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Matt_Ward

What's Up with Rustic Canyon ?
« on: January 13, 2005, 01:33:14 PM »
I got the following information from someone very familiar with Rustic Canyon and the series of weather issues that have taken place throughout SoCal in the last few weeks.

Be most interested if any can confirm what's been said below ...

"It has stopped raining but Rustic will never be the same -- I hear that a major overhaul is in the works for the front nine.  Talking about the course being closed for maybe 4 to 5 months -- the back nine may be open in about 4 to 6 weeks."

Thanks ...

George Pazin

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Big drivers and hot balls are the product of golf course design that rewards the hit one far then hit one high strategy.  Shinny showed everyone how to take care of this whole technology dilemma. - Pat Brockwell, 6/24/04

JakaB

Re:What's Up with Rustic Canyon ?
« Reply #2 on: January 13, 2005, 01:46:28 PM »
Does anybody in California ever hire a Civil Engineer before they build things that either fall down hills or have hills fall on them....

Mike Benham

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Re:What's Up with Rustic Canyon ?
« Reply #3 on: January 13, 2005, 02:08:31 PM »
Does anybody in California ever hire a Civil Engineer before they build things that either fall down hills or have hills fall on them....

Nothing is falling down in this case John, no mudslides or collapses, just water flowing downhill through a natural canyon.

And when building a project in California, you get more "help" then you know what to do with, whether it be the Coastal Commission, the Dept of Fish and Game, The Sierra Club, the local city and county agencies, the Army Corp of Engineers ... refer to the Torrey Pines thread on all the free advice that you get ...
"... and I liked the guy ..."

David_Tepper

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Re:What's Up with Rustic Canyon ?
« Reply #4 on: January 13, 2005, 02:10:50 PM »
John B.-

As mentioned on the thread about the 18th at Pebble, read either (or better yet, both) 'The Control of Nature' or 'Assembling California' by John McPhee. He makes a pretty good case that California is basically one big (or more accurately, a number of smaller) geological/meteorlogical disasters waiting to happen. Out here we are all pretty much living on borrowed time.

DT

JakaB

Re:What's Up with Rustic Canyon ?
« Reply #5 on: January 13, 2005, 02:13:58 PM »
Mike,

While it may be sound architecturally it seems from a Civil Engineers prospective that building greens so low that water flows over the top of them leaving massive sand deposits is not good design.   If you notice the recent flooding at Seminole the greens were all still above water...  Same goes for building a house below a big dirt pile....not good when gravity and water enter the mix..

DMoriarty

Re:What's Up with Rustic Canyon ?
« Reply #6 on: January 13, 2005, 07:31:02 PM »
While it may be sound architecturally it seems from a Civil Engineers prospective that building greens so low that water flows over the top of them leaving massive sand deposits is not good design.   If you notice the recent flooding at Seminole the greens were all still above water...  Same goes for building a house below a big dirt pile....not good when gravity and water enter the mix..

Hmmm, interesting analysis . . . . don't build on the canyon floors because they might flash flood . . . dont build on or near the canyon walls because they might slide . . . where would you have Southern Californians build, John?    Platforms above the Pacific Ocean?  

Here is a photo of highway 101 between Ventura and Santa Barbara . . . What do you think, a failure of civil engineering?  

Mike_Golden

Re:What's Up with Rustic Canyon ?
« Reply #7 on: January 13, 2005, 07:44:14 PM »
David,

That's an unbelievable photo of Hwy 101.  Between the flooding on 101 and snow on the Grapevine I guess there isn't going to be any invasion of SoCal by NorCal anarchists (unless they resort to flying in on Jet Blue and Southwest) for awhile ;D

JakaB

Re:What's Up with Rustic Canyon ?
« Reply #8 on: January 13, 2005, 07:47:50 PM »
David,

Interesting how the railway is high and dry....those guys knew their p's and q's when it came to infrastructure.  

DMoriarty

Re:What's Up with Rustic Canyon ?
« Reply #9 on: January 13, 2005, 08:03:28 PM »
Mike,  

It will be a while before the 101 is open, but I image the Grapevine has been open for a while.  I heard on the radio today that they expect to open Laurel and Coldwater Canyons soon.  

 Funny you should mention railroads, John.  I just listened to a radio report discussing potential produce shortages in the rest the country because 4 of 5 Union Pacific Lines were closed at least through yesterday due to exstensive damage caused by flooding and mudslides.  (The fifth line was only partially open.)  

So much for p's and q's and infrastructure.  
« Last Edit: January 13, 2005, 08:04:24 PM by DMoriarty »

Patrick_Mucci

Re:What's Up with Rustic Canyon ?
« Reply #10 on: January 13, 2005, 08:13:07 PM »
JakaB,

You're right about that.

Building elevated greens, tees and features may not have solved the problems, but chances are it would have diminished them in many, if not most cases.

Remember too, that the railroads were built long before the whackos dictated imprudent construction practices.

Civil engineering and common sense don't seem to mix in that part of the world. ;D

Dave Moriarty,

Your picture doesn't tell the entire story.
One needs to pan out to see the broader topographical lay of the land.

The riprap that supports the rail bed seem to be intact, down to the smallest of stones.  Perhaps, had the roadway had the same foundation, it would have enjoyed the same fate as the railway bed.  

The flooding you reference may have been caused by imprudent construction and development practices long after the railway beds were built.  The same might apply to the mudslides you reference.  It is best to get all the facts before drawing conclusions, but, in the photo you posted, with the roadway and railbed seperated by just a few feet, the impact on both is clearly evident.

Common sense isn't so common.
« Last Edit: January 13, 2005, 08:17:04 PM by Patrick_Mucci »

DMoriarty

Re:What's Up with Rustic Canyon ?
« Reply #11 on: January 13, 2005, 09:18:43 PM »
JakaB,

You're right about that.

Building elevated greens, tees and features may not have solved the problems, but chances are it would have diminished them in many, if not most cases.

Spoken like a guy who lives a great distance from the California southland.   Much of the severe damage caused by flash floods is not so much because of flooding, but because of erosion.   Your elavated greens, tee boxes, and features would likely be somewhere between Rustic Canyon and the Pacific Ocean.   It is much easier and much less expensive to clear off greens, tees, and features than it is to rebuild them.  

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Remember too, that the railroads were built long before the whackos dictated imprudent construction practices.

Civil engineering and common sense don't seem to mix in that part of the world. ;D

Or perhaps civil engineers have a different set of problems to deal with out here.  To put it another way, perhaps your armchair quarterback common sense isnt worth much unless you fully understand the circumstances.  

Quote
Your picture doesn't tell the entire story.
One needs to pan out to see the broader topographical lay of the land.

The lay of the land Patrick?   If I am not mistaken you are looking at the Pacific Ocean!

Quote
The riprap that supports the rail bed seem to be intact, down to the smallest of stones.  Perhaps, had the roadway had the same foundation, it would have enjoyed the same fate as the railway bed.  

The flooding you reference may have been caused by imprudent construction and development practices long after the railway beds were built.  The same might apply to the mudslides you reference.

Perhaps, but very unlikely.   I think you underestimate the magnitude of a storm like this for all infrastructure.   rip rap and small stones will barely slow down thousands of tons of moving earth and/or water.  

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It is best to get all the facts before drawing conclusions . . .

I agree, and I hope that you try to get all the facts before you reach anymore conclusions about what happened at Rustic or anywhere else in Southern California.  

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but, in the photo you posted, with the roadway and railbed seperated by just a few feet, the impact on both is clearly evident.

I did not draw any conclusions whatsoever about the photograph.  I merely asked John whether he thought the flooding in the picture was an engineering failure on the part of whoever built the freeway.  I now ask you the same question.  


I know you dont have all the information, but that didnt stop you or John from chiming on on the problems at Rustic, and  you didnt even have a photograph.  

Also, please elaborate on the "impact" on both which you describe as clearly evident.  I don't know what you mean.  


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Common sense isn't so common.

I agree.  Your post and John's provide all the evidence I need.  
« Last Edit: January 13, 2005, 09:20:05 PM by DMoriarty »

Daryl "Turboe" Boe

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Re:What's Up with Rustic Canyon ?
« Reply #12 on: January 13, 2005, 09:22:44 PM »
Are there any Rustic Canyon pics floating around out there yet?
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"Time spent playing golf is not deducted from ones lifespan."

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Joe Perches

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Re:What's Up with Rustic Canyon ?
« Reply #13 on: January 13, 2005, 09:36:15 PM »
Rustic Canyon is a spectacular example of what can be successfully done in areas that most might not consider "golf course buildable".

A similar course, Angeles National, was also build recently in somewhat similar conditions in a normally dry floodplain about 30 miles away. http://www.angelesnational.com   Angeles also lost a fairway next to a flood wash.  Angeles also has silting on several fairways.  Angeles National also had the benefit of not having 25 square miles of burnt, barren hillside upstream, yet still lost the fairway.  Maybe next burn year Angeles might take more of damage, maybe not.

I think both are very good uses of the available land.  I wish we had more flood control areas onto which we could build low cost golf courses.

Overengineering the course drainage is simply not a good use of dollars.

So what, a wildly successful low cost course loses a few month of revenue. $300K.  So it needs to rebuild a few fairways/greens.  $200K.  Say that happens every 5 or 10 years, even though it's really likely to occur every 20 to 25 years or so.  Does that make it sensible to spend $5M today to design a flood control system with not so good environmental impacts?  Not to me.

RJ_Daley

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Re:What's Up with Rustic Canyon ?
« Reply #14 on: January 13, 2005, 09:43:18 PM »
Excellent analysis Joe.  You put that in a compelling arguement and perspective... ;D
No actual golf rounds were ruined or delayed, nor golf rules broken, in the taking of any photographs that may be displayed by the above forum user.

Tiger_Bernhardt

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Re:What's Up with Rustic Canyon ?
« Reply #15 on: January 13, 2005, 10:17:18 PM »
David, I am not sure why John is trying to be the Pat of Indiana with fewer good points, but I would not try to debate them. I am glad all will be ok soon.

Patrick_Mucci

Re:What's Up with Rustic Canyon ?
« Reply #16 on: January 13, 2005, 10:20:39 PM »

Spoken like a guy who lives a great distance from the California southland.   Much of the severe damage caused by flash floods is not so much because of flooding, but because of erosion.

Dave, it's been raining for a week, this wasn't a flash flood, this was a continual downpour, and if the damage was the result of a flash flood in an area prone to flash flooding, you have to question site selection from the get go.
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Your elavated greens, tee boxes, and features would likely be somewhere between Rustic Canyon and the Pacific Ocean.

Dave, I'm not talking about features elevated 30 feet above the playiing surface, I'm talking about prudent elevations.
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It is much easier and much less expensive to clear off greens, tees, and features than it is to rebuild them.

How many times can you afford to rebuild them ?
And, what's the long range impact on the golf course and it's ability to grow grass to satisfactory playing conditions /
[/color]  

Or perhaps civil engineers have a different set of problems to deal with out here.  To put it another way, perhaps your armchair quarterback common sense isnt worth much unless you fully understand the circumstances.

Engineering principles don't vary by zip codes and common sense is called "common" for a reason.
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The lay of the land Patrick?   If I am not mistaken you are looking at the Pacific Ocean!

That's not the part you left off.
You left off the part depicting what's to the immediate right of the railroad bed.
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Perhaps, but very unlikely.   I think you underestimate the magnitude of a storm like this for all infrastructure.   rip rap and small stones will barely slow down thousands of tons of moving earth and/or water.  

Then why is the railroad bed intact and the highway a mud puddle ?  Especially when the railroad bed gets hit with the runnoff from the hills first ?
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I agree, and I hope that you try to get all the facts before you reach anymore conclusions about what happened at Rustic or anywhere else in Southern California.

I don't think JakaB is off base when he asks questions about golf course construction in an area prone to flooding, or, questions about the selection of a site prone to flooding.
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I did not draw any conclusions whatsoever about the photograph.  I merely asked John whether he thought the flooding in the picture was an engineering failure on the part of whoever built the freeway.  I now ask you the same question.

I'd have to say that whomever designed and built the railroad bed did a better job then whomever designed and built the highway.  Both were hit by the almost identical forces of nature, yet the railroad bed appears wholely intact and functional.
[/color]  


I know you dont have all the information, but that didnt stop you or John from chiming on on the problems at Rustic, and  you didnt even have a photograph.

The water problem at Rustic was discussed some time ago.
You may recall the thread relating to the fires, loss of vegetation, the canyon effect and the resultant heightened exposure to water damage.

If I'm not mistaken, some remediation was done to lessen the problem by elevating some features at that time.

Are you suggesting that any problem should be ignored ?

I think Rustic might serve as an example of a very good golf course sited within a hostile environment, and the trials, tribulations and reclamation work that it must endure to survive.
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Also, please elaborate on the "impact" on both which you describe as clearly evident.  I don't know what you mean.  


The railroad bed is intact, functional.
The highway is unuseable.
They're adjacent to one another and suffered through identical weather patterns, but one survived unscathed and the other was rendered useless.
That seems evident to me, based on the picture YOU posted.
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I agree.  Your post and John's provide all the evidence I need.


You posted the photo of the adjacent railroad bed and highway next to the mountains or foothills.  The disparity in their respective functionality is clear.  One failed, one remained intact.  Is there not a disparity in their construction ?  Their ability to withstand weather conditions frequent to their locations ?  What could possible explain this ?
Perhaps they were engineered and built differently ?

My personal instinct is to send money to our fellow Americans in La Conchita, not Indonesia, but, I have to ask you.

How can developers be allowed to build homes and structures perilously close to steep faced, unstable hills/mountains, in an area known for earthquakes, forest fires, slide and flood conditions ?

There is an inherent flaw in the thinking, development and building process in that neck of the woods, and you don't want to come to grips with that reality.
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Joe Perches,

Your example might be one of extremes.
Citing $ 5,000,000 as the cost of reasonable pre-construction flood control seems to predetermine your conclusion.

And, you're forgetting an important factor.

Can the owner sustain a significant loss of revenue while at the same time spending large sums to repair the damage ?

Didn't a similar situation, but, not of the same magnitude, occur within the last two years ?

It would seem like the owner has taken two major hits in the last two years.  Could that jeopardize the existance of Rustic Canyon ?
« Last Edit: January 13, 2005, 10:27:06 PM by Patrick_Mucci »

Mike_Golden

Re:What's Up with Rustic Canyon ?
« Reply #17 on: January 13, 2005, 10:52:19 PM »
I spoke with Tommy a few hours ago-he's been out at Rustic Canyon the past couple of days and said he had many photos to share.  From what he told me there was absolutely nothing that could have been done from a construction perspective to eliminate the damage-this is probably a 100 year flooding caused by the combination of fires last year and the steady, torrential rains.

Apparently there is going to be a 14 hole version of Rustic Canyon opening at the end of next week-I believe 3,4,5,6,and 7 have been pretty much wiped out.  Tommy said that the water was at least 3 feet high in some areas as there appears to be 2-3 feet of mud/silt in many areas.

What a shame, hopefully Gil Hanse will be able to recreate the lost holes sometime this year.

Andy_Lipschultz

Re:What's Up with Rustic Canyon ?
« Reply #18 on: January 14, 2005, 12:24:28 AM »
I'm well acquainted with the area represented in Dave M.s photo. First off the railroad track is higher than the 101; ergo, gravity. Aside from physics, the mud on the 101 did not come from the hillside (directly to the right of the tracks in the photo), rather, farther up the 101 where the part of the hill gave way and then flowed south (downhill) on the 101. The hillside along the railroad tracks did not give way with any semblance of uniformity. Most of the ground stayed in place. And yes, this is very close to La Conchita where the tragic landslide took place and the railroad track at that location is covered in mud.

Thomas_Brown

Re:What's Up with Rustic Canyon ?
« Reply #19 on: January 14, 2005, 12:31:46 AM »
I still can't believe Moriarty's comment that the neighborhood to the south had flooding over that wall.

Re: the comments about elevated greens/tees - Pete Dye's worst e.g. couldn't match the rise of water there.  The pic. of Seminole on this website after the hurricane - Should that hallowed <B>flat<\B> design be re-considered?

Hard to believe that 3-6 are going to be lost.
Tommy - Post the pics. when you get a chance.

I'd be interested to see the 2004 & 2005 financials - I think Rustic will be still be in the black despite some highly unusual weather & fires.

DMoriarty

Re:What's Up with Rustic Canyon ?
« Reply #20 on: January 14, 2005, 02:53:27 AM »
Patrick said:
Quote
Dave, it's been raining for a week, this wasn't a flash flood, this was a continual downpour, and if the damage was the result of a flash flood in an area prone to flash flooding, you have to question site selection from the get go.

    You have a fundamental misunderstanding regarding the nature of a flash flood.   This wasnt caused by rain falling at Rustic, but rather from runoff well above.  As I have explained repeatedly, Rustic is at the lower end of a watershed which extends about a dozen miles back into the mountains, draining not only the main canyon but all the side canyons as well.  Tens of millions of cubic feet of water fell in the watershed and it didn't trickle toward the ocean (Rustic drops around 250 feet from the top end to the bottom.)  To the contrary, it roared like a raging river, rapids and all, taking out everything in its path.  A description of flash floods from FEMA's website:  Flash flood waters move at very fast speeds and can roll boulders, tear out trees, destroy buildings, and obliterate bridges.  Walls of water can reach heights of 10 to 20 feet and generally are accompanied by a deadly cargo of debris.    That's generally what happened at Rustic.    

As for flooding, judging from the pattern of debris, there must have been a very large (but short lived) water buildup at the bottom of the course.  This too was a direct result of the flash flood.  Trees, boulders, bridges, tons of silty sand, and a whole lot of water roared through the canyon until it ran into a neighborhood (Brad Klein Estates) built across the canyon's end.  At that point the water was supposed to pass through a very large culvert past the neighborhoods and into a drainage and on toward the Pacific.  Presumably there was so much water coming so quickly that it had no where to go, especially after the culvert was partially blocked by a tree and other debris.   The county had just dug out a large overflow pond in case the culvert couldnt keep up but this was quickly filled with silt and mud.  With nowhere to go, the water backed up into the course, overflowing its old channel and creating new ones, and the lower part of the course was covered with silt and waste.

In short, your elevated tee boxes, greens, and features would not have stood a chance.    My guess is that the only way to avoid this flash flood damage would have been to build the course well away from the existing wash and at an elevation well above entire course.  Even then you'd have to be lucky, because this wash changes course pretty indiscriminately in a situation like this and can eat massive portions of solid ground in creating its new path.    

Also, they would have had to have anticipated that the municipality's runoff plan would not clear the water, and build the course accordingly.  As there was damage from canyon wall to canyon wall at the bottom of the course, this would have entailed estimating how far water would back up the canyon and building above that point.  

Quote
Dave, I'm not talking about features elevated 30 feet above the playiing surface, I'm talking about prudent elevations.

Patrick, I am no engineer, but I can tell you that elevated tee boxes and greens will not withstand the direct force of that much water.   In fact, this flood made me wonder if low profile features are better equipped to handle a direct hit from a flash flood.  I was extremely surprised to find that, while trees and huge bushes were uprooted and gone, for the most part the tee boxes and greens were intact underneath the silt and debris.   The water essentially flowed over them.    

Quote
How many times can you afford to rebuild them ?
And, what's the long range impact on the golf course and it's ability to grow grass to satisfactory playing conditions.

I have no idea.  How many times is the course going to experience this circumstance?    

Quote
Engineering principles don't vary by zip codes and common sense is called "common" for a reason.

Engineering principles may not vary but circumstances do.  

Quote
Then why is the railroad bed intact and the highway a mud puddle ?  Especially when the railroad bed gets hit with the runnoff from the hills first ?  

Again, you completely misunderstand the situation.  The runoff from the hills immediately above the freeway did not cause that flooding.  Rather it is an accumulation of runoff from a very large area.   I dont know what specifically happened but my guess is that the normal channels for runoff are blocked, perhaps by a slide.   Regardless the point of the picture was the highway.  Golf designers did not build highway 101, civil engineers did.  

As for the railroads, this storm has brutilized their infrastructure, virtually shutting them down, and the consequences are being felt nationwide.   A few hundred yards of seemingly undamaged track does not a railroad make.
   
Quote
I don't think JakaB is off base when he asks questions about golf course construction in an area prone to flooding, or, questions about the selection of a site prone to flooding.
 

I dont think JakaB is off base for asking about or opining on the situation.  Nor do I think you are off base.   But you are both wrong, and I am offering my opinion to the contrary.   And by the way John did not ask about the site selection, he commented on the green heights (same as you) and compared the situation to that at Seminole, of all places.  One would be hard pressed to come up with a less applicable comparison.

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If I'm not mistaken, some remediation was done to lessen the problem by elevating some features at that time.

I think you are mistaken.  Some remediation and repair took place, but I do not think anything was intentionally elevated.  

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Are you suggesting that any problem should be ignored ?

Not at all.  They have some very difficult decisions to make. This storm substantially changed the shape of the wash and the elevations of much of the land;   Where there used to be low spots, there are now high spots, and visa versa;  Deep channels where cuts where none existed before, and other trenches were leveled.   It is not the same landscape as it was a week ago.   They will have to look at the situation and decide on the best course of action, and I do not envy their task.  

That being said, I sure hope they come to an accurate understanding of what happened, as well as the pros and cons of the various solutions.  

Quote
How can developers be allowed to build homes and structures perilously close to steep faced, unstable hills/mountains, in an area known for earthquakes, forest fires, slide and flood conditions ?

There is an inherent flaw in the thinking, development and building process in that neck of the woods, and you don't want to come to grips with that reality.

Much of coastal Southern California consists of steep faced, unstable hills/mountains and is prone to earthquakes, fires, flash floods, and mudslides.   So you are essentially asking, Why do people choose to live in Southern California?   The simple answer for the hundreds of thousands of people who are moving here annually:  The pros dwarf the cons; the rewards outweigh the risks.  
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« Last Edit: January 14, 2005, 02:54:56 AM by DMoriarty »

RJ_Daley

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Re:What's Up with Rustic Canyon ?
« Reply #21 on: January 14, 2005, 07:46:20 AM »
Has there been any correllary noted of earthquakes following large flooding events.   It seems to me I heard a theory put forth that when a great deal of water seeps into the ground in CA over wide spread areas along the fault lines, that it tends to loosen up the plates and provide pressure to promote slippage.  

Dave, I'm sorry to say that your comment on the "pros outweighing the cons" is subject to change after these events occur.  Although, folks do have that capacity to soon forget the effects and seem to continue to suffer consequences.  I quess that is why much of the country sees these things like residents of La Concita having been well informed of mudslide potentials and still building and living there.  I heard some saying just last evening that they won't leave the area!?   How does anyone in their right mind build 100 million dollar golf courses like Ocean-Trump Trails knowing what is known of the ground in that area?  

I don't know if the same in your face disregard for what is known about the flash flood potential and frequencey and extent of damage was a factor at Rustic.   But, if it was known that a flash flood like that occured every 2-5 years, well I'd have to question the wisdom of siting the course there.  The appeal of the raw land (having seen Geoff and Tommy's photos before construction) was attractive.  But, in hind sight, if the flood frequency was well understood beforehand; I wonder if it wasn't what you attorney's call an "attractive nuisance"?

At any rate, we all hope for the best because the golf course is so darn good and unique for that area.  There are enough cheer leaders out here, rooting for you all... 8)
No actual golf rounds were ruined or delayed, nor golf rules broken, in the taking of any photographs that may be displayed by the above forum user.

A_Clay_Man

Re:What's Up with Rustic Canyon ?
« Reply #22 on: January 14, 2005, 08:02:14 AM »
It would be interesting to know how a course like Cimmaron, in P.S., held-up?

It was built in a very wide wash in the desert.

Who was responsible for the site selection at RC? Certainly not the design team?

Since the county was involved, I assume there weren't too many alternatives, were there?

ian

Re:What's Up with Rustic Canyon ?
« Reply #23 on: January 14, 2005, 09:27:52 AM »
JoePerches,

So what, a wildly successful low cost course loses a few month of revenue. $300K.  So it needs to rebuild a few fairways/greens.  $200K.  Say that happens every 5 or 10 years, even though it's really likely to occur every 20 to 25 years or so.  Does that make it sensible to spend $5M today to design a flood control system with not so good environmental impacts?  Not to me.

Joe, this is going to cost a lot more than you think. What if I told you that this may take closer to $ 500,000 to clean up all the silt (2-3' deep in places), replace the bridges, repair the irrgation (particularly the mainlines), rebuild the holes, and re-seed anything that was covered in silt.

Does your opinion change?

Daryl "Turboe" Boe

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Re:What's Up with Rustic Canyon ?
« Reply #24 on: January 14, 2005, 09:46:30 AM »
It would be interesting to know how a course like Cimmaron, in P.S., held-up?

It was built in a very wide wash in the desert.


Did they get this kind of rain out in the desert also?  I too would love to hear about Cimmaron and how it faired.  From what I understand that entire area the course was built on was a flood plain, that is all that could be built there.  I would like to hear.

One of the pros there used to lurk around this site I know.  Maybe we can get some feedback.
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"Time spent playing golf is not deducted from ones lifespan."

"We sleep safely in our beds because rough men stand ready in the night to visit violence on those who would do us harm."