FROM LANDFILL TO
LINKS COURSE
SAVE GOVERNMENT CONFERENCE 2012
JILL 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
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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
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Golf Course
Maintenance Building
Comfort Station
Shelters
Clubhouse Parking
Utilities
Subtotal Construction
Allowance for Imported Fill
$21.2m
$ 4.1m
$ .6m
$ .1m
$ 5.1m
$22.6m
$54.0m
$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 noncompliance
• 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.
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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
(mitigate localized
methane control drainage methane damage as
needed)
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
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