A CASE STUDY IN ADAPTIVE REUSE

FROM LANDFILL TO LINKS COURSE

SAVE GOVERNMENT CONFERENCE 2012JILL WOLLER, FSAVE ,CVS-LIFE AND WADE

MARTIN, CVS

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.

FERRY POINT PARK

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)

DEVELOPMENT PLAN

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.)

THE VIEW

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

THE SITE

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

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

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

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

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

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

RISK ANALYSIS

Construction Cost & Schedule Risks• Fill costs/timely

availability• Permit non-

compliance• Testing/monitoring • Whitestone Bridge

concurrent construction

• Condition of existing utilities

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

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)

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

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

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

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

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

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