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FROM LANDFILL TO LINKS COURSE

FROM LANDFILL TO LINKS COURSE. A Case study in adaptive reuse. Background. Ferry Point Park was originally land acquired in 1937 to enable the construction of the Bronx-Whitestone Bridge, linking the Bronx to Queens. With additional acreage added in 1948, it totals 414 acres.

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FROM LANDFILL TO LINKS COURSE

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  1. FROM LANDFILL TO LINKS COURSE A Case study in adaptive reuse SAVE GOVERNMENT CONFERENCE 2012 JILL WOLLER, FSAVE ,CVS-LIFE AND WADE MARTIN, CVS

  2. Background • Ferry Point Park was originally land acquired in 1937 to enable the construction of the Bronx-Whitestone Bridge, linking the Bronx to Queens. With additional acreage added in 1948, it totals 414 acres. • The Bridge divides it into East and West Ferry Point Park. The West portion is a scenic recreational park. • The East portion of 222 acres was a functioning landfill from 1951 until closed in the 1980’s.

  3. FERRY POINT PARK

  4. Project scope • 18-hole PGA-quality links-style public Golf Course • Driving range • Maintenance Building and Pump House • Concessions Building and Comfort Station • Site Drainage and Irrigation System • Fill, Topsoil, Turf and Landscaping • Adjacent Community and Waterfront Parks • Clubhouse/Banquet Facility with parking (to be built by concessionaire)

  5. Development Plan

  6. The VISION • New Park Amenity for the City • Take advantage of spectacular views of City skyline and Bridges • Attract world class golfers with “signature” links-style course • Job creation to build, and then staff new attraction • Banquet Facility/Clubhouse for year-round use • New revenue opportunity (fees, concessions, etc.)

  7. The view

  8. Project Challenges • Meeting Environmental Regulations for Closure • Minimizing Disturbance of Buried Waste • Potential Methane Impacts on Golf Course • Protecting Existing Utility Infrastructure • New Drainage and Irrigation Placement • Locating New Site Utilities • Sustainability • Future Golf Course Operations & Maintenance

  9. The site

  10. Cost Estimate • Golf Course $21.2m • Maintenance Building $ 4.1m • Comfort Station $ .6m • Shelters $ .1m • Clubhouse Parking $ 5.1m • Utilities $22.6m • Subtotal Construction $54.0m • Allowance for Imported Fill $10.0m

  11. FUNCTION ANALYSIS • Repurpose Landfill (H.O.) • Create Amenity (H.O.) • Neutralize Landfill (B) • Cover Waste (S) • Shape Fill • Promote Vegetation • Protect Public (S) • Collect Methane • Relieve Pressure • Monitor Levels • Prevent Contamination (S) • Capture Stormwater • Shield Groundwater

  12. FUNCTION ANALYSIS • Entice Golfers (B) • Challenge Play (S) • Shape Links Experience • Sculpt Hazards • Develop “Signature” Course • Facilitate Movement (S) • Ease Access • Enhance Performance (S) • Ensure Hydration • Encourage Rest • Improve Sustainability • Facilitate O&M

  13. FUNCTION ANALYSIS • Enjoy Experience (S) • View Skyline • Experience Nature • Experience non-manicured course • Serve Community (B) • Create Revenue (S) • Attract PGA-players • Create Jobs (S) • Staff with local caddies • Contract with local businesses

  14. RISK ANALYSIS • Risks Inherent in the Landfill • Contamination of groundwater • Differential settlement • Roadways; cart paths; utilities • Unknown Waste Characteristics • Stormwater runoff erosion control • Relative elevation of waste to existing cover, golf course features, and proposed elevations • Phragmites re-occurrence

  15. RISK ANALYSIS • Risks from Methane • Impact on greens/tees/fairways • Off-site migration of CH4 • CH4 impact on buildings • Surcharge related leachate; CH4 pumping • Gas Migration

  16. RISK ANALYSIS Construction Cost & Schedule Risks • Fill costs/timely availability • Permit non-compliance • Testing/monitoring • Whitestone Bridge concurrent construction • Condition of existing utilities

  17. Key accepted Proposals • Install a closed-loop irrigation/drainage system which has a higher initial cost ($755,700), but lowers LCC by $546,700. • Reduces water usage by up to 30% • Prevents fertilizer runoff into East River • Reduces flow to and demand on combined sewer • Retains then reuses irrigation waste in ponds • Captures “first flush” from rain storms • Simplifies operations

  18. Key accepted Proposals • Install herringbone methane control drainage system only at tees and greens and eliminate this on fairways for an initial cost reduction of $560,000. • Reduces extent of drainage to only the critical areas • Avoids potential exposure of system pipe runs due to future settlement (mitigate localized methane damage as needed)

  19. Key accepted Proposals • Install synthetic turf mats at designated practice tee areas for an initial added cost of $101,000 and a LCC reduction of $622,000. • Facilitates maintenance of damaged natural turf practice tees by keeping practice areas open during landscape repairs • Extends revenue stream for practice fees into shoulder season • Material can be modular and reoriented periodically to redistribute wear

  20. Key accepted Proposals • Use asphalt in lieu of concrete for golf cart paths with an initial cost reduction of $816,000 and a LCC reduction of $1,173,000. • More resilient and flexible material to accommodate landfill settlement over time • Easier to repair • Less freeze/thaw settlement potential • No expansion/construction joints which can cause differential settlement

  21. Key accepted Proposals • Use force main sewer in lieu of gravity feed to future Clubhouse with an associated initial cost reduction of $266,000. • Reduces size of pipe • Reduces depth needed, and risk to landfill mounds • Avoids use of cast iron pipe in corrosive soils • Reduces impact of future settlement on sewer

  22. Key accepted Proposals • Establish a single high voltage Con Ed power entry metering point on the site, then distribute as a private power feed for a cost reduction of $289,000. • On site distribution can be in HDPE conduit with a concrete top. • Avoids necessity for concrete-encased power distribution to buildings, which may be subject to differential settlement • Single meter reduces utility costs

  23. Key accepted Proposals • Consider alternate site fence material: use aluminum in lieu of wrought iron, which has an initial cost reduction of $579,000 and a LCC reduction of $840,000. • Less subject to corrosion in brackish environment • Maintenance-free with Lifetime Warranty

  24. Conclusion • Initial Capital Cost Reductions of $1,419,000. • Emphasis on Risk Mitigation due to Environmental Requirements and Concerns • Focus on Long-term Operations and Maintenance of the Golf Course

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