| |
You don’t have to move out of or tear down an older or aging stadium and
start all over with a new one if you have some ideas for improvements,
upgrades or expansion. Although there are plenty of recent and coming
examples, including San Diego, Detroit, Cincinnati, and New York, where
building new was the answer, there are plenty of others where renovation —
working with what you have — is a great solution. Consider those found in
Anaheim, Los Angeles, Green Bay and Chicago, just to name a few.
Fond Memories
Places, buildings and stadiums can have special places in our memories. My
early memories of making a trek out to the stadium as a kid harks back to a
few rare trips to old circa 1924 Dudley Field to see the then Double-A El
Paso Diablos play baseball, or to the Sun Bowl to see a University of Texas
at El Paso (UTEP) Miners football game.
The Diablos left Dudley in 1990 for a new home and the
Sun Bowl has had some work done since its opening in 1963, including a new
end zone complex in 2002. But the experiences I had at those stadiums —
cheering for players whose names I probably wasn’t sure of, or having a hot
dog and soda with my brothers, or laughing at the San Diego Chicken’s antics
— are timeless. Today, though, fans are more sophisticated and expect a lot
more from our experiences.
In recent years I was fortunate to witness some
successful renovations like the $115 million, 1996-1998 renovations to
Anaheim (now Angel) Stadium (ca. 1966); the 1995-1997, $50-million expansion
and renovation to Notre Dame Stadium (ca. 1930); and the 2000–2005, $70-plus
million renovations at new Comiskey Park (now U.S. Cellular
Field), which I
will discuss later.
Status Quo
The challenge of making a host of new experiences confronts stadium managers
on a daily basis. Many of those are overcome by keeping your facilities
state-of-the-art in a welcoming environment while adding value, attractions,
distractions and increasing revenue streams.
Community, collegiate and professional facilities need
to compete with others, both regionally and nationally, to remain current,
modern, profitable, accessible and code compliant as needed and/or required
in order to keep their tenants happy — and in some cases from leaving town.
Just keeping up with the competition is increasingly more important to draw
additional sporting and non-sporting events, such as live concerts, shows or
gatherings.
Trends that are closely followed and emulated involve
enhanced, improved, increased or restructured standard and premium seating
environments, clubs, lounges, concessions, catering, restrooms, concourses,
public ways, service areas, meeting space, interactive play areas,
environmental graphics, wayfinding signage and aesthetics or finishes.
Issues such as accessible, barrier-free environments
that are addressed through the Americans with Disabilities Act (ADA) and
universal design solutions; or the National Fire Protection Association (NFPA)
and building life safety such as fire protection, access and egress; or any
number of building or health codes are folded over and addressed as mandated
by municipal, state and federal codes.
Although the scope and impact of ADA, NFPA and other
code improvements varies by city and state, and the costs associated to
implement or adapt are off-putting, they’re important to make facilities
safer and accessible to everyone. In short, they don’t give people a reason
to deem your facility unfriendly or unsafe. But that truly means renovation
will require addressing more than what may be the targeted improvements.
Planning and budgeting for these conditions is essential.
Case Studies
Having cited a few cities where different renovation directions were taken,
additional detail should be provided to illustrate a few points. Given the
limitations of this column it is understood that there are and will be other
examples — Fenway for Red Sox Fans, the Big House for Michigan fans — but
bear with me.
In Chicago, interestingly enough, there are three
recent prime examples, each uniquely adapting renovation schemes — all of
which I believe you need to experience in person to comprehend the
transformations. Those are U.S. Cellular Field, Soldier Field and Wrigley
Field.
To be true to history, the old original Comiskey Park
(ca. 1910 designed by Zachary Taylor Davis, who also designed Wrigley) was
deemed too expensive to renovate and repair so it met its fate with the
wrecking ball in 1991 considering the equivalent cost to build new. Counter
to the renovation message, yes, but continue reading.
In the case for renovation, in less than 10 years from
its inauguration, major efforts were undertaken at U.S. Cellular Field (ca.
1991) in a multi-year renovation substantially completed in 2005. Many of
these changes were showcased in the 2003 MLB All-Star game and 2005 World
Series Championship run. Funded primarily through a naming rights deal, the
changes not only provided a new aesthetic but also increased revenue streams
in the way of new and enhanced standard and premium seating inventory,
concessions and catering — on top of adding and improving numerous public
areas including restrooms, every concourse and the fundamentals fun zone
deck. (You need to go to the South Side and catch a game.)
Soldier Field (ca. 1924) underwent a drastic
renovation, expansion and transformation ending in 2003 that altered the
character of the original hippodrome/stadium, now a former national historic
landmark. Although the new ultra-modern renovation whose design you may love
or hate has slightly reduced seating capacity, it introduced a whole host of
standard and premium seating products, including suites, club seats,
lounges, concessions, catering and much-needed restrooms. Having been to the
pre- and post renovated stadium I do get a bit nostalgic for the old beast.
By the way, the counterpoint to this contemporary
solution is the traditional solution to the north at Lambeau Field in Green
Bay, which makes me wonder what could have happened in the Windy City.
Anyway, you just might see more of the Chicago space ship encounter during
the 2016 Olympic summer games.
Wrigley Field (ca. 1914) — which had major renovations in 1987-1988 that
included the addition of field lighting and suites — recently completed
additional renovation and expansion to field level seating between and near
the dugouts, as well as to the famed bleachers (ca. 1937). This bleacher
work was faithful to the roots of the game and lore of the Friendly Confines
while granting significant improvements in restrooms, concessions, access
and circulation, as well as revenue opportunities via an additional
1,800-plus seats, a batters eye lounge and naming rights.
Pending further community scrutiny, a new substantial renovation and
expansion will begin in the coming years to various areas of the ballpark
site and exterior including team and administration offices. As a former
Wrigleyville resident, I can attest that this is serious business and Cubbie
fans — much like Yankee and Red Sox fans—pride themselves on the character
of their historic stadiums.
Freshening Up
My Chicago examples are indeed large scale in scope and cost. However, many
tame, manageable renovations under $1 million or in the range of $5 million
to $20 million, to give you an idea, are undertaken every year.
You may need to freshen up or expand your concessions,
restrooms or suites. Perhaps add a few fixtures or seats. Create additional
accessible seating or create a new premium seating products. I encourage you
to engage your staff, administration, owners and users as you embark on your
quest. Start a dialogue with design and construction professionals and
engage them to guide and direct you through the process.
The IAAM Allied Member community consists of plenty of
architectural, engineering and construction (A/E/C) professionals. The A/E/C
crowd consists of those of us who plan, design and build sports and athletic
facilities. More than likely some of us were or are involved with the
creation of your facility or its subsequent renovation(s). Turn to those
A/E/C specialists who have the experience and background in the type of work
you are seeking to implement.
As in most businesses, no two projects are alike.
Advocating that renovation is the best answer — and by using “best” I would
factor in budget, schedule and practicality — would be foolish. However, as
pressure increases in the competition for the discretionary dollar
particularly to be used toward sports and entertainment, the need to remain
current, be competitive, reinvent, and bump revenue potential and revenue
streams also increases.
New, underutilized, found or repurposed space is
constantly being sought and becomes the burden of the building owners,
operators and staff. A combination of the right A/E/C professionals and
consultants can help focus those efforts you might be contemplating at your
venue. fm
Christopher Lamberth is director of sport business development for 360
Architecture based in Kansas City, Mo. |
|
Back to Facility Manager
Contents