drawn by the possibility of viewing
aquatic wildlife or the simple calm of a sunset on the water, CW are increasingly being viewed as
an aesthetic attraction for humans.
52 LAND AND COMMUNITY DEVELOPMENT
6.1 Study Area: The Tollgate Constructed Wetland
This district is made up of the Groesbeck neighborhood, and the Groesbeck Municipal
Golf Course both within Ingham County, MI.
Traditionally known as a well kept, affordable
and blue collar area, the neighborhood has a good to excellent reputation with Lansing residents.
There were apartment buildings and 554 residential properties within the district.
6.2 Hedonic Studies of Water Resource Valuation
Real estate agents and property buyers have long been aware of the waterfront effect.
A
home situated by a stream, lake or river costs more to buy or rent than a more distant one.
There are a number of hedonic property studies on water resources, with most focusing on
estimating the amenity values for lakes. A comprehensive summary of these studies can be found
in Mahan (1997).
Author-Location
Environment Variable
Comment
Brown (1976), Seattle, WA
Lake view-Distance to
water front
Property values increase with closer
proximity to lake
Shorgren(1989), Okoboji
Lakes, LA
Lakefront footage
Property values greater with
increased water quality
Knetsch(1964) Tennessee
Reservoir-front
Reservoir-front property has greater
Valley, TN
property- Distance
value.
Kulshreshtha (1993),
Saskatchewan, Canada
River view
Property values increased by view of
river
Streiner & Loomis(1995),
Contra Costa, CA
Restoration projectStream
Restored streams increased property
values by $4,500 to $19,000
Figure 6 Water resource valuations using hedonics, adapted from Mahan (1997)
Golf Course Design & Stormwater Management 53
6.3 Public Parks and Open Space
In general, people are willing to pay a larger amount for a property located close to a
public park. This relationship is described as the "proximate effect" that could apply to most
neighborhood amenities.
Based upon a 2001 hedonic study conducted in Greenville, South Carolina, Espey and
Owusu-Edusei (2001) concluded that public parks do positively impact proximate property
values. The parks were typed based upon size and usage. They found that in some cases
property within 300 feet was negatively impacted while homes within 300 and 500 feet
experienced a positive value effect.
This negative then positive effect may be due to parks
experiencing a very high recreational use. The results indicated that medium sized parks had a
significant effect on property extending out 1500 feet from the park.
6.4 Constructed Wetland Valuation
In September 1995, the Office of Wetlands, Oceans and Watersheds within the U.S.
Environmental Protection Agency (EPA) published a study on the benefits of runoff controls,
including detention ponds and constructed wetlands, on nearby property values.
By interviewing both real estate experts and experts in the management of urban
stormwater control structures and reviewing literature, the authors of the study estimated a 5% to
30% premium for waterfront properties. Two case studies of developments utilizing CW in
54 LAND AND COMMUNITY DEVELOPMENT
Kansas and Colorado exhibited premiums of $20,000 and $35,000 respectively on homes located
near the CW. These premiums were attributed to the scenic value provided by locating homes
in close proximity to the constructed wetlands.
6.5 Residential Surveys on Stormwater Controls
Residents perceived that the lakes positively influenced their property value (49%),
attracted potential home buyers (10-60%) and helped foster a sense of community. When given a
location choice, that included adjacency to a golf course or park, respondents answered that
adjacency to a wet basin was the most preferred. The following shows the result of the survey in
detail.
i.
The results include all 46 survey respondents among 127 households.
ii.
On average, survey respondents had lived in their current residence 19.79 years
iii.
When asked what they would now identify as the positive characteristics of this
area, respondents indicated that the family or neighborhood orientation of the area
(39.1%), as well as the relative quiet and safety of the neighborhood (41.3%) are
important positive characteristics.
Golf Course Design & Stormwater Management 55
Responses
count
% respondents
Quiet/safe
19
41.3
Family-neighborhood oriented
18
39.1
Good exterior maintenance
13
28.3
location
12
26.1
Transportation/accessibility
8
17.4
neighborhood
3
6.5
Sale ability
3
6.5
Attributes of homes
3
6.5
Local schools
2
4.3
Local wetland
2
4.3
Local parks
2
4.3
Local golf course
1
2.2
Figure 7 What do you now view as the positive characteristics of this area?
iv.
The Table 8 compares the responses of respondents within 1000 feet of the Tollgate,
with those that lie on the 1500 foot radius. It compares responses between two
different locations on respondents’ view of the positive characteristics of their
neighborhood.
Of note, no respondents living 1500 feet from the wetland
regarded the local wetland as a positive characteristic of their area.
Response
% Respondents
(within 1000feet)
% respondents
(on 1500feet)
Quiet/safe
43.3
37.5
Family-neighborhood oriented
40.0
37.5
Good exterior maintenance
26.7
31.3
Location
23.3
31.3
Transportation/accessibility
20.0
12.5
Local Wetland
6.7
0.0
Table 8. What do you now view as the positive characteristics of this area?
56 LAND AND COMMUNITY DEVELOPMENT
The results of the survey clearly indicate that the respondents perceive the wetland as a
valuable attribute to their neighborhood.
However in relation to the other important
neighborhood characteristics the Tollgate ranks fairly low.
As the number of home sales impacted by residents and realtors perceptions grows, the
more significant and prominent the Tollgate’s property value impact may become.
Figure 5 View from Roadside
Figure 7 Pedestrian Walkway
Figure 6 Circulation Ponds on Groesbeck Golf Course
Golf Course Design & Stormwater Management 57
7.0 Conclusion
Constructed wetlands can provide green space and urban wildlife habitat and have been
shown to increase property values and rental income. Further documentation of the benefits of
stormwater wetlands in a variety of environmental, economic, and regional settings will facilitate
adoption by communities who must develop stormwater management programs.
The Tollgate Wetland also serves as a passive recreation and education amenity for the
neighborhood. And this project will continuously study more detail for site visit in 2006.
58 LAND AND COMMUNITY DEVELOPMENT
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Choi, Jiyoung & Sin, Chang Min. 2002. The Runoff Management for Non Point Pollutant Source
Reduce
Cline, Eric Arthur. 2002. The Impact of an Urban Stormwater Constructed Wetland on
Residential Property Values: A Case Study of the Tollgate Wetland
Dodson, Ronald G. 2005. Sustainable Golf Courses
Fazio, Tom. 2005. Golf Course Designs
Kweon, Young Han. 2002. The Environment Evaluate Method in Constructing Golf Course
Michigan Department of Natural Resources. 1975. Michigan Guidebook: Soil Erosion &
Sedimentation Control
Nicholaus Douglas Van Woert. 2004. Stormwater Retention and Water Use by Extensive Green
Roofs
Patrick E. Lindemann. Tollgate Stormwater Wetlands Monitoring Project
Pira, Edward. 1997. Golf Course Irrigation System Design and Drainage
Taylor, R.S & Hons, B.Sc. 1995. Practical Guide to Ecological Management of the Golf Course
Witteveen, Gordon & Bavier, Michael. 2005. Practical Golf Course Maintenance