The development review procedures for golf courses shall be in accordance with the provisions of this Chapter 470 of the Land Development Ordinance, except as otherwise required in this section.
A.
Irrigation with reclaimed water. When applicable,
unless the applicant can demonstrate to the satisfaction of the Planning
Board with the advice of the Environmental Commission that irrigation
with reclaimed water from highly treated domestic wastewater is not
environmentally sound for the particular site for which an application
has been submitted, golf course irrigation shall be by means of reclaimed
wastewater. The applicant shall submit the plans, technical reports
and studies, and testimony necessary to set forth:
(1)
Compliance with N.J.A.C. 7:9-6, groundwater quality
standards.
(2)
Method of storage of reclaimed irrigation water prior
to use in the irrigation system.
(3)
Hydrological study which shall include as a minimum:
(4)
A quantitatively structured environmental and health
risk assessment to ensure the proposed system will present no risk
to residents or their water supply and that the irrigating water will
comply with all pertinent regulatory criteria.
(5)
Permit process.
(a)
No final approval will be granted to the golf
course, nor will any work be permitted other than as specifically
permitted herein, until such time as the applicant secures a New Jersey
Pollutant Discharge Elimination System Discharge to Groundwater (NJPDES-DGW)
permit and a State II Treatment Works Approval (TWA) from the New
Jersey Department of Environmental Protection (NJDEP).
(b)
No aspect of the golf course can be utilized
for play until such time as a Stage III Treatment Works Approval (TWA)
is granted by the NJDEP.
(6)
When applicable, a temporary, approved water source
shall be provided until such time as the mixed use components of the
development are constructed and/or a sufficient wastewater supply
is available for irrigation with reclaimed wastewater.
(7)
A well interference study shall be conducted of peripheral
wells within a one-thousand-foot radius of the well.
B.
Irrigation system design. The applicant shall provide
descriptions of the type of irrigation system proposed, detailing
the number of sprinkler heads, the spacing of the sprinkler heads,
the gallons per minute and the pressure at which the system will operate,
the method to determine the need for irrigation and the timing of
the irrigation, the method of determining evapotranspiration and its
influence upon the operation of the irrigation system and the method
of determining rainfall and wind speed and its impact upon operation
of the irrigation system.
C.
Groundwater monitoring program. The applicant shall
submit a groundwater monitoring plan, including at a minimum the location
of strategically located monitoring wells to monitor groundwater quality
and assess pre- and post-development characteristics, and a program
schedule/parameter list for monitoring these wells. The results of
the monitoring wells will be reviewed for compliance with acceptable
standards by the Township Health Department and Environmental Commission.
D.
Integrated pest management. The applicant shall provide
details concerning management of pest species, including the method
by which an integrated pest management (IPM) program will be implemented,
with a description of the tactics that will be utilized to prevent
pests, to monitor the need and use of pesticides on a curative basis,
the use of fertigation, and the schedule of application of this program
and irrigation of the course.
E.
Application submission. It is understood that a golf
course design must be based upon existing site characteristics, and
that, in order for the applicant to engage in meaningful dialogue
with the Township, on-site studies are necessary to evaluate soils,
topography, hydrology, geology, vegetation and other site qualities
that should be considered in the design of a golf course. Therefore,
the application submission process may be altered to facilitate these
studies specifically identified as follows:
(1)
The applicant shall schedule a concept meeting with
the Planning Board and Environmental Commission representatives to
discuss the plan concept. Six copies of the concept plan shall be
submitted to the Planning Department no less than 15 days before said
scheduled meeting. The concept plan shall indicate the following:
(a)
Survey of entire tract with that portion to
be occupied by the golf course clearly delineated.
(b)
Existing topography at two-foot contours of
the golf course area.
(c)
Conceptual layout of golf course, including
proposed building locations.
(d)
The location and extent of clearing necessary
to perform the engineering stake-out for the purposes of obtaining
site-specific information for the preparation of preliminary plans.
This stake-out shall be flagged in the field for on-site inspection
purposes.
(e)
Upon Planning and Engineering staff concurrence on Subsection E(1)(a) through (d), the applicant shall adhere strictly to the clearing plan, clearing only those areas so designated for the purposes of preparing a preliminary plan and application for submission to the Planning Board as set forth in the Land Development Ordinance of the Township.
(2)
Special conditions applicable to final approval.
(a)
A plan submitted for final approval of a golf
course shall be deemed to be in substantial compliance with the plan
previously given preliminary approval, provided that any modifications
by the applicant of the plan as tentatively approved does not vary
the intensity of use of more than 5%; involve a reduction of the area
set aside for common open space or the substantial relocation of such
area; or increase building coverage or land disturbance by more than
5%.
(b)
The final plans submitted for the installation
of the irrigation system and grading shall be considered final for
the purposes of commencing construction. Any deviation from the approved
grading plan shall be approved by the Township Engineer before the
deviation is initiated in the field. At any point where, in the opinion
of the Township Engineer, a proposed deviation will significantly
impact the approved drainage plan, said proposed revision shall be
scheduled for Planning Board approval.
(c)
Upon completion of the installation of the irrigation
system and the grading of the golf course, six copies of as-built
plans shall be submitted to the Planning and Building Department for
distribution.
(d)
Commencing upon the year of seeding or sodding,
the applicant shall submit to the Township Health Department on an
annual basis an accurate, quantitative listing of all fertilizers
and pest control chemicals applied to the golf course. This listing
shall include the common and trade names of the materials, the total
amount of chemical applied during the subject year, the proportion
of active chemical per unit weight or volume of the material, and
the time(s) and method(s) of application.
