By Sarah Brown
Lebanon Local
The Lebanon Aquatic District is seeking to update the Jan Nadig Pool facility, and possibly partner with the school district to make it happen, but just how badly does the pool need to be replaced?
“On the surface, the pool doesn’t look too bad,” said Lorlee Engler, executive director at the pool. “However, there are some major problems that lurk where you can’t see.”
Some of those problems include poorly functioning pool gutters and deteriorating cast iron pipes.
Since being installed in 1967, the lap pool has settled and is causing an uneven water level that tilts, so to speak, to one side. Because of this, more than half of the gutter system remains “bone dry” and does not perform the necessary work of skimming at least 75 percent of the water surface, she said.
The majority of pool contaminants – such as body oils and bacteria – sit on the surface of the water. The function of a gutter is to skim that surface water away from the rest of the pool.
“Our gutter system surrounding the pool is woefully inadequate, and trying to keep our pool water safe, clean and sanitary is a constant battle,” Engler said.
Beneath the pool are 54-year-old cast iron pipes that are so clogged and deteriorated that toilets and urinals are not flushing properly.
Engler said it brings up memories of her parents’ house that was built in the 1950s. In the late 1990s, when the cast iron pipes underneath the house were about 45 years old, the family wouldn’t get any water when a faucet was turned on because the water pressure was so weak from deteriorated pipes.
As such, Engler said, the ability of the pipes to transport water throughout the facility is “a ticking time bomb,” and it’s only a matter of time before it forces the facility to shut down altogether.
“Every day that we keep running and operating is a gift,” she said.
Brody Anderson, of Wilsonville-based Anderson Poolworks, is familiar with the Jan Nadig Pool, and has even “helped Band-aid the pool along.”
He said it’s likely the pipes are already bad.
“Most likely it’s already leaking really bad,” Anderson said. “Cast iron pipe is good, in the best of circumstances, for about 15 years.”
Over time, especially when chemicals go through the pipes, cast iron pipes corrode and rust, then close in on themselves, he said.
Anderson has been a pool contractor for 40 years. He’s seen pools in Portland still operational after 60 to 80 years, but it really comes down to how well they are maintained, he said. The oldest pool in Portland was recently overhauled after long-time operators retired and took with them the only knowledge of how to sustain such an old system.
He noted that the Lebanon pool is still a fairly great pool that might be able to last another 10 years. However, it doesn’t accommodate the clientele’s desire for water sports and aerobics, and something at that pool is likely to break.
“What will happen is something will go catastrophic. Say, the filter goes down, or one of the pumps, or a pipe bursts. That’s where we have to do some major surgery to go and fix it. And it does happen quite often, to where a pool will start leaking,” Anderson said.
He said that in all his years of opening up pools, he’s learned that many are leaking 10,000 to 20,000 gallons of water a day, and that he will always find the “sin,” – something that was unexpected, regardless of the pool’s age.
“There’s a thousand things that can go wrong,” he said. “Every time I think I’ve seen it all, something new pops up.”
Two years ago, LAD invited Water Technology, Inc. to evaluate and build a report regarding the facility.
WTI’s report explains “the condition of a facility is a major determination of the effort and cost of maintaining the utility and value of the amenities. A deteriorated facility will demand higher annual operating expenses over time as parts break, systems fail, finishes deteriorate and structures weaken.
“There are also efficiencies lost when operating aging systems or equipment which are unable to take advantage of current methods and financially sustainable practices.”
Based on a visual examination of the pool structures and its mechanical components, WTI rated the facility using a scale of 0 to 100, with 0 being “failing” and 100 being “excellent.” Based on details below, the lap pool ranked 48.13 and the therapy pool ranked 57.50.
Lap pool
♦ Lap pool vessel was given a “fair” rating with a score of 50, based primarily on its age. The structural integrity of the pool to indicate any cracking, shifting, leaks and other issues that might require deeper examination was not verified.
♦ Pool’s finish was ranked “poor” with a score of 25, noting “significant wear and deterioration” with spalling (flakes of a material breaking off a larger solid body) and delamination.
♦ Gutter was ranked “failing” (0), noting “greater than 50 percent of the perimeter does not function,” including insufficient channeling or flow, flooding, ineffective removal, and excessive noise.
♦ The water powered chairlift was ranked “poor” (25) due to hardware corrosion and unreliable operation.
♦ The handrails were ranked “poor” (25) due to staining, corrosion and scale formation.
♦ The main drain: “failing” (0), because it does not appear to be VGBA compliant (a safety hazard).
♦ Floor inlets: “poor” (25), because many of the inlet fittings do not work or are missing.
♦ Piping: “fair” (50), due to metal components, corrosion and unnecessary connections.
♦ Filtration: “good” (75) due to use of high-rate sand filters.
♦ Circulation pump and valves: both rated “good” (75) with no noted issues.
♦ Primary disinfection and chemical balance: both rated “good” (75).
♦ Chemical storage and safety: “poor” (25), due to chemical containers being co-mingled adjacent to the mechanical room. Also noted is insufficient fire and spill protection, and lack of chemical separation.
♦ Chemical control, supplemental disinfection, and water heating: all ranked “excellent” (100).
Therapy pool
♦ Therapy pool vessel was given a “fair” (50) rating, based primarily on its age. The structural integrity of the pool to indicate any cracking, shifting, leaks and other issues that might require deeper examination was not verified.
♦ Pool’s finish was ranked “poor” with a score of 25, noting “significant wear and deterioration” with spalling and delamination.
♦ Gutter was ranked “fair” (50), due to some loose grating.
♦ Battery-powered chairlift was ranked “poor” (25) due to hardware corrosion.
♦ Handrails: “poor” (25) due to staining, corrosion and scale formation.
♦ Main drain: “fair” (50), with no noted issues.
♦ Return inlets: “fair” (50), because the quantity of inlets or wall returns do not appear to be sufficient.
♦ Piping: “good” (75), with no noted issues.
♦ Filtration: “good” (75) for use of high-rate sand filters.
♦ Circulation pump and valves: both rated “good” (75) with no noted issues.
♦ Chemical storage and safety: “poor” (25), due to chemical containers being co-mingled adjacent to the mechanical room. Also noted is insufficient fire and spill protection, and lack of chemical separation.
♦ Primary disinfection, “good” (75).
♦ Chemical balance: “poor” (25), for lack of automation (it requires manual control).
♦ Water heating: “good” (75).
♦ Chemical control and supplemental disinfection: both ranked “excellent” (100).
In its report, WTI recommended immediate improvements to a list of issues which, when resolved, would assist in operating the facility more efficiently and safely. Costs to repair and maintain the existing facility as recommended at the time were estimated between $711,000 and $1,172,000.
The cost of a new pool (including vessels for competition, therapy and leisure), not including new land and building costs, was estimated between $2,395,000 and $3,205,000.
WTI’s report does not include maintenance issues of the facility as a whole, but a status report created by LAD this year listed more than 20 areas that need to be addressed, including, but not limited to: roof leaks, asbestos abatement, floor hazards, limited changing room space, rotted windows, and lack of storage space for equipment.
LAD is in discussions with the Lebanon School Board regarding how the two might partner to get the help the facility needs.
LAD presented a pool expansion design that is minimal, but meets the needs to continue operation with better pipes and new shells.
“Basically, it’s not giving us a bunch of improvements,” said Supt. Bo Yates during the April School Board meeting. “It’s not giving us a little extra, but it is providing us with what the community uses. I think it’s a realistic plan; it makes sense.”
But given the amount of time that’s passed since a cost estimate was provided a couple years ago, coupled with the fact that construction prices have skyrocketed in the past year, a more recent cost estimate hovers around the $9 million mark.
Discussions at recent School Board meetings indicate the district might seek a bond measure that could potentially be $2 per thousand in tax assessment, generating about $16.1 million, plus a possibility of another $4 -8 million in matching funds from the state.
Board member Tom Oliver noted that if LAD had to close its operation, or if it built another pool elsewhere, then the school would have to fill the pool with gravel because staff wouldn’t be able to operate it themselves.
“A pool or any large commercial building will reach an ‘end of life,’ at some point,” Engler said. “The problem that our current, beloved pool is facing right now is the fact that it’s nearing that end of its useful life.”