Site Proposal For A Public Pool:

Quann Park

Madison, Wisconsin

City Planner Group

Wednesday 1:20 Discussion

Ryan Bachmeier

Alex Block

Justin Dorschied

Parisa Ford

Emily Gunsberger
Ken Kravenas
Jeff White

Location of Proposed Site

Proposed Site:

§ Quann Park

§ Located at 204 Bram Street, 53713

§ 79.9 Acres

§ Resides in Alder District 13

§ Northwest corner of Bram Street and John Nolen Drive

Detail of Proposed Location:

Public Pool Proposed Complex

View of Quann Park Looking Northeast:

Site Analysis:

Topography:

2-3% slope on all existing landforms, ideal for structures, buildings, and pathways.
Existing gentle grade would reduce construction costs significantly.
The soil structure should be sufficiently stable to support an underground swimming pool.

Surrounding Occupancy:

Southeast is Alliant Energy Center.
Northeast across John Nolen Drive is Olin-Turville Park.
West is Wingra Creek Parkway with bike path.
North is East Olin Avenue and John Nolen Drive intersection.
Southwest is predominately residential.

Vehicular Traffic:

John Nolen Drive is major thoroughfare next to site.
East Olin Avenue is a secondary arterial street located near Quann Park.
Traffic and parking could be periodically congested at various peak times such as concerts, conventions, etc.
Possibly room to develop additional parking if deemed necessary.

Pedestrian Traffic:

Pedestrian traffic from sidewalks on John Nolen Drive and Wingra Creek bike path.
Near-by bus stop creates additional pedestrian traffic that could utilize public pool.

Accessibility:

Quann Park site contains gentle sloping terrain not exceeding 3%.
Site would meet ADA standards for public use.
All construction of a pool complex on the site would meet all ADA requirements.

Lighting:

There is currently no lighting on this site.
Lighting would need to be added around sidewalks and site for safety.

Floodplain:

Not an issue at this site due to current management of storm water by city sewer system. Streets drain all storm water that encroaches site of Quann Park.
Zoning ordinance applying to proposed use of site in this districts regulations; this is categorized as a F-1, 28.105 floodplain.
Storm water management is currently being studied regarding increasing storm water to leave site more efficiently.

Groundwater:

Ground water is not a significant issue at this site if adjacent landfill leachates are accounted for.
Leachate/groundwater collection is to be constructed around perimeter of site; this is currently under study at this time.

Hydraulic Considerations:

Well-drained soil is prevalent on site.
Two drainage basins manage much of the storm water runoff.

Exposure:

Using 3 site visits at times of morning noon and late afternoon have revealed this to be an exceptional site for a public pool. Sun rising in the east would supply a great deal of sun from morning until late afternoon especially during peak swimming season of June through August.
No tree lines are to the east of Quann Park until the opposite side of John Nolen Drive. This tree line combined with the large width of John Nolen Drive would eliminate any potential over-shading of the proposed public pool site.

Site Restrictions:

Construction delays to environmental research of landfill (source: Olin Landfill/ Quann Park Informational Letter, September, 2000).
The old capped landfill occupies approximately 40 of the 80 acres of Quann Park. The landfill waste probably reaches its maximum depth near 40 feet, with the entire area capped by two feet of compacted clay, 2 feet of rooting zone soil, and six inches of topsoil.
Any development on this site of any type will require an evaluation by the Wisconsin Department of Natural Resources (DNR).
Edgerton Contractors is currently installing a new gas monitoring system in the Quann Park landfill.
The DNR does not allow for trees to be planted on landfill caps, as the root structure may puncture the cap, allowing water infiltration and eventual groundwater contamination.
Landfills and decomposing waste generate methane and other gases, hazardous and even explosive at high levels. Gas monitoring technologies are needed.
Differential settling in the landfill can approach ten feet or more, presenting very difficult structural engineering problems.
However, because the landfill only occupies about half of the area of Quann Park, development is possible in those areas outside of the landfill.
Hazardous concentrations of gases and unpleasant odors may exist, but the recent upgrade of the gas control by Edgerton Contractors on this particular landfill should offer a solution to this problem.
Seepage can also pose a problem; the DNR will not grant an exemption with substantial contamination or potential for contamination.
Overall, construction on top of the landfill would be very costly, involving the removal and relocation of the waste at a significant cost. However, building near the landfill sidesteps many of the engineering and financial problems, and keeps the site open as a possibility.

Availability of Land:

Currently in phase two of remediation:

First phase: Pipes under the waste to collect run off waster and not let it contaminate the groundwater
Second phase: Clay cap over the entire fill area

The land on top of the fill was split up into:

North part is a public works area developed by the city

South area is city recreational area

Ø Gardens, tennis courts, bike path, dog park, soccer fields

70% of the park is owned by the county for overflow parking for the Alliant Energy Center

Site Cost Estimates:

Price Cost Estimates for Construction:

Construction architect cost: $240,000-$300,000

§ Cement (25,000 sq. ft. pool): $14,000

§ Pool Construction: $1 million

§ Deck (25,000 sq. ft. @ $8/sq. ft.): $200,000

Chain-Link Fence (12,000 ft. @$10.00/lineal foot): $120,000
Building, bathrooms, showers, changing rooms: $3 million

Total: $4-5 million

Anticipated Annual Expenditures:

Operation Costs:

Labor w/benefits: $109,350
Chemicals: $11,350
Concessions: $12,500
Repairs: $2,000
Utilities

o Natural gas: $8,300

o Electric: $4,800

o Garbage removal: $400

o Telephone: $1,400

o Sewer/water: $7,500

o Security: $400

Supplies (other than chemicals): $4,000
Liability Insurance: $8,000

Optional Supplies:

§ In order to maintain a safe swimming environment, precise test results are essential when checking the water quality of pools. WaterWise is designed for the kind of comprehensive, routine testing performed by public pool operators. WaterWise is user friendly with easy to use. With unlimited test data storage, you are able to backtrack and view previous test results to keep an accurate history on the pool. It can be used with any test kit on the market. System requirements include: Windows 95/98/NT4.0/ME/2000, 64 MB RAM, 10MB free hard drive space.

§ Solar cover uses the energy of the sun to heat the pool and can raise the water temperature 10 degrees or more. This can extend the swimming season by six weeks or more. The solar cover cuts water loss (via evaporation) by 90% and keeps the water cleaner.

§ Winter cover is built to last and it protects the foundation of the pool during the off-season.

§ Leaf net makes leaf and debris removal quick and easy. Prevents leaves and twigs from contaminating the pool water. Helps prolong the life of the pool cover. Additionally, it helps deter unauthorized use while the pool is closed/unattended.

§ Safety cover provides secure and long lasting protection. Guards against intrusion by children, pets, and wildlife. Low Maintenance. Rainwater and melted snow drain right off.

Anticipated Annual Revenues:

Season Tickets (based on 900 sold @ average of $85): $70,000
Coupon Books (based on 150 sold @ $45): $6,000
Daily Admissions (based on $6): $45,000
Concession Sales: $20,000
General Rentals: $5,000

Total: $146,000

Demand Analysis:

Brims Addition Neighborhood District:

Occupancy Housing:

142 single family homes (single-family homes make up 66.9% of homes in district.
2 condominiums (349 units total).
$66,934 average assessed value of single family homes in district.

Bay Creek Neighborhood:

Occupancy Housing:

646 Single family homes
0 Condos
$116,425 average assessed value of single family home in district.

Population Density:

Thematic map

*darkest areas have the highest density.

Area Demographics:

4 miles

2 miles

1 mile

(Coordinated with the diagram above:)

1 mile radius

from site

2 mile radius from site

4 mile radius from site

City of Madison

Population: (total)

1532

1916

67,383

208,054

Sex

Female

Male

765

767

962

954

33,133

34,250

105,806

102,248

Race

White

Black

Native American

Asian

Pacific Islander

Hispanic

625

412

279

275

942

443

293

53,616

4,260

243

4,618

1316

174,689

12,155

759

12,065

8,512

Age

0-4 years

5-11 years

12-13 years

14-17 years

18-24 years

25-34 years

35-44 years

45-54 years

55-59 years

60+ years

140

198

200

288

230

148

139

164

215

109

235

373

295

204

200

1,670

2,083

505

1,199

24,495

8,328

5,866

4,829

1,539

3,893

10,815

14,121

41,80

8,145

44,488

37,054

29,995

26,553

7,941

24,832

Housing Type: (total units)

591

783

25,761

92,327

Single Unit

Double Unit

Multiple Units

Mobile Home

210

354

297

433

7,469

2,324

15,542

44,565

5,739

41,084

936

Median Income:

$31,064

$30,256

$30,105

$41,941

Source: City of Madison 2002 Census Data

Method: weights were assigned to each district in each radius according to the proportion that was present. Each of these values was added to calculate a total value for a radius area.

Schedule of Implementation:

Secure a blueprint design of the pool and the surrounding land from a professional design build firm

Obtain a complete report from the DNR
Obtain construction estimates
Begin excavation of the site
Install plumbing system
Install deck and amenities
Install the equipment necessary for the pool to operate
Install all electrical amenities

Recommendations:

We recommended contacting the DNR and conducting a case-by-case analysis of this site.
If an exemption is granted following the site analysis, further work can begin.

Comments:

According to the City of Madison contact for Olin Landfill Remediation Dave Benzshawel, the county will not be likely to give up any of their 70% of the park because they have a need for the parking space. Dave said that the best alternative site is the park at the corner of Olin Avenue and John Nolan Drive because there is nothing there right now and is not above a landfill.
Alderman Sloan said that building on the landfill is not feasible. He also said that there has not been sufficient public demand in his district for a public pool. He states, “Most of my constituents are concerned with cleaning the lakes.”
The City Planners group in the Wednesday afternoon discussion unanimously agrees that a public pool is needed in the city of Madison. All agree that Quann Park is a successful candidate for such a project.

Information obtained from: