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B&D VENUES | Generator Studio | Turner Construction | Spectra Venue ManagementIAVM VenueConnect 2015

Capital ImprovementsPractical Solutions for Aging Venues /Planning for Future Needs

Planner: Brailsford & Dunlavey Architect: Generator Studio

Builder: Turner Construction Operator: Spectra Venue Management

S u n d a y, Au g u s t 1 , 2 0 1 5


Agenda

• Introductions• Case Studies• Panel Discussion• Q&A


Tom Proebstle

• Partner & Design Director for Kansas City-based sports architecture firm Generator Studio

• Partner & Design Director: Crawford Architects • Master Plan to save Fenway Park• Renovations to Centurylink Field• Virginia Mason Athletic Center

• Associate & Lead Project Designer: AECOM• Lambeau Field Renovation & Expansion• Banker’s Life Fieldhouse

ProjectsAmalie Arena

Master Plan, Expansion & RenovationTampa Bay Lightning

Scottrade Center Master Plan and Renovation

St. Louis Blues

Xcel Energy Center Loge Boxes & Technology Upgrades

Minnesota Wild

U.S. Bank Stadium Various Projects

Minnesota Vikings


Case Study: Amalie Arena

2014 Master Plan

- Renovate or build new?

- Integration into 27-acre master plan

- Assessment of a 20-year old building

- Phased approach

- Renovations and deferred maintenance



2015 Renovation

- Club & Suite Level focus

- Increase seating types and price points

- Heavy theming and corporate partnerships

- Create a unique and authentic premium experience



2015 Club Level

- New Lofts

- Break into seating bowl

- Group sales for 120 or two groups of 60



2015 Club Level

- 40 new loge boxes, 160 seats total

- Shoot twice and open for end stage concerts

- Unique food & bev including action stations, self serve food, self serve beers

- All inclusive



2015 Club Level

- Outdoorsman’s Lounge

- Unique food & bev in addition to improved regular fare

- Bourbon, craft beers

- Heavy leather chairs, dark wood, many tv’s and art.



2015 Club Level

- New VIP arrival

- Underutilized smoking patio converted to premium covered outdoor space

- Fieldturf seating area

- Unique signature cocktails


Top 50 Renovation Issues We Face

Refresh venue to be relevant and useful for the next 20 years for:Neighborhood and community Metropolitan regionNational marketsSpecific sport and other sports fansPromoters of other eventsImprove revenue streamsImprove, refresh and integrate the team and venue brand:Heart and soul of the cityFamily friendlyFood and beverage serviceRetail merchandisingFan media experiencesIntegration of community outreachRepurpose venue to attract and maintain interest of fans:Create gathering spacesDevelop community zonesAlternate seating optionsExterior enhancementsConnection to adjacent facilities Upper level public spacesAdministrative officesAdd value to premium seat experiencesRadio broadcast partnersConnect fans to areas of serviceImprove suites

Renovate, upgrade and overhaul an important public asset:Address issues that improve safety of guests and users

Escalators, elevators and liftsLife safety componentsUse of stairs

Team and league-oriented improvementsLocker room renovationsWeight and training roomsLeague compliance

Restore, replace and maintain infrastructureWaste water pipingSeatingRetractable seating systemsLighting systemsSports lighting systemsOther mechanical, electrical, plumbing systemsIce plant and ice sheet systems in arenas

Replace outdated systems and add new systemsElectronic display systemsCenter hung scoreboard (arenas) and video boardsVideo and sound production facilitiesWiFiIPTV systemSignage and wayfinding graphicsRecognize sponsorship partnersExterior signs and LED systems

Improve or install new systems to attract eventsSpecial events space provisionsCurtaining systemsSound system and acoustical treatment

Back of houseOrganize existing and add new storage areasStaff circulation

Kitchen improvements


Tom Paci, LEED AP, PE

• Born in Chicopee, Massachusetts, Graduate of Rensselaer Polytechnic

• Vice President, Director of Preconstruction Turner Construction Sports, 44 years with Turner

• Has worked on more than 150 sports and public assembly projects in last 30 years

• Most Memorable Project: Charlotte Coliseum, 1985

• Most Recent Project: Florida Citrus Bowl, 2015


Madison Square Garden

Key stats• Removal & replacement of

upper bowl• Addition of two “club bridges”• Suites relocated to mid bowl• Addition of bunker suites• All new concessions/toilets• Technology upgrades• Building hardening• Haz mat abatement• New ice floor & scoreboard• Work over Amtrak Penn Station

$800 million over three (3) 18-week “dark summers” periods


January

Florida Citrus Bowl Reconstruction

Key stats• Complete removal &

replacement of lower bowl

• Addition of sideline vertical transportation towers

• All new concessions/toilets

• Suite & press renovation

• New clubs

• New scoreboards

• New plaza and site work

$207 million project cost in 10 months


January February

Florida Citrus Bowl Reconstruction $207 million project cost in 10 months


June



November



Phil Laws

• Senior Director of Operations, Philadelphia, PA

• Based in Philadelphia, PA

• 15 years of experience

• Primary responsibilities:• Event operations guidelines• Capital planning• Labor management policies• Union contracts

Projects• Flyers Training Facility,

Voorhees, NJ (completed 2013)• XL Center, Hartford, CT

(completed 2014)• Wells Fargo Center,

Philadelphia, PA (planning phase)

• Flyers Skills Addition and Weight Training Renovation (construction phase)

• Nationals Park, Washington DC• Sporting Park, Kansas City, KS


XL Center

Key stats• 39 year-old arena• 15,600 seats (hockey)• Harford Wolf Pack (AHL)• UCONN basketball & Hockey• $35 million renovation (2014)

• Building systems• Seating bowl• Locker rooms• Concourse & atrium• Video boards• Premium seating


XL Center - Seating Bowl


XL Center - Atrium


XL Center - Concourse


Bryan Slater

ProjectsNationals Park

Capital Improvement PlanningEvents DC

Amalie Arena Capital Improvement Planning

Tampa Bay Lightning

Scottrade Center Renovation Advisory Services

St. Louis Blues

Lawrence Joel Veterans Memorial Coliseum

Renovation Advisory ServicesWake Forest

• Project Manager with B&D (Orange County, CA)

• Public Finance Background

• 5.5 years with B&D and 45 + public assembly venue assignments

• Former lecturer at George Washington University –Sports and Events Facility Management

• First Project:• University of Houston Football Stadium

• Most Recent:• LJVM Coliseum


Step 1: Needs Assessment

Reveals major opportunities for reconfiguration or re-purposing

Owners often have audits / wish lists that serve as basis for non-revenue improvements

The market analysis should serve as the platform for the entire process:

Demographic Comparisons Premium Seating Analyses Primary Research Benchmarking

$2,859,200 $2,710,200$2,465,000

$2,444,000

$1,664,000

$1,100,000

$360,000 $300,000

$0

$500,000

$1,000,000

$1,500,000

$2,000,000

$2,500,000

$3,000,000

Columbus St. Paul Pittsburgh Tampa Phoenix Denver Nashville Raleigh

Loge Box Inventory Value

Net Revenue @ 75% - $1.4MM


Step 2: Project Concepts

Project Concept Elements: Outline seating programs F&B additions / subtractions Miscellaneous changes (LED Ribbon

boards, IPTV, scoreboards, etc.)

Two concepts are selected for further testing

Planners, A / E, and builder start operating on parallel tracks

Project scope should become clear, along with need for potential funding support

SEATING CONCEPT A - Elements Quantity Seats /

UnitTotal Seats

SF / Seat

Total SF

Price Point

Revenue Potential

Club Seats 900 1 900 10 9,000 $2,900 $2,610,000

Loge Boxes 36 4 144 17 2,448 $4,750 $684,000

Luxury Suites (Revenue) 12 14 168 35 5,880 $62,500 $750,000

Luxury Suites (Non-revenue) 2 14 28 35 980 $0 $0

Party Suites 2 24 48 15 18,600 $2,500 $90,000

Group Area 4 40 160 18 2,880 $65 $187,200

TOTAL 1,448 39,788 $4,321,200


Step 3: Financial Analysis

Financial Analysis models bottom line impact of project concepts

Budget is fully developed that includes escalation and contingency for unknowns

Revenues are reconciled with capital costs to discern public / donor support needed (if any)

Highlights areas of risk with the improvement

2017 2018 2019

Tickets / Lease PremiumsLoge Boxes $220,000 $227,000 $234,000 9%Club Suites $325,000 $335,000 $345,000 8%Luxury Suites $450,000 $464,000 $478,000 12%Penthouse Club $120,000 $124,000 $128,000 7%Group Areas $85,000 $88,000 $91,000 5%

Ticket/Lease $1,200,000 $1,238,000 $1,276,000 41%

F&B / NoveltiesPermanent Stands $425,000 $438,000 $451,000 9%Portable Carts $125,000 $129,000 $133,000 2%IPTV Per Cap Increase $85,000 $88,000 $91,000 4%Premium Areas $217,000 $224,000 $231,000 14%

F&B/Novelties $852,000 $879,000 $906,000 29%

AdvertisingLoge Boxes $100,000 $100,000 $100,000 3%Club Suites $75,000 $75,000 $75,000 4%Penthouse Club $150,000 $150,000 $150,000 4%Group Areas $50,000 $50,000 $50,000 2%IPTV Spots $375,000 $375,000 $375,000 15%LED Board $150,000 $150,000 $150,000 5%

Advertising $900,000 $900,000 $900,000 30%

Net Revenue $2,950,000 $3,020,000 $3,080,000

CONCEPT A - Moderate Year Percent of Total


Process Outcomes

01 02 03Building NeedsAssessmentOperator / Stakeholder InterviewsMarket Analysis

Primary Research

Benchmarking

Project Concept DevelopmentProject Concepts (2 to 3)Owner Presentations

Concept Refinement

Financial AnalysisBudgeting & ConstructabilityRevenue & ROI Projections

Project Phasing

Outcomes

Market-responsive, practical concept(s)

Understanding of financial implications

Roadmap for implementation

O P E R AT O R A/ E B U I L D E R


So where should you be looking within your building?

Main point of ingress and egress – first and last impressions

Available real estate on the event level

Loge boxes – a good solution but not a universal one

Pay attention to the “nose bleeds”

Local F&B partnering and branding opportunities

Wi-Fi now belongs in the utilities expense line item


Capital ImprovementsPractical Solutions for Aging Venues /Planning for Future Needs

Planner: Brailsford & Dunlavey Architect: Generator Studio

Builder: Turner Construction Operator: Spectra Venue Management

S u n d a y, Au g u s t 1 , 2 0 1 5

capital improvements - b&d venuesvenues.programmanagers.com/wp-content/uploads/2016/... ·...

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