Tropicana Field Renovation Study June 2009 Contents
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03 04 TROPICANA FIELD RENOVATION STUDY JUNE 2009 CONTENTS 1 4 5 03 Executive Summary 10 Key Attribute Analysis 34 Conclusion A. Circulation/ Concourses B. Seating Size 2 C. Seating Bowl Design and Seat Distribution 6 05 Introduction 35 Appendices D. Club Lounges E. Press Box 3 F. Suites 09 Purpose Statement G. Natural Light (Synthetic Turf) G.1. Retractable Roof (Natural Grass) H. Site Amenities I. Technology J. Interior Fit-Out and Renovation K. Concessions Equipment L. Signage, Scoreboard and Video Board Systems M. MEP Systems 1 EXECUTIVE SUMMARY Major League Baseball (“MLB”) has experienced remarkable growth over the past two decades. Overall, MLB attendance has increased from approximately 54.8 million in 1990 to 78.6 million in 2008. At the heart of this growth has been the development of a new generation of ballparks throughout the United States. From San Francisco to Philadelphia, Denver to Atlanta, and Houston Tropicana Field does not have many of the key attributes currently to construct a retractable roof in the off-season, so accommodation to Cleveland, franchises have been invigorated and strengthened found at fi rst-class ballparks. Given the trends in ballpark development would need to be made to play at another facility during some or by new ballparks that have increased local revenue capabilities and the time lag between its design and construction, Tropicana all of one season. and drawn an increasing number of new fans to the game. These Field was arguably outdated before it even opened its doors for ballparks vary in size, location and type of amenities. However, they baseball. Moreover, on a comparative basis, Tropicana Field becomes It is important to note that this study does not quantify lost revenue all share a core set of attributes that, over time, have become the more expensive to operate and maintain each year. It is simply not resulting from construction during a playing season, nor does it standard in new ballpark design, providing improved fan comfort, competitive with the vast majority of ballparks across the country. investigate the lost revenue from a relocation required for the safety, accessibility and enjoyment of the game. construction of a retractable roof or costs associated with improvements For this reason, the Rays began investigating the option of building that would need to be made to a temporary facility to make it suitable Key attributes of fi rst-class ballparks generally include: a new fi rst-class, major league ballpark. During the course of that for short-term relocation. • Open concourses with 360-degree circulation around the facility effort, the possibility of instead renovating Tropicana Field was This study also does not consider the geographic implications of and unobstructed views of the fi eld frequently raised. This study is an attempt to address that possibility. remaining in Tropicana Field versus moving to another location within • Adequate seating sizes and a generous tread depth for leg room In order to address the defi ciencies at Tropicana Field, Populous the Rays’ market. As other studies have noted, Tropicana Field’s to support a diverse array of fans (formerly HOK Sport) developed a series of concept drawings to location is not central to the region’s population or employment • Structural geometry that optimizes sight lines and maximizes demonstrate potential design solutions for each of the identifi ed base. This creates a unique set of challenges in providing convenient intimacy by putting the fans in seats close to the action issues at Tropicana Field. The designs in this study are examples access to the region’s population and employment base. • A good view of the playing field for all seats, and a higher of the magnitude of renovation required to completely update the concentration of seats in the lower bowl facility. In short, while the upgrades noted in this study would help narrow the competitive gap between Tropicana Field and other ballparks • Club lounges with fi eld views and direct access to seating Based on the Populous concept drawings, Hunt Construction Group, across the league, they would not come without considerable cost. • Press box located to maximize premium spaces builder of a number of major league ballparks including AT&T Park, Moreover, signifi cant fl aws will still remain, leaving even a renovated • Large suites with ample seating in premium areas within the Busch Stadium, Chase Field, Safeco Field and CitiField, provided an Tropicana Field in a class below the current major league standards. seating bowl overview of potential construction costs. Including the addition of a • Pleasant viewing experience in an attractive, naturally lit and new retractable roof, Hunt concluded that a complete renovation of ventilated environment Tropicana Field would require an investment of over $470 million. – Retractable roof in appropriate climates, allowing a real The table on the next page highlights the key attributes of grass playing fi eld fi rst-class MLB facilities and whether they can be achieved in a • Fan-friendly site amenities including plazas, landscaping and renovated Tropicana Field. clear pedestrian and vehicular paths Hunt Construction Group estimates that a renovation project of this • State-of-the-art equipment that enhances fan experiences at magnitude will take at least 18-24 months. In similar renovations, every level like Angel Stadium in Anaheim, California and Kauffman Stadium in • Modern, easily maintained equipment, fi xtures, and furniture Kansas City, Missouri, the teams remained at the facilities during • Modern, effi cient concessions equipment construction. Work that required access to the fi eld was scheduled • Signage, scoreboard and video systems with advanced technology during the off-season. Most of the renovation of Tropicana Field • Efficient mechanical, electrical and plumbing systems, and could be similarly performed. The exception would be the addition enough restrooms for a good fan/fi xture ratio. of a new retractable roof. It would be diffi cult, if not impossible, 03 04 Key Attributes of First-Class Facilities Found at Tropicana Field Possible with Tropicana Field Renovation Open concourse with 360-degree circulation around the facility and No Yes: Signifi cant improvements would be required including removing several rows of seats unobstructed views of the fi eld in every lower bowl section, removing fi ve rows of seats in many sections in the upper bowl, and the addition of new structure in several sections. Adequate seating sizes to support a diverse array of fans No Partially: The replacement of all concrete treads in general seating sections would entail • General Seating - Minimum Seating size 33” tread depth, 19” seat No replacing the entire seating bowl concrete structure which is not economically viable. width However, the removal, recasting and replacement of concrete raker beams and concrete • Club/ Suite Seating - Minimum 36” tread depth, 21” seat width Partially (club seat width seating treads could allow for larger club seating treads. All existing seats would require meets minimum standards) replacement. Intimate seating bowl with optimal views of the playing fi eld from No No: Reorienting the seating bowl to optimize views for baseball would entail replacing all seats the entire seating bowl concrete structure. A higher concentration of seats in the lower bowl, rather than the No No: Renovations required to create a 360-degree, unobstructed concourse on the lower upper bowl level, improve premium areas and increase seating sizes would result in a seating distribution even more skewed towards the upper deck. Club Lounges with fi eld view and direct access to seating Partially (Whitney Bank Club Yes: With seating work noted above, better views from within the club area and direct offers partial fi eld views) access to seating would be provided. Press box located to maximize premium spaces No Yes: With the relocation of the press box to the upper bowl, space could be reallocated to suites. Large suites with ample seating and prime views of the playing fi eld Partially (six suites on 100 level Yes: With the complete gutting and renovation of the suite and club level, the seating and interior behind homeplate are on par with spaces would be increased, and suites would be better located within the seating bowl. other MLB facilities) Natural lighting with synthetic turf playing surface or retractable No Potentially: Natural light through operable window/wall panels could improve the interior, but roof with natural turf playing surface would likely have limited impact. The existing roof membrane (now twenty years old) would need to be replaced. Moreover, the addition of a retractable roof would be an extremely expensive option that would entail signifi cant renovation of core structures and systems, but would allow for a natural grass playing fi eld. Plazas, landscaping and clear pedestrian and vehicular paths Partially (plaza outside rotunda Yes: Improved plazas, landscaping and exterior circulation could be provided. provides limited amenities) Modern, easily-maintained fi nishes, furnishings and equipment Partially (Rays have invested over Yes: Upgrades typical of a major renovation to technology, signage, food service equipment (including signage and video systems) $20 million in capital improvements and FF&E replacement would be possible. over the last 3 years) Effi cient mechanical systems and enough restrooms for a good fan/ No Yes: Upgrades to all systems, including new HVAC equipment with higher effi ciency would be fi xture ratio possible. Additional restroom fi xtures could be installed. LEED-NC certifi cation is an option. 2INTRODUCTION The Tampa Bay Rays retained Populous (formerly HOK Sport) to evaluate Tropicana Field for its adequacy relative to more recently constructed MLB stadiums and current trends in stadium design, and to propose concept designs, presented in Appendix A, to mitigate any defi ciencies. The Rays have been consulted on what they view these defi ciencies to be as occupants, as well as what the public perceives these defi ciencies to be.