Golf Course Redevelopment Strategies in Landscape Architecture OAK GABLES CASE STUDY
Thesis by Miranda Kendall
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Thesis
Golf Course Redevelopment Strategies in Landscape Architecture Written by Miranda Kendall In requirement of Honours Thesis LARC* 4510 To Professor Sean Kelly
University of Guelph Bachelor of Landscape Architecture Program Fall 2020
Special Thanks to
Sean Kelly for guiding me through the process of this thesis and providing me with insight and materials for this topic
Bob Wilkins for spending his time answering my questions and providing me with his expertise and breadth of knowledge about Ancaster, an immeasurable help to the finalization of my research
Scott Henderson, for taking time out of his busy schedule at Adesso to provide me with golf course and landscape architecture expertise
Liz Davidson for being a mentor to me throughout my education and always being there when I need help Grace, Lizzy, and Maegan, whom I spent many nights working in McLaughlin Library with
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table of contents Abstract...............................................................................................................................3 Introduction...................................................................................................................... 4 Methods............................................................................................................................. 5 Reference Types................................................................................................................. 6 Precedents.......................................................................................................................... 7
Talisman Mountain Springs Inn, Beaver Valley Ontario San Diego River Walk, San Diego California
Case Study......................................................................................................................... 17 Overview History Site Analysis Current Use Zoning and Land Use Regulation Surrounding Context Discussion
Application ....................................................................................................................... 27 Interviews and Expertise Legacy Heritage Protection Development
Approach........................................................................................................................... 36 Influential Approach Strategies Principles Implementation
Limitations........................................................................................................................ 43 Existing Limitations
Opportunities and Constraints
Conclusion........................................................................................................................ 47 References.......................................................................................................................... 49 2
Thesis
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abstract
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ecently, golf courses across North America have been subjected to large urban development. When developers purchase these lands, they often become residential properties, which is detrimental to the history of these spaces and the evaluation of land surrounding them. My thesis will explore the different uses of post-golf course space, and models displaying how to re-purpose the land. This will also entail exploration of different business models for the future of a re-purposed design space to appeal to developers. Examining the benefits of these spaces with more meaningful design and attention to community voices will allow golf courses to provide their natural beauty and topography in the future structure of the site. Addressing the needs of a community in the development stage and using environmental precedent factors will aid in making design concepts more impact conscious.
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introduction
istory is at the heart of many communities across the globe. It is undoubtedly the root of our spatial significance and concept of place. History also influences the spread of urban centres and growth. Although all of these thoughts may seem obvious, their inhabitance in modern urban design and structure seem to be on the decline of being readily used to influence decision making. In the past, urbanized structure was centred around the concept of a community-need basis. However, the demand for housing and larger scale urban sprawl has negatively affected the tactics we use to protect landforms prior to building. High rise condominiums, commercial and business parks, power centres; all structured to provide a convenient role in our lives. If we look to historical design, it was not based on convenience, but often based on craft, landscape use, topography, and community. These are all elements of design that can continue to be used today and should be taking precedent over convenience factors, as a positive influence to ecological awareness and preservation. This thesis explores past, present, and future models of what urbanization can look like through an ecological lens. The focus will be on environmental factors pertaining to golf courses specifically, and their use as a community space post development. In the landscape architecture industry, it is not uncommon for spaces to be rehabilitated from a previously unusable property. Golf courses are becoming an increasingly prominent area of development and urbanization, when realistically they could be undergoing a rehabilitative process and analysis. Golf courses are even more equipped to be sanctioned for ecologically aware design, as they are well thought out and created with this mindset initially. Building on a golf course is appealing to a land developer as the preparation of land would be relatively low cost, and these courses are being sold for less than their worth after declining in sucess as a business. The objective is make a new way of development equally appealing to encourage a more conscious landscape design. Balancing both sides of the equation would be a successful result of the research proposed. Studying landscape architecture at the University of Guelph has shown me how important our connection with the landscape is and how much it influences our connectivity to our communities and what ‘home’ means. Working on my certification in Environmental Citizenship has also been elemental at furthering my grasp on concepts in landscape architecture. After learning to play golf, and spending many Summer’s working at Hamilton Golf and Country Club, I was well prepared to take on the task of exploring and researching the topic of this thesis. I hope it inspires and creates conversation about bettering our conservation methods and community spaces.
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Thesis
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methods
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he observations and research used in this thesis were acquired from a range of sources and experts in order to maximize reliability of evidence and conclusions. Secondary and tertiary research was more readily available for the duration of the study, as primary information had to be accumulated from rigorous online exploration and interview processing slightly different than normal due to the current pandemic state. The methods of presentation for this thesis are:
Precedents
ecologically significant properties with similar concepts of discussion and space were used to convey adequate future use structure of the site being studied in this paper
Case Study
the case study focus is centred around the Oak Gables golf course in Ancaster, Ontario
Site Analysis
further analysis of Oak Gables’ property and surrounding area with community input and precedents in mind, including historical analysis, site specific analysis, and current/ future uses analysis
Objectives and Approach
objectives of future site design and use(s) are explored after reviewing scientific data and reports and creating a cohesive, realistic plan from research acquired
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reference types
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variety of reference types were used to provide adequate and substantial evidence and support to concepts and ideas. References were acquired from different sources in order to provide input stemming from multiple realms of design and development. Community planning procedures, official plans, zoning requirements, and publications came directly from city/township documents. Input from interview processes came directly from the source/person being interviewed, and some ideas were reworded for originality. Commentary stemmed from personal knowledge of the Ancaster area, and conversations with experts in their field. Reference sourcing was an important aspect of this thesis in order to make it as applicable as possible. Sources of information came from three main areas:
Historical References
Plans, Reports, and Publications
Interview Commentary and Expertise
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Precedents
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precedents
Talisman Mountain Springs Inn Beaver Valley, Ontario
San Diego Riverwalk San Diego, California
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Precedents
The Talisman Mountain Springs Inn, Beaver Valley, Ontario
The Talisman property has been a prominent part of the Beaver Valley area since the early 1960’s. It was especially prominent for its skiing hotspot location during the 80’s for a typical chalet and après set up. Not far from the property is another ski hill; the Beaver Valley Ski Club (Golletz, 2020). Beaver Valley Ski is alive and flourishing today, a private hill with membership options has perhaps kept this property open over its competitor. Talisman closed its doors due to bankruptcy in 2009 (Golletz, 2020). In the early 2000’s we began to see a decline in the viability of outdoor amenity businesses, perhaps due to the overstimulation of this business model. Over the past 15 years, Ontario has seen many beloved and historic open-space based activity centres take a turn. Overpopulation of ski hills and golf courses have been intertwined in reason for closures over the past decade or so as well.
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Talisman Mountain Springs Inn
Figure 2
The old resort has character and sits preserved from the 80’s in ski style. Although beautiful and grand looking the building structural quality is questionable after sitting vacant for so long, and may need to be torn down completely. Location of the resort would still be ideal for incoming programming and development as it sits higher on a hill to prevent flooding from the ski slopes. Preserving some of the elements could add to the heritage of the site and be a nice design addition.
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Precedents
The Talisman property has beautiful grounds, with a chalet preserved from the eighties ski aesthetic, and views overlooking the Niagara Escarpment and Grey Highlands (Golletz, 2020). The existing buildings on site have essentially been untouched since bankruptcy and were reported to be almost unsalvageable. Developer Brian Ellis and his partner, who are both GTA based developers and realtors, purchased the property in 2011. Statements made in 2015 suggest the pair have a positive and focused plan for the development of Talisman (Golletz, 2020). They have addressed that the ski lifts are too far gone, and not viable enough towards a business plan, as the property will be reopening as a conference and spa centre. However, the hills are to remain intact for their beautiful feature and addition to the landscape and can be used for trail systems, nature walks, and other outdoor activities. Ellis has been working closely with Beaver Valley Ski Club, as their businesses can be complimentary of each other since they are in such close proximity (Golletz, 2020). With Talisman’s outdoor based activity module relying on the warmer season mainly, the two wouldn’t be in direct competition with each other. This property became a good precedent early on in the research phase. Many spaces being explored were typically overrun with residential development and condominiums or business parks. It was clear that this type of project is incoming for the world of landscape architecture, as historically golf courses were the thing being designed. Taking on a new perspective for how these spaces are used has only recently become an area of interest. This realization sparked an assumption; most of these large scale projects rely on the type of developer. Beaver Valley is the type of tightlyknit community you need to have for a developer to realize their job requires a level of accountability to the history of the space. The Talisman resort is also in the same stage of planning that Oak Gables is; site analysis and options are being explored, as well as community input. The site hasn’t been touched, but the work is being done to accommodate the needs of the community, the environment, and the history. With the pandemic in mind, this also changes the process of typical development strategy. The Talisman property has been under new ownership for several years now, but the push forward continues as they announced this October they would be holding community visioning sessions. The Grey Highlands - part of Grey County, and the larger Blue Mountain area - community are known to have prominent relationships with developers that buy land in the area, and work alongside them in planning processes (Keleher et al. 2020). They have managed to preserve the historical quality to the landscape by doing this, while positively influencing their economic growth. In a statement made by co-developer Brian Ellis, he noted the importance of the community connection this project held by saying, “We are committed to establishing a strong and productive working relationship with council and the community to advance our mutual interests in the future vision and development of the former Talisman Resort and the Beaver Valley region.” (Golletz, 2020).
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Precedents
The San Diego Riverwalk San Diego, California
1150 Fashion Valley Road is currently in use as a golf course. The business has been unsustainable for many years now, and also holds rich history. Prior to World War II, the property was a corn field, farmed by the Levi-Cushman family, where many locals recall picking up corn for family meals from during that time. After being leased for many decades to a variety of golf course and club style uses, it became the Riverwalk Golf Club in the late 90’s. At the heart of San Diego, the local community and San Diego natives are hoping the space can reflect the epi-centre of their togetherness and history (Riverwalk, San Diego, 2020).
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The San Diego Riverwalk
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Figure 4
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Precedents
Currently co-owned in partnership between the Levi-Cushman family and the Hines group, plans have been put forward to develop this property since the 70’s. Initial design concepts were based on residential development, including hotels, condominiums, and the majority of open space provided by the course to be used up (Grove, 2020). Hines reviewed the take on this space and challenged it to be a precedent setting landscape. New plans were centered around more green space, naturalization, less traffic, transit abilities, and affordable housing typologies. These plans were created in line with the needs/values of the community, as well as a propagation to the history of the space towards future development (Riverwalk, San Diego, 2020). With a current projection to begin construction in late 2021, the plan will make use of the current landscape for a trail, bridge, and boardwalk, preserving the San Diego River and its views to be open to the public. The model also includes walkable living situations to commercial retailers and a riverside market, with attention to influx of job opportunity available. The proposed “work-live-play-village” bodes well with the community and has adapted through meetings and outreach (Grove, 2020). If successful, the San Diego Riverwalk will become a shining precedent towards updated golf course redevelopment and revival in urban design. The Riverwalk is best-case scenario for use of this space. For a development team to work in conjunction with family of the original owners, and have like-minded ideas for this space, applicable to all realms of community engagement is much like the Talisman Inn story. Although rather uncommon, these precedents represent an important part of their community, and provide a place for everyone to be welcome and enjoy the landscape. Although the Talisman Inn is more resort and spa focused in concept, the San Diego Riverwalk has a much bigger scale to its impact as these plans have been created to touch every area in need of revitalization. Transit operation, materials, watershed, affordable housing; all part of this plan (Riverwalk, San Diego, 2020). This precedent was able to apply more of a bigger picture lens to the goal of this thesis, where development is a bit further along than that in the Talisman example. It’s also interesting to consider how the difference in amenity type influences the design of these spaces. Talisman has more to consider in terms of possibly regrading parts of the land for floodplains and watershed protection. That is due to the nature of a ski hill sloping towards a building, which in part could have damaged the resort beyond repair over time without proper maintenance. The San Diego Riverwalk is easier to focus on preservation of the lands due to the hilly, yet rather consistent grade and water features from the nature of a golf course landscape. The Riverwalk also has more space to work with because of grading properties. Talisman’s main goal being to preserve as much of the landscape as possible, is due to the majority of land being taken up by the hills and without excavating for a different use this makes the design low impact. The nature of the landscape therefore has a lot to do with the abilities of a developer and one who’s interest is in the revitalization would be better suited to provide programming use with the landscape intact. 15
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Case Study
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case study
Oak Gables Golf & Country Club Ancaster, Ontario
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Case Study
The Oak Gables Golf & Country Club Ancaster, Ontario
Located at 1505 Wilson Street West, the Oak Gables golf course has been a prominent part of Ancaster for decades. Covering almost 4 hectares of land, and located within the Ancaster Business Park zone, it makes for a prime real estate development location. The space is currently zoned to permit the development of a hotel, conference centre, auto dealership, or manufacturing/ warehouse facility. Although it is not currently zoned for residential development, the open space nature of the course would be ideal for someone looking to build. The land was purchased by Bob Wilkins in 2015 for approximately $1.5 million less than asking price, ringing in at approximately $2.5 million. Wilkins is a prominent figure in the Ancaster area for owning property and businesses in the downtown core. Interestingly enough, this property is consistently listed as a feature to homes being built in the surrounding area, as noted by development companies like LIV communities (Metroland, 2015).
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History The course opened for recreational use in 1987, notably a period where golf courses and other amenitybased businesses were on the rise, eventually causing a surplus. Oak Gables, according to Golf Now, “features all the hallmarks of Ontario Golf.” (Bryson, 2020), making it a prominent piece of Ancaster heritage, although many years younger than some of its heritage superiors in the area. Hamilton Golf and Country Club, not far from Oak Gables, is a well-known private course established in 1894 making it one of the oldest in the country (HGCC, 2020). Privatized clubs have begun driving the success of public courses down due to the feeling of exclusivity of a pro game, where public courses tend to be more relaxed. Privatized courses also tend to be more protected and have been developed on ecologically sensitive landscapes which gives them an upper hand in being protected against development in addition to having adequate funding to provide the needs of upkeep. Hamilton Golf and Country Club is located within the subwatershed of Ancaster according to the Ancaster Creek Subwatershed Plan (HCA, 2020). Oak Gables does have small water features along the course, however they are not connected to the subwatershed or noticed as a vital part of the landscape to protect under planning sources. The Ancaster Creek Subwatershed in conjunction with the HCA recommend, “Undertake(ing) a minimum of one restoration project per year on public lands, with an emphasis on utility corridors, for connectivity and demonstration sites” (HCA, 2020) in regard to open space property’s and golf courses. In 2000, Oak Gables gave a piece of its history away in the form of an old barn structure, to the Boychuk family of Ancaster for an addition onto their home. The family owned a home built in 1816 and moved it to Lover’s Lane - to protect the home from being demolished - where they added the addition of the barn onto the history rich property they accumulated. Oak Gables has already put its mark on the community in many ways, such as the addition to the Boychuk family property (Renwald, 2013).
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Figure 5
Boychuk family home (built in 1816), passed down from ancestors of the Ward family with an addition onto the home from Oak Gables golf course.
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Current Use The Oak Gables property has been purchased multiple times in the past. Current owner, Bob Wilkins purchased the property for over $2 million but has not commented to the public what his plans are with the site and whether he intends to save the business or not. When purchased by Wilkins in 2015, he kept the site use running as normal, with former Royal Canadian Golf Association (RCGA) director Stephen Ross running the business and son Andrew Ross instructing and serving as director of golf. The course continues to run today under the management of the Ross family (Hamilton Spectator, 2015). Oak Gables consists of three 9 hole courses; Oak (figure 6), Maple (figure 7), and Pine (figure 8) with varying levels of challenge, intensity, and yardage (Oak Gables, 2020). They also offer a driving range, golf academy, lady’s club, and tournaments. The clubhouse offers a grillhouse and proshop, and is also available for rental for special events. Memberships run annually (season to season) and include reduced cost junior memberships, with no buy-in as a public course. Oak Gables is home to the largest junior golf program in the country consisting of almost 400 junior golfers annually (Wilkins, 2020).
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8 ure Fig
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Zoning and Land Use Regulations Oak Gables is part of the M3 level zoning in the City of Hamilton Comprehensive Zoning By-law: New Industrial Zones and Public Consultation. The zone location is part of the surrounding Ancaster Business Park area. The M3 zoning boundary is part of the Prestige Business Park zoning by-law. The M3 zoning boundary permits Class 1 and limited Class 2 industries, prohibiting the use of manufacturing asbestos, phosphate or sulphur products, processing or refining petroleum or coal, and smelting or extruding of ore or metal. Dwelling units are also prohibited for use on the property and M3 zones. Recently, an additional 29 acres of land was added on to the Oak Gables property ownership, putting the total land up to 213 acres. With the addition of this 29 acres, the zoning requirement for that land parcel was moved from a P7 conservation permitted only use to a P4, making it an open space system and viable for some kinds of development elements (City of Hamilton, 2009).
Stream
Stream Buffer
Conservation Authority Hazard Lands
Potential Area for Redevelopment Vacant Land
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Surrounding Context The current surrounding context of Oak Gables consists of the Ancaster Business Park, where many commercial properties, and manufacturing facilities are located. The Ancaster Fair grounds are also in close proximity to the site, where in the Summer months the grounds are always occupied for fairs and big events. Typically in the Summer, Ancaster sees a fair amount of traffic on the West end due to the fairgrounds, but recently due to Covid-19 restrictions the area has not been its usual traffic-heavy self. This is something to consider moving forward with design on its own - how we can design urban centres and community based design around the restriction of a virus? Urban areas and residential development is not far off from Oak Gables as shown in figure 9. Based on the history of development in Ancaster, it tends to move to the West, making Oak Gables once again a prime location to begin developments (Wilkins, 2020). There are some trails currently connected to the property which could add to any programming uses in the development process.
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Discussion
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Randall Arendt’s guide to rural development, “Rural by Design: Planning for Town and Country” discusses the importance of understanding spaces and how their development can be lead in the right direction with this understanding (Arendt, 1994). Arendt claims, “recognizing the inevitability of further greenfield development in un-serviced areas, it provides guidance on a range of techniques to deal with these challenges” (Arendt, 1994). This is a good place to start discussion on how development doesn’t need to offer a negative connotation. Most often in the history of towns and local communities, the word ‘development’ is shunned for its implied impact towards the locality of their “third place” as explained by Arendt. “Gathering places, from neighbourhood parks to cafes, are noticeably absent from most modern suburbs. Some of these places have been zoned out, and some (…) are no longer being created.” (Arendt, 1994). This quote perhaps the most relevant to Ancaster’s current development strategies, as a bustling Starbucks located on Wilson Street closed, even after community outcry. Christine DeMarco, a local resident in Ancaster started a petition, as the café was especially important to her daughter, “We just wanted them to know that we wanted them to stay open,” DeMarco said (Pearson, 2019). For the last several years, the Wilson Street Starbucks has been a special place for DeMarco’s daughter Cassandra, 25, who lives with autism. Despite her disability, Cassandra learned how to order her own coffee and treats. “The baristas always knew how to communicate with her and treated her with respect.” (Pearson, 2019) Times like this make it apparent that community engagement is an important aspect when development is occurring. In the Starbucks case, even with a successful business model and community support, it wasn’t able to defeat the intentions of developers.
Application
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application
Interviews & Expertise Legacy Heritage Protection Development
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Interviews & Expertise
I was fortunate enough to have the opportunity to speak with professionals and experts in their field about the topic of golf course redevelopment strategies. It was apparent even more-so after getting some alternative outlooks, how important well-rounded connections in this industry are. Making a point to introduce yourself, and engage in community visioning events or council meetings can provide the array of knowledge needed to sit down at the drawing board. Many developers in the Ancaster area are locals who have grown up and put the proprietary needs of what they know their community wants first. This is not the case in every area however, as Guelph has seen major developmental repurcussions along Gordon Street where the infrasructure cannot keep up with the inhabitants of new development areas. For developers to have close standing relationships with the community (they wish to develop) is at the very least extraordinary. This doesn’t discount the fact that landscape architectural work can positively influence this factor into being a norm. It is also then important to take into account how the housing and property market plays a role in community member ability to afford these spaces. Most of the time the condominiums going up are also driving rent prices with them, making a future property ownership next to impossible for those wanting to buy in their area. Affordable housing factors also integrate into this conversation, a prominent issue in today’s world. This was one of the first indicators of better development explored when looking at golf course redevelopment strategies. As this idea grew, some notable community members and experts were able to provide information and commentary about the Oak Gables property as well as helpful guidance in the future of greenfield development.
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Application
Robert Wilkins Mr. Wilkins is more commonly known to the community as ‘Bob’. An Ancaster local, he attended three Ancaster Schools as a child, then going on to study at three universities across Ontario. Bob earned his Bachelor of Arts in Economics at McMaster University in 1972, afterwards getting his Masters in Economics at the University of Guelph the following year. Three years later, he acquired a Bachelor of Law from Queens University. This brought him to become managing partner at a Hamilton Law firm, continuing his role after a merge with Gowlings, and eventually retiring in 2006. Bob’s areas of practice still include real estate development, estate planning, applied business law and strategic planning, and seven years as an economic consultant with Civil Aeronautics Ministry of Transport, forecasting general aviation needs at airports across Canada. Bob is a very active community member, and currently fundraising chair for Ancaster Society for the Performing Arts. Some of his former roles on Ancaster boards are; Director of the Ancaster Information Centre, Vice President of the Victorian order of Nurses Hamilton-Dundas branch, Secretary of the Ancaster Rotary Club, Business Chairman of the Dundas-Ancaster branch of the Canadian Cancer Society, President of Holimont Inc, Director and Chair of Business Development for Bay Area Health Trust, Vice-Chair of Dundas Valley School of Art, Director of Bay Area Trust Realty, and founding chairman of the Ancaster Heritage Village BIA. Bob also owns the Oak Gables property. Promptly in discussion, I was notified that the timing for this study couldn’t be better. After over five years of owning the Oak Gables property, some recent progress was made in the future use of the site and zoning facilitation is in the works. The land ownership also recently gained an extra 29 acres, where the zoning level was moved from P7 to P4. The addition of acres was at a P7 to only permit conservation use, but in the transition to a P4, it’s labeled as an open space system that could be used for a variety of new uses. Approximately 8 acres (adjacent to highway 2) of the site is Prestige Industrial zoned, which is high value land for development purposes. Bob made it clear that he wants the golf course to stay. His focus is on revitalizing it as a business and adding to the rest of the land in ways that could provide that revitalization. The junior golf program at Oak Gables sees almost 400 children annually, one of the most decorated junior programs in the country. This was a crucial part in deciding on what to do with the space. Bob expressed his vision on expanding this program so international players could train at Oak Gables. This would require expanding the course, and providing lodging for players to stay during training and camp weeks. Bob is willing to expand the course now that there is the extra space to do so, as the previous conservation protected lands being converted to open space would need little development, and could still manage to provide a buffer. There are also trails connected to the property which could be used by the players and community, an emphasis on programming that was also mentioned. With continued discussion on redevelopment for the rest of the property, Bob said he was approached by Badenhaus Spa - a spa company similar to the Scandinave spa house in Blue Mountain - to use 9 acres of the property for an outdoor spa facility. This idea works well in providing a newer model to the use of space, and grow the prestige of the golf course perhaps if the approach is to focus on building its success. Adding a spa would also mean the implication of a resort, like in the Talisman model and their proposed conference/spa centre where the trail system would get a lot of use. Now the question is what happens to the standing buildings on site. Do they turn into a hotel or conference centre, two things of which they are already zoned for. Or do you develop the land closest to the highway and keep the existing buildings. Bob mentioned a good lodging suggestion where it would be a campground style, as golf programming is a Summer sport. The spa and trails would provide Winter programming uses. This suggestion ties into the outdoor experience of the spa and has a refined sustainability style to it. (Wilkins, 2020)
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Scott Henderson OALA, CSLA
Scott has been practicing landscape architecture since 1998, with a strong attention to detail and is successful in all his endeavors and projects. He has worked for firms in Mississauga, Brampton, Kitchener, and Hamilton. In 2010, he partnered with Mario Patitucci to form Adesso Design Inc. where he is Principal Landscape Architect. Adesso specializes in residential design, condominiums, green roof and rooftop amenity spaces, municipal park design, playgrounds, trails, urban design, environmental restoration, visual impact assessments and storm-water management. Adesso also recently won the Niagara Biennial Design Award of Excellence, for their design of International Plaza at Niagara Region Headquarters. Scott has been a sessional professor at the University of Guelph since 2010 under the School of Environmental Design and Rural Development, where he also received his undergraduate and graduate degrees from; in Geography and Landscape Architecture. I first met Scott when he was the professor for my Studio Design class in second year. Both Scott and his partner Mario are well versed in Golf Course design, so I knew a good conversation with him would inspire some of the future uses of a golf course repurposed design strategy. As it turned out with Adesso being a local firm to the Ancaster/Hamilton area, Scott worked on some SWM facilities for the site previously and was able to provide a lot of insightful opinions about how the site and surrounding context could be utilized, as well as some designs and supportive documents. He mentioned the fact that Oak Gables is approximately similar in size to the industrial park South of Wilson Street, and an industrial park design that incorporates green infrastructure and environmental initiatives could be an interesting focus of design. He also notified me that the City of Hamilton does not (currently) have any standards in regard to ‘green’ industrial areas, suggesting the existing creeks and ponds would be a good starting point for design; offset 15m on either side of the creeks and 30m from the ponds, to see what could be fit into the remaining areas. “I know it doesn’t sound glamorous but eco-industrial parks are interesting.” I found this comment intriguing because the nature of most new development is hardscape and high density building types, but the narrative could be changed more from this perspective if the surrounding context of Oak Gables is included in the discussion, and how it can also be elevated to reflect community concerns. He said to use the SWM facility as an area template for what will need to be done on the Oak Gables side, and look into the types of industry existing on Tradewind Drive (the business park). Each industry (the manufacturing process, the building, loading areas, and even parking lots) will provide opportunities and constraints for a possible project. He mentioned examining for any buildings with flat roofs and potential for green roof implementation, and warehouses with large storage areas and parking lots would have opportunity for permeable pavement. Industry type would also have a constraint on some types of development due to noise. Noise is probably the biggest constraint for wildlife. If there were to be a type of restrictive zoning developed that puts noise emitting industries along the north edge, closest to the 403 that would also influence design strategy, and small industrial spaces or offices could be placed closer to those high sensitivity areas. Scott recommended researching some target species – plant, animal, reptiles/ amphibians and insects. The SWM facility drawings that he sent me have bat boxes, and he said I could also look at other species like barn swallows, Jefferson’s Salamanders, or dragonflies. Scott provided me with documents that were helpful in furthering the discussion from here, like what kinds of existing documents and strategies could be used to create a guideline for golf course redevelopment for landscape architects and planners. (Henderson, 2020)
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Application
Post Interview Discussion
After I spoke to both Scott and Bob, there were some general conclusions I came to about the site that would influence any further discussion, and some important points were brought up. The logistics of surrounding context development and design is critical here. Adesso created some SWM designs for an area of land within the business park that tackled flooding issues and accommodated for wildlife by implementing bat condos and raptor perches into the plans, and ecologically stimulating species such as milkweed, goldenrod, and grass varieties. Golf courses contain their own environmental factors and wildlife, and in the near future development of Oak Gables, some of the methods of protecting these species can be reviewed. Even with the current course staying (and expanding), there is opportunity to collect evidence on how ecologically sustainable this model of landscape use is and what can be done to better it. Precedent-setting for other courses, whether staying or being modified, can encourage these spaces to become a new area of community and sense of place. Also considering Scott’s notes on SWM facilities and LID implementation, as used in Adesso’s designs, Oak Gables would be a perfect candidate for these types of design strategies given how willing Bob is to protect the original land and enhance it through complimentary uses. Scott provided me with the Credit Valley Conservation (CVC) Landscape Design Guide for Low Impact Development, which laid out some interesting guidelines on the approach of low impact design. Collective Vision provides a collaborative structure to design goals and process, by addressing the needs of all involved parties. This is applicable to Oak Gables, since Bob is so invested in the revitalization of the site and not its destruction. Working with the City, surrounding context, and locals will adapt a collective vision for the site and future ones. Visual Marketing means planning for a cohesive design. Users of a site can tell when all aspects have not been intertwined towards a collective goal, and possibly make the site uninteresting or undesirable. The key to visual marketing is to enhance the idea of a naturalized landscape by planning and investigating all materials and species so they work together and provide their own marketing through aesthetic appeal. Functionality is adapting the aesthetic qualities of a design to overlap the need for functional elements as well. In figure 11, the SWM and other properties of design in the Ancaster Business Park case, admit that this crossover is possible in different kinds of landscapes as well, through the use of watershed planning, heritage preservation, and stimulating vegetation. Long-term performance matters just as much as visual aspects. Stakeholder Investment allows for adequate time in performing community outreach and ensuring a shared vision early on in the process. Misleading investors; whether they be monetary or researching investors is detrimental, a clear vision will allow all parties to be aware of risks, goals, and need base for arrangements. Outreach and Communications is a part of community education on topics that are important to a healthy landscape and perhaps not as widely discussed. This is crucial also in stakeholder investment, because it provides a full picture of concepts and knowledge that is helpful in making decisions and designs (CVC, 2020). I found that many of these principles were already being used at Oak Gables, if not easily applicable to most of the programming and ownership values existing. Thanks to Scott and Bob, these principles were a defining part of the structure I used to create my own, in conjunction with some of the other plans and documents Scott sent to me. Using local regulations and combining it with research, expertise, and known factors in providing healthy landscapes, a tool-set was created that would form the basis of new landscape architecture strategies for golf course redevelopment, serving as a precedent for any future design.
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Precedent Setting for LID Using Surrounding Area Context Drawings Courtesy of Scott Henderson, Adesso Design Figure 11
Bat Condo’s
Brush Pile Habitat Creation
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Adesso created a low impact design for the business park that tied into the landscape, and brought natural features to a typically hardscape and building dominant area. The habitat creation methods they used could easily be applied to a golf course setting, and also for outdoor areas that Bob proposed like a campground, or outdoor spa. The bat condominiums and raptor perches would also work with the proposed space usage, enhancing wildlife protection and adaptability. They also used a variety of precedent setting natural planting selections for these designs that would be helpful in landscape planting and planning at Oak Gables and work with the existing native species.
Rock Pile Habitat Creation
Site Location of Drawing
Application
Legacy
Legacy inducing design is timeless, functional, and inspiring. It often creates emotional attachment, and provides a sense of wellbeing, whether physical or mental. I learned about some of these inspirational typologies from Professor Brendan Stewart, in a lecture about the redevelopment of Glen Abbey Golf Course in Oakville, Ontario (figure 12). It was proposed that the course needed to be redeveloped, however it holds many stories and legacy attributes, making it an important site to preserve in the process for its physical and historical assets (Stewart, 2020). Glen Abbey is known as one of Canada’s most famous courses; hosting over 30 Canadian Open Championship Games, and home to the Golf Canada Headquarters. Perhaps one of the most notable events, was the ‘impossible’ shot Tiger Woods made in the year 2000, out of a fairway bunker and sinking the put in a single shot to win the game (Stewart, 2020). Glen Abbey is also known for its picturesque winding driveway, and stunning clubhouse which overlooks the course. This course already has a legacy, one that’s been building up since 1977 when it opened under the design of famous golfer Jack Nicklaus. The buildings and stables have eclectic quality and architecture, and remain a cultural heritage piece of the landscape as they were Oakville’s first estate homes (City of Oakville, 2020). The issue stands that golf in North America is on the decline, and no course is out of the realm of opportunity for new development. Thoughtful design and thorough research can respectfully honour the rich history of where these courses began their legacy though. Proposed elements for redevelopment at Glen Abbey include integration of the driveway into the trail system, a ‘Central Park’ style great lawn, and grand lookout views, some of which mimic the Tiger Woods shot onto the green. The beauty of the space will not be lost, and provides an option toward the ‘Missing Link’ that could connect features of the existing landscape that is intertwined with the Niagara Escarpment (Stewart, 2020). Many courses in the surrounding area that are closing have already been dedicated to residential housing. A new typology sets boundaries and provides insight.
12 re Figu
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Heritage Protection
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Golf courses are part of a larger regional context, given their size and reliance on landscape as a part of play. “A Cultural Heritage Landscape is ‘a defined geographical area that may have been modified by human activity and is identified as having cultural heritage value or interest by a community….’(according to the Ontario Provincial Planning Policy of 2014)”, (City of Oakville, 2020). This makes most golf courses a cultural heritage landscape, as many of them own historical buildings or landmarks. According to the National Golf Foundation, prior to 2006 there was a 20 year expansion cycle where U.S. golf course supply grew by almost 50% (NGF, 2020). That growth built the surplus of courses we see today, making for an unsustainable model. Many local courses were built in the 70’s, to adapt to the demand and growing interest in the sport. Some courses, like the Hamilton Golf and Country Club, date back to 1894 which is one of the oldest known courses in Canada (HGCC, 2020). There is a lot of heritage to these open spaces, however rapid urban growth makes it less of a factor to developers and small families who want space of their own to grow. Another aspect of landscape architecture on the rise is the transformation of traditional front yards into naturalized gardens that are more ecologically supportive. This perspective would also play into the thought of a large, manicured open space not being as supportive as it could be. The Chedoke Golf Club in Hamilton, Ontario is a public course that actually has a trail incorporated through the design, connecting to the Hamilton Rail Trail and part of a more regional concept (City of Hamilton, 2020). Incorporating courses like this into City systems and programming can make them more admirable towards a sense of place, so that even on a development level, the heritage of the site is a priority in the eyes of the community and developers.
Application
Development
Golfing and Skiing are similar in many aspects of sporting life. They are both expensive sports to play, requiring pricey equipment, fees, and seasonal attributes. A study done in 2018 by Global Data, a leading data and analytics company, stated that millenials are being ‘priced out of skiing and golf holidays’ (Global Data, 2018). A surplus in golf courses and decline in users, will slowly start to feed courses and hills out of communities in the near future. Global Data also stated, “In the US, over three-quarters (78%) of golfers are male, with an average household income of US$95,000 and average age of 54. This reflects that the sport is popular among older people with high incomes. However, the golf industry has witnessed an overall decline in participation, so expanding the target market is essential to see long-term growth.” (Global Data, 2018). Less millennial interest also means, that newer development communities are less likely to have a local course or protect one in the process, as young families that are moving into these urban centres and high-density areas don’t view a nearby course as an influencing factor in their buying decision. Another inquisitive fact about golf course development today, is that they have been zoned for residential or commercial development for years, out of view from the majority of the population. These spaces are being slowly transformed, with the arrival of a few ‘courseside’ homes, spiking the trend for future development to move in once the business starts to fail or the demand for housing goes up. The dynamic can change, as displayed in the Glenn Abbey model where community voice is strong and new features of the proposed space design would be stimulating to public and community programming, as well as to the environment all while protecting the integrity of the site (Stewart, 2020).
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approach
Influential Approach Strategies
Principles
Implementation
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Approach Influential Approach Strategies S. Tomich Urban Design Consulting
An urban design study of downtown Dundas, Ontario was prepared by S. Tomich Urban Design Consulting Group, and introduces five place-making principles to preserve and enhance urban design vision. These principles could be used as a general concept, but the close proximity of Dundas and Oak Gables, as well as other surrounding open space systems, make this a supportive guide to the specifics of golf course redevelopment. The five principles they used were: •
BUILDING ON EXISTING STRENGTHS
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BRINGING MORE RESIDENTS DOWNTOWN THROUGH BROWN-FIELD REDEVELOPMENT
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CREATING A SEQUENCE OF NEW PUBLIC SPACES
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STRENGTHENING PEDESTRIAN CONNECTIONS AND ACCESSIBILITY
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SUPPORTING A CATALYTIC/ INCREMENTAL IMPLEMENTATION
There is an existent array of guidelines for creating golf courses, and of course urban areas. These guides act as a successful strategy to create a meaningful structure of design. There aren’t any ‘rules’ to redesigning golf courses, however there are guides on rethinking spaces, and combining specific elements of all these strategies is influential to that idea. Building on the existing strengths of Oak Gables, would allow a landscape architect to use many of the already prominent and well-being aspects to create a program. Strengths of the course are open space, water features, trail connectivity, protected native species and wildlife present. The Dundas plan explains principle two, as a way to keep up with the demand of demographics, by turning brown-field areas into housing and revitalization tactics. Although golf courses are a part of greenfield re-development, the same principle can apply when the regional context is taken into account. The Ancaster trend moves Westward; toward the course, and some areas like the Business Park are already developed. These surrounding areas can feed into programming uses at Oak Gables and stimulate it as a business. A sequence of new public spaces could build upon the existing buildings surrounding Oak Gables, like more commercial/ retail space, adding to the business park with more gathering friendly types of businesses. Public spaces on site could also be the campground, possibly making it more open for everyone, and specific areas reserved for the golf program. The outdoor space would also be a part of this model; adding new structure and business type to the area. Pedestrian connection and accessibility lacks in Ancaster on a general level, but is almost non-existent on the West end. The creation of sidewalks, slower speed limits, and close proximity to all elements would be influential to this area, especially considering the connectivity of a trail system through Oak Gables. Perhaps one of the most important principles to this guide, is catalytic/incremental implementation, described as “..an urban element that is shaped by the downtown needs, and then, in turn, shapes and enhances its context. The purpose of this Urban Design Vision is to enable incremental, continuous regeneration of the urban fabric within the downtown.” (Tomich, 2014).
Figure 13
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Kendall, 2020 Influential Approach Strategies Steven Rodie, FASLA
A framework on conservation-minded subdivision development was created by Steven Rodie of the University of Nebraska Omaha, using principles of design and applicable factors. An Associate Professor and Horticultural Specialist, his principles overlap with that of desired outcomes for redeveloped golf courses. They were a good addition to influencing precedent types towards a curated list for Oak Gables and similar spaces. •
THE CONCEPT
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ECONOMIC BENEFITS
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OTHER BENEFITS - FOCUS ON DEVELOPMENT
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THE LIMITATIONS
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THE CHANGING PARADIGM
The focus on a concept as a whole provides motives and goals. “Conservation subdivisions are in essence golf course communities without the golf course.” A vision of the desired outcome can include visual and physical access to an open space. Subdivisions also act independently which means the lots are reduced in size to allow for communal open space. Dedicated open space is also a prominent factor in the conservation model, providing 40 - 60 percent of the land dedicated to open space on top of already protected areas. The goal is to compliment a larger network of green infrastructure. Economically, this model can benefit everyone; residents, developers, municipalities, community. Developers typically like the conservation model if they have a good site as candidate. Conservation-minded design reduces construction costs and length of the project. It also reduces the demand for publicly funded open space systems and enhances property value. Focusing on the development aspect, there is typically a smoother review process and approval time. Referring back to the Adesso designs in figure 11, making use of site materials in conjunction with conservation methods means less of a need for complex SWM facilities and gives a reduced storm water runoff factor. There are lower maintenance costs for the municipality, and existing linkages/corridors for wildlife are in tact, equating to less impact. Smaller subdivisions also mean a community identity can be formed through the framework already in place and provide community members with a sense of place and belonging. Rodie also mentions the account of limitations in these situations; its good to stay realistic and be aware of difficulties that may arise. “For developments like these to succeed you need a unique environment to work in, (...) Specifically you need a partnership between 3 major actors in the development process: the developer, the regulatory and permitting community, and the land advocacy community,” (Rodie, 2020). Each of these partners will also have their own set of motives, and disincentives to be involved, so taking advantage of connections and opportunities early on in the process is key. The changing paradigm requires knowing specifically what homeowners/ buyers and community members want. Many baby-boomers are looking to downsize, and bigger homes don’t always mean better (Rodie, 2020). Figure 14
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Approach
Principles
After reviewing many foundations for successful design, I chose to focus on the areas best tailored to the needs of a greenfield development property and growing surrounding community. It was also important that principles were directly related to the Oak Gables site, meeting the desires of the land owner (Bob Wilkins). I used both principle guides from Tomich and Rodie for the approach, as well as principles adapted from Randall Arendt’s mantra and core strategies. Arendt likes to design around open space first in order to preserve it, which is an applicable approach to Oak Gables, as most of the site will be preserved to keep the golf program going and expanding the course. Using this as a guide to the central organizing principle, as explained by Arendt, will allow a landscape architectural view of the property to be implemented. Arendt’s “Twice Green” ideas and best practices for conservation design are a leading way for today’s infrastructure to grow sustainably, as they use methods of both economic and ecological success, hence ‘twice green’ (Arendt, 2019). Applying these methods to any kind of golf course redevelopment whether it be a complete programming restructure or a revitalization of existing elements, would be a successful strategy. The landscape architectural lens also adheres to community voice, applied in almost all guides of a conservation space. Forms of community input and workshops most successful for Arendt were site visits, charettes, and walking tours; a method of which community members are shown housing density types to relieve anxiety and show what new housing can look like (Arendt, 2019). Influential elements also included in the principles, were the design concepts for Glen Abbey provided by Professor Brendan Stewart and how a complete renovation of the site honoured heritage and community outreach first.
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Kendall, 2020 Principles for Successful Golf Course Redevelopment Miranda Kendall
Analysis
Support
Connectivity
The connection of a site to its user will determine the success of programming. There are pieces of our own communities that we drive past everyday and never interact with. A space needs to benefit the user in some way and with that in mind, adding an outdoor spa to the programming structure of Oak Gables would connect people with the landscape, as well as provide a support to both entities. Connectivity can be built through corridors, trail systems, pedestrian and cycling access. The Hamilton Rail Trail connects many elements of the City together, running through Chedoke Golf Club and providing an interest and connection to that space. Connecting businesses and functions already successful to the community add that element of the ‘third place’ where connection can happen easily whether it be at a mailbox, or on a typical running route. Connecting golf courses back into the natural structure of our communities and gathering places will revitalize the sport and the more regional benefits it offers.
One of the first things you learn how to do as a landscape architect is take an inventory and analysis of a site. These diagrams provide useful information about what exists, what can’t be adjusted, what elements should be taken into consideration for future planning. This is an early part of planning processes, one that I believe to be crucial in understanding how a site flows and what parts connect. We can dig deeper into this principle of understanding, by focusing on the opportunity for material re-use, LID, conservation, and rehabilitation. If these elements are discussed early on, it sets the stage for the rest of the project to be reflective of what the existing site has to offer, opposed to what we think it should offer. Referring back to the Adesso designs, and their use of brush piles and habitat creation out of existing site material is a great feature for golf course design. These spaces are greenfield locations that may just need a revitalization. Most of the materials needed to create habitats and wetland buffers are already present and don’t need to be disposed of. The tools a site provides can be rethought through a more definitive analysis process and inventory.
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Support is another aspect of a Landscape Architect’s work not discussed enough. Successful design provides support in many forms; affordable housing, clean water systems, ecology restoration. With that, support is offered to many entities as well; communities, individuals, wildlife, landscapes. Redevelopment of a golf course can also offer new support opportunities and through a planning lens, as Randall Arendt would say; “be the central organizing principle” of effectiveness. Support as a principle needs to be recognized through this profession for people just as much as it is for the landscape. A healthy community equals a healthy landscape, and this can be in the form of affordable housing, designated gathering spaces, community gardens, eco-business bursaries. The principles of a design act as an equation to the end result, and each principle plays a crucial role in the success of it.
Approach Principles for Successful Golf Course Redevelopment Miranda Kendall
Strategizing
Endorsement
Technical and economical factors comprise the stratification of elements in site design. What makes a feature realistic versus not, typically relies on what is in the budget, and what isn’t. I was inspired by Randall Arendt’s vision of ‘twice green’, and why conservation based design can be appealing for everyone. The difference between conceptual thinking and actual implementation is that strategizing can lead to innovative design. Limiting our thinking by a constraint only provides a bigger constraint to what is actually possible. Arendt said he likes to put Engineering designs through the lens of a Landscape Architect, where then you are maximizing what bodes reality and what could be more thoughtful. Strategizing on a more conceptual level before getting technical is like an elevator pitch; you probably haven’t worked out all the details but that doesn’t mean the idea is impossible.
Thinking strategically about the success of a site beyond the limits of economical benefits, the admiration of community and their support is what matters the most perhaps. True community is collaborative, which can look different for everyone, but the process that community is created can be collaborative as well. In a recent project for the Clair-Maltby site in Guelph, the planners created diagrams and mapping information made from community-endorsed design attributes. There was a range of things they had included, such as housing density maps, locations for retail and commercial space, open space system design. I was fond of this idea in the design process because I was confident in my work, and I had never been given this opportunity to see directly into the meetings and charettes that occur within City planning. Community-endorsed design can provide an excellent base for strategizing because the needs are met, everything else can be tailored around that epicenter of design.
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Implementation
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According to Callandar Associates Implementation Strategies in Landscape Architecture Plan, “The first step towards implementation of the Master Plan is to identify the total cost for the improvements, schedule constraints, funding availability, regulatory requirements, phasing strategy and long term maintenance plan.� (Callandar Associates Landscape Architecture Inc., 2012). Privately owned open spaces and golf courses can function a bit differently than a normal project would, but this plan lists the overall elements of a strong implementation tactic. Funding availability would be at the discretion of the owner of a golf course, or a private club may increase fees or campaign for funding an update/revitalization. Schedule constraints could be problematic in terms of availability of material and other mitigating factors. Given the constraint of a global pandemic, the cost of many resources has gone up, so sourcing from the actual site would be ideal given the circumstances and helpful in conservation methodology. Regulatory requirements are a barrier as well given the backlog of application requests for zoning and other municipality run facilitation. Keeping the principles in mind, now is better than ever to design sustainably, easing the approval process in many cases and enhancing the outdoor experience many are looking for. Both regulatory and schedule constraints would be influential on a phasing structure for a project. Bob mentioned that some of their applications have been pending for some time given system backlogs, so phasing a project could be difficult but possible if plans include things that have already been approved or would be minimally invasive to what is already existing and zoned for (Wilkins, 2020). A long term-maintenance plan is crucial for lasting success, and could be implemented right away given the little change in program function at Oak Gables.
Limitations
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limitations
Existing Limitations Opportunities and Constraints
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Existing Limitations
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Limitations to any greenfield development are the fact it needs to be protected. Golf courses function as a special part of the landscape where humans and nature co-exist. It’s interesting to view this as an opportunity rather, as mentioned before, Randall Arendt designs to account for over 50 percent of green design to be open space (Arendt, 2019). From this perspective, a golf course is the perfect model to exist for small development projects and integrated open space systems. In the application process, environmental assessment forms could possibly prohibit the use of even more of the space, if designated as a habitat for endangered species. A portion of Oak Gables is currently zoned for heritage protection, and this could limit expansion of a new course or trail, depending on access points and buffer zones (Wilkins, 2020). The City stalling zoning approvals further for projects like this is a major setback in the process, however doesn’t halt the progress of site design entirely. Moving the clubhouses could be a gamble, and may be better off rebuilding perhaps at a smaller scale - this could give more space and naturalization ability for course expansion. This is a financial limitation if Bob wanted to keep costs low, but considering a possible spa construction, it could be done at the same time to limit impact and cost. Community consultation is limited by the pandemic, and although we have developed new methods of meeting and collaborating, it is worth the mention of it being more difficult to receive feedback currently. Contextually, it would be hard to integrate pedestrian traffic to the site currently, because the surrounding area consists of manufacturing facilities, and the restaurants/shops on the West end are still a long walk to make. Most of these limitations would apply to any existing golf course given their range and typically rural setting.
Limitations
Opportunities and Constraints
The majority of opportunity for a conservation based design strategy would act as a constraint in other kinds of development projects. The Arendt mantra ensures zoning implements the comprehensive plan instead of invalidating it (Arendt, 2019). There is a big opportunity for revitalizing the millennial connection with natural landscape here if done successfully. Oak Gables could be a future precedent for other courses after its revitalization and booming junior program. Opportunity for connection also presents itself through the Badenhaus spa proposal, and campground features. We are at the peak of opportunity with these spaces, as they are spread across the world and are quickly becoming available (Wilkins, 2020). Bob Wilkins is not only trying to reconnect the community in this space with new programming, but also through golf again. The Clair-Maltby project (figure 15) displayed the opportunity for community revitalization and creation while keeping the open space systems from the golf course intact. This is a major opportunity within redevelopment structure and can be communicated through the five principles; analysis, support, connectivity, strategizing, and endorsement. The constraints of introducing a conservation design in greenfield areas is that communities don’t typically want to see these areas developed in any way. It’s hard to communicate ideas and some of Arendt’s visions of community voice because of the pandemic. Little media coverage has been present for the Oak Gables property due to this kind of outcry, especially with the recent tear-down of the Brandon House in Ancaster (Davis, 2020). The same can be said for Glen Abbey, where little community endorsement has occurred, mainly due to the cultural heritage and legacy of the course (Stewart, 2020). The negative connotation in using the word ‘development’ is an ongoing constraint within the profession of landscape architecture.
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Figure 15 The existing golf course on the Clair-Maltby site in Guelph, Ontario was proposed by my team to keep the course as an open space system and integrate a trail system throughout. The trail was also connected to the Gordon Street corridor, where other proposed elements such as minimal medium and high density affordable housing, a school, ‘maker-space’, and arts centre. We also kept the existing buildings to facilitate the studio space we presented as a maker-space, which aligns with a conservation method of design and supports green communities.
These before and after photographs of the Brandon House in Ancaster, Ontario display what happens when community outreach isn’t facilitated, and planning methods don’t align with the needs of a community. The Brandon House provided cultural heritage and history to the downtown core, and the process in which it was torn down happened very quickly, without a lot of
discussion.
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6 e1 Figur
7 e1 Figur
Limitations
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conclusion
Final Thoughts
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Final Thoughts
To conclude the findings and research exemplified for golf course redevelopment strategies in landscape architecture, a review of the concepts, precedents, case study, interviews, and conclusions will be made. The purpose of this thesis was to review the strategies in current use for greenfield and golf course redevelopment, and seek expertise about how these strategies can be enhanced by creating a set of principles and precedent-based informative decisions. Golf courses across North America have been subjected to urban development and un-sustainable methods of design. This narrative can be changed through the use of landscape architecture methodologies, and a more conservation based approach should be used to deal with the restructure of golf courses and their surplus. The precedents explored were The Talisman Mountain Springs Inn, and San Diego Riverwalk. These precedents shed light on how both locally and internationally, developers and landscape architects are working with communities for more mindful and communicative design in our urban landscapes. The precedents explored different tactics and guidelines in the developing stage, including new programming, and use of the existing elements. The Talisman Inn was innovative and resourceful in using the no longer running ski-hills as a proposal for hiking trails and other outdoor activities (Golletz, 2020). The San Diego Riverwalk was a more extensive masterplan that included infrastructure and the concept of a ‘walkable city’, while completely restructuring the golf course (Grove, 2020). Both of these models initiated elements of conservation based design and sustainable cities, acting as cutting-edge sites to the frontier of landscape architecture. Exploring the Case Study and piecing together a strategy for Oak Gables was exciting, and communicating with both Bob and Scott was valuable in determining next steps for the space. Oak Gables has a lot more potential than what it visually appears to be; hidden at the West end of Ancaster, with a small driveway and little signage. The successful juniors program can be a lasting factor in the business if the space is shaped to the needs of a larger context (Wilkins, 2020). Connecting this site with the rest of Ancaster and including the elements of a campground and spa will secure its roots as a local piece of culture and necessity. Bob already has his place in this community, and his vision will surely bring a new meaning to the area. Scott’s help on heritage protection and zoning uses were an aid in transforming all of these ideas into something concrete. The principles of golf course redevelopment were strategically developed by using local plans and adaptations of work from acclaimed professionals like Steven Rodie. One of the most influential pieces of guidance in researching this topic was Randall Arendt’s work, which I was lead to by Sean Kelly. The scope and breadth of knowledge on this area of landscape architecture Arendt writes about has been thoughtfully and delicately produced over years of hard work and displays a great amount of structure to timeless design. Implementation of these strategies relies on both the landowner and the City to regulate structure and phasing (Rodie, 2020). Ultimately, the role of a landscape architect in providing sustainable and innovative design concepts to golf course redevelopment is a necessity for the new urban landscape. The principles developed under the scope of this thesis are meant to be a guide in revealing how space can be beneficial in many aspects, more specifically; golf courses can be connective features in communities. Whether revitalizing courses to incorporate golf again, or rethinking how they can be adapted to the changed needs of a region, the value of measuring their impact is essential.
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references
Figure List Reference List
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Kendall, 2020 Figure List Cover Photos Cover Photo, Artwork by Miranda Kendall. 2020. Precedent Chapter Cover Page 1, Talisman Mountain Springs Inn. Retrieved from https://www.mountainlifemedia.ca/2015/01/talisman-resort-redevelopment-details-announced/. Photo by Nelson Phillips. 2015. Precedent Chapter Cover Page 2, San Diego Riverwalk California. Retrieved from https://riverwalksd. com/. Photos and Imagery created by the Hines Group. 2020. Case Study Chapter Cover Page, Oak Gables Golf Club, Artwork by Miranda Kendall. 2020. Figure 1; Golf Course. Retrieved from https://golfcanada.ca/article/golf-canada-pga-of-canada-publish-golf-facilities-in-canada-2015-report. 2015. Figure 2; Talisman Lodge. Retrieved from https://chriskeleher.ca/collingwood-blue-mountain-real-estate-blog/talisman-resort-redevelopment-details-update/. 2020. Figure 3; San Diego Riverwalk, Bridge and Lookout. Retrieved from https://riverwalksd.com/. Photos and Imagery by the Hines Group. 2020. Figure 4; San Diego Riverwalk, Market and Retail Waterfront. Retrieved from https://riverwalksd. com/. Photos and Imagery by the Hines Group. 2020. Figure 5; Boychuk Family Home. Retrieved from https://www.thespec.com/life/homes/2013/12/09/ real-estate-breathing-space-defines-elegant-lover-s-lane-home.html. 2013. Figure 6; Oak Course at Oak Gables Golf Club. Retrieved from http://oakgables.com/oak/. 2020. Figure 7; Maple Course at Oak Gables Golf Club. Retrieved from http://oakgables.com/maple-course/. 2020. Figure 8; Pine Course at Oak Gables Golf Club. Retrieved from http://oakgables.com/pine-course/. 2020. Figure 9; Zoning Map of Ancaster Business Park. Created by Miranda Kendall. Information Retrieved From City of Hamilon Zoning Plan for Ancaster Business Park. 2020 Figure 10; Surrounding Context Map of Ancaster West End, Created by Miranda Kendall. Retrieved from Google Earth Imagery Figure 11; Landscape Plan and Specification Details of SWM facilities in Ancaster Business Park, Created by Adesso Design. Retrieved from Scott Henderson.
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References References Figure 12; Glen Abbey Golf Club. Retrieved from https://www.oakville.ca/business/glen-abbey-information.html Figure 13; Dundas Urban Design Strategy Plan Artwork, Created by S. Tomich. Retrieved from https://www.hamilton.ca/sites/default/files/media/browser/2014-12-16/dundas-downtown-urbandesign-guidelines.pdf. 2014. Figure 14; Conservation-based Subdivision Design, Photo by Steven Rodie. Retrieved from https://water.unl.edu/article/stormwater-management/conservation-subdivision-design. 2020. Figure 15; Clair-Maltby Masterplan, Created by Grace Doiron. Concepts by Elizabeth Avarino, Miranda Kendall, Grace Doiron, and Corrina Reed. Information Retrieved from the City of Guelph Clair-Maltby Plan. 2020. Figure 16; Brandon House in Ancaster, Ontario. Photo by Ancaster Business Improvement Association (BIA). Retrieved from http://www.shopancastervillage.com/27-brandon-house/ Figure 17; Brandon House in Ancaster, Ontario. Photo and story by Kevin Werner. Retrived from https://www.hamiltonnews.com/news-story/10054984-ancaster-heritage-advocates-want-demolition-permit-process-to-allow-public-input/
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References References CVC, C. (2016, February 18). Low Impact Development. Retrieved November 10, 2020, from https:// cvc.ca/low-impact-development/ Davis, J. (2020, January 14). Business Improvement Areas. Retrieved November 27, 2020, from https://investinhamilton.ca/discover-hamilton/location/business-improvement-areas/ Global Data. (2020, August 20). Active millennials are being priced out of skiing and golf holidays. Retrieved October 23, 2020, from https://www.globaldata.com/active-millennials-priced-skiing-golf-holidays/ Golletz, J. (2020, October 16). Grey Highlands pairing with Talisman owners to plan development for resort area. Retrieved October 12, 2020, from https://www.thestar.com/news/canada/2020/10/16/ grey-highlands-pairing-with-talisman-owners-to-plan-development-for-resort-area.html Grove, J. (2020, November 18). City OKs $3B redo of Riverwalk site in Mission Valley. Retrieved October 12, 2020, from https://www.sandiegouniontribune.com/business/growth-development/story/2020-11-17/city-oks-3b-redo-of-riverwalk-site-in-mission-valley HGCC. (2020). The Hamilton Golf and Country Club. Retrieved October 13, 2020, from http://www. hgcc.ca/ HCA. (2020). Westfield Heritage Village. Retrieved November 3, 2020, from http://www.westfieldheritage.ca/images/PDFs/Planning/2_ANCASTER%20SAP.pdf Henderson, S. (2020, October 16, and November 27). Interview with Scott Henderson from Adesso [E-mail interview]. Interview with Bob Wilkins, Owner of Oak Gables Golf Club [E-mail interview]. (2020, November 17). Metroland Media. (2015, January 14). Oak Gables golf is back in the game. Retrieved October 3, 2020, from https://www.thespec.com/sports/hamilton-region/2015/01/14/oak-gables-golf-is-back-in-thegame.html MECC. (2016, January 28). Environmental Compliance Aprroval. Retrieved November 3, 2020, from https://www.accessenvironment.ene.gov.on.ca/instruments/8124-9X3PDK-14.pdf Martin, R. (2017, March 21). Former Saginaw Golf Course redevelopment plan goes to the OMB. Retrieved November 10, 2020, from https://www.cambridgetimes.ca/news-story/7199168-former-saginaw-golf-course-redevelopment-plan-goes-to-the-omb/ Oak Gables. (2019). Maple Course at Oak Gables Golf Club. Retrieved November 10, 2020, from http://www.ontariogolf.com/courses/jerseyville/oak-gables-gc-maple/ Oak Gables. (2020, November 09). Oak Gables Golf Club - Pine Course. Retrieved November 10, 2020, from https://www.golfadvisor.com/courses/27480-oak-gables-golf-club-pine-course
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Kendall, 2020 References Planning Resources Ontario. (2016, February 11). Natural Heritage Planning Resources for Municipal Planning. Retrieved October 2, 2020, from https://www.ontario.ca/page/natural-heritage-planning-resources-municipal-planning Pearson, M. (2019, December 30). Ancaster Starbucks closes as petition fails to brew up support. Retrieved October 11, 2020, from https://www.thespec.com/news/hamilton-region/2019/12/30/ancaster-starbucks-closes-as-petition-fails-to-brew-up-support.html Renwald, K. (2013, December 09). Real Estate: ‘Breathing space’ defines elegant Lover’s Lane home. Retrieved October 3, 2020, from https://www.thespec.com/life/homes/2013/12/09/real-estate-breathing-space-defines-elegant-lover-s-lane-home.html Rodie, S. (2020). Key Considerations for Conservation Subdivision Development. Retrieved October 30, 2020, from https://water.unl.edu/documents/KeyConsiderationsforConservationSubdivisionDesignPDF.pdf Shop Ancaster Village. (2018, August 03). Ancaster Mill. Retrieved October 2, 2020, from http://www. shopancastervillage.com/ancaster-mill/ SouthGrey. (2018, January 7). Talisman Mountain Springs Inn to get a major facelift. Retrieved November 10, 2020, from https://www.southgreynews.ca/local-news/talisman-mountain-springs-inn-toget-a-major-facelift Stantec. (2020). Oakridge Centre Redevelopment. Retrieved November 13, 2020, from https://www. stantec.com/en/projects/canada-projects/o/oakridge-centre-redevelopment Sharma, A. (2018, February 14). Sustainability centered design : A shift from human-centered design. Retrieved October 13, 2020, from http://collaborativec.in/sustainability-centered-design/ Stewart, B. (2020, November). Glen Abbey Golf Course. Lecture presented at LARC 3070* Urban Design Studio, Private Lecture in Zoom Lecture. Tomich, S. (2002). City of Hamilton Dundas Downtown Urban Design Study. Retrieved November 14, 2020, from https://www.hamilton.ca/sites/default/files/media/browser/2014-12-16/dundas-downtown-urbandesign-guidelines.pdf Walkscore. (2020). Car-Dependent. Retrieved October 13, 2020, from https://www.walkscore.com/ score/ontario-403-ancaster-on-canada Werner, K. (2020, May 03). Hamilton approves protecting 40 historic buildings in downtown Ancaster. Retrieved November 10, 2020, from https://www.hamiltonnews.com/news-story/9968577-hamilton-approves-protecting-40-historic-buildings-in-downtown-ancaster/
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