TAOYUAN INTERNATIONAL BASEBALL STADIUM

Transcription

1 TAOYUAN INTERNATIONAL BASEBALL STADIUM Evaluation of the Outfield Stadium Section Lamigo Monkeys_Taoyuan City, Taiwan engineering planning surveying gis landscape architecture environmental renewable energy architecture summary prepared by: your one single source jpr1source.com chester drive elkhart, in s. lafayette blvd. south bend, in

2 page 3 Introduction and Key Map page 5 Outfield First Floor page 12 Outfield Second Floor page 17 Outfield Third Floor TABLE OF CONTENTS page 19 Outfield Seating Bowl page 26 Stadium Exterior 2

3 Introduction Contained herein is a facility evaluation for the Taoyuan International Baseball Stadium in Taoyuan City, Taiwan. The evaluation took place in April of 2015 and consists of a review of the stadium outfield grandstand, infrastructure, and surrounding site. The evaluation summarizes the existing conditions and provides a recommendation for the maintenance, repairs and improvements that will increase attendance by attracting more fans to the outfield grandstand and ensure the stadium will continue to be a popular and successful sporting and entertainment venue for Taoyuan City. FACILITY OWNERSHIP Taoyuan City Government LAMIGO MONKEYS Team Ownership La New Corporation General Manager Justin Liu Design Consultants Andrea Hung Amy Lin EVALUATION TEAM Jones Petrie Rafinski Architecture Department Landscape Architecture Department Purpose This evaluation is a joint effort through the Taoyuan City Government and the Lamigo Monkeys ownership team. It is understood that this will be used as a tool to plan for, budget and prioritize the repair and improvements needed specifically in the outfield portions of the stadium in order to create an improved stadium environment and maintain this vital community asset. It is anticipated that the results of this evaluation will be used to establish a prioritized list and time line for future work to be completed. INTRODUCTION AND OVERVIEW Process The evaluation team made a site visit to the existing stadium spanning from April 23, 2015 through April 28, 2015 and retained field notes and photographs to document existing conditions. The evaluation team also held various meetings with government officials and team representatives to discuss current use and future needs for the stadium. From the existing conditions and data obtained, the evaluation team formed the necessary recommendations. The basic criteria guided the following recommendations for each space, component, amenity, and improvement: Is it functionally safe and suitable for its intended use? Can it be maintained in a good serviceable condition for the foreseeable future? How does it compare to contemporary standards for a professional stadium in similar US markets built today? Does it offer service and contribute to a contemporary state of the art facility experience for stadium visitors? 3

4 Outfield First Floor Outfield Second Floor KEY MAP Outfield Third Floor Outfield Seating Bowl Stadium Exterior and Surrounding Site 4

5 EXISTING CONDITIONS SUMMARY The first floor consists of various open spaces, storage rooms, restrooms, 4 batting cages, and miscellaneous utility rooms. The first floor footprint stretches approximately from left field to right field foul poles with a main circulation corridor along the outfield wall. Each end of the corridor provides gate access to both the field and exterior of the stadium (1,2). The left field gates are primarily used for vehicular access to the field and maintenance. In general, the outfield grandstand as a whole is not functional for the current needs and operations of the Lamigo organization. Many of the spaces are not used or are used very rarely. Mold growth was observed on the walls and ceilings in various areas throughout the first floor. Main Circulation Corridor The main circulation corridor is comprised of an approximately 12-0 wide asphalt path and 3-6 wide field drainage trench (3) along the outside face of the outfield wall. The field drainage trench appears to be originally designed to accommodate storm water drainage from the field through outfield wall scuppers. There was no visual evidence of the sewage infiltration from the first floor level. The corridor path also contains various staging platforms, lighting and pyrotechnic equipment (4). The corridor connects the left and right field portions of the first floor at the batter s eye wall with a planting bed and steel raceway at the base (5). A strong sewage smell was present during each visit along the outfield wall at the field drainage trench, indicating sewage waste was present in the system. Open Areas The open space on the first floor is mostly occupied by 4 batting cages (6), 2 on the left OUTFIELD FIRST FLOOR 5

6 EXISTING CONDITIONS SUMMARY field side and 2 on the right field side. Overhead doors and ample room for vehicular traffic and parking are located throughout the space. The left field corner area is primarily used for maintenance and vehicular field access. There are two field lights that penetrate through the outfield grandstand structure and the bases are located at the first floor level. In addition, there is a large transformer (7) located at east and west corners of the floor plan, adjacent to the light pole bases as well as water cisterns on the west side only (8). The batting cages are not used by the team and are rarely utilized for special visitor access before games. Outside of the left field maintenance area, the remaining vehicular paths are not needed for vehicular circulation. Storage Rooms & Miscellaneous Spaces There are two large storage rooms flanking the batter s eye. The room to the east is intended for government archive storage and contains movable shelving units (9). The room to the west is a large open storage space. There is also a smaller storage room that houses fireworks and other miscellaneous items. A few small restrooms are located throughout the space with the remainder of the smaller rooms used for utilitarian functions. It was mentioned that the government had no plans to utilize the archive storage space in the stadium, with plans to locate these archives at a different location. The restrooms located on this floor are not used due to the inactivity in the spaces. 4 5 OUTFIELD FIRST FLOOR 6 6

7 ADDITIONAL FIGURES 7 8 OUTFIELD FIRST FLOOR 9 7

8 PROPOSED IMPROVEMENTS SUMMARY The outfield first floor will gain the greatest benefit from utilizing the currently unused space. There is approximately 55,000 square feet (5,110 square metres) of space at this level including corridors and storage spaces; with a very small percentage of the space needed for utility purposes. At some points of the plan, the space can be as deep as 100 feet (30.5 metres) from the outfield wall to the north exterior wall of the building. Because of this, any game watching elements should be oriented to the field side of the building with other functions located near the north portion of the plan. This allows for the best views and connection to the game. The most critical issue that should be resolved is the sanitary odor at the field drainage trench. This should be investigated by a civil engineer so that the odor can be eliminated, as this is this prime viewing space. Once this is complete, portions of the outfield wall can be converted to a fence structure to allow for views onto the field. The program elements for this level that can help improve the organization and fan experience may include restaurants, VIP seating zones, group picnic and seating areas, support spaces, baseball camp facilities and potentially leasable office and retail space. Main Circulation Corridor The proximity of the main circulation corridor to the field make this area a good location for restaurant, picnic, or seating space for watching games. A full service restaurant (1) could be very successful in this area, taking up the full depth of the building allowing views to the field and access from the north exterior of the building. The restaurant space would bring in additional revenue, promote more outfield game day activity, and help provide a function for the stadium on non-game days. Indoor or OUTFIELD FIRST FLOOR 8

9 PROPOSED IMPROVEMENTS SUMMARY outdoor group picnic areas (2) will provide a private space for large groups of people to interact during a game. A self-serve food line (3) can provide a nice amenity to the users of the space and create a more exclusive experience for those in the picnic area than those in the regular seats. The proximity of this first floor space to the field can make this a very attractive area for VIP seating options. These can include climate controlled suites (4) or upgraded seating options including mesh material (5) and larger padded seats (6). These areas can bring a different variety of seating that can be offered at higher ticket prices and provide a better overall fan experience. Open Areas, Storage & Misc. Spaces Due to the current layout and use of the open areas and associated storage spaces, it is recommended that these areas be cleared to provide an open space for new program elements. This includes the vehicular circulation space, except for the left field maintenance area. One major necessity for the team is a baseball camp facility for use during the various camps that are held. The current spaces allocated for this are located in the infield grandstand building and are not sufficient to support the current camp groups or allow for future expansion of the camp. These facilities should include sleeping dormitories, shower facilities and an indoor training area (7) for hitting, pitching and fielding exercises. These areas can be located toward the northern portion of the plan as there is no need for viewing to the baseball field. It was apparent during the site visit that the site surrounding the stadium is currently undergoing rapid residential and transportation system OUTFIELD FIRST FLOOR 9

10 PROPOSED IMPROVEMENTS SUMMARY development. Elements such as a restaurant and baseball camp facilities can become more popular as these developments reach completion. With the suggested program elements and team needs addressed, there will still be available space on the first floor due to the large footprint. This space could be utilized for either future team needs or possible leasable spaces for offices and retail storefronts (8) along the exterior of the building. This will help promote an active facility not only during game days, but 365 days a year. 7 OUTFIELD FIRST FLOOR 8 10

11 EXECUTIVE SUMMARY Solution Benefit Phase Category Responsibility Outfield First Floor Issue 1: Mold growth was observed at various location on ceiling and wall surfaces Mold Cleanup Remove mold growth to provide a healthier 2016 Safety Government indoor environment. Issue 2: Existing spaces are not utilized or rarely utilized Restaurant Promote the use of the stadium outside of 2016 Program Lamigo game days. Provide an additional source of revenue both during games and off days. Utilize the first floor space that is not used. Provide an new function for fans to experience that is not currently available. VIP Indoor Suites Provide indoor conditioned spaces which 2016 Program Lamigo are currently not available for small groups to watch the game. Provide an additional source of revenue. Utilize first floor space that is not used. Support & Maintenance Provide concession/maintenance support 2016 Program Lamigo Areas for new fan areas. Group Picnic Area Provide a space for large groups to rent 2016 Program Lamigo which is currently not an option. Provides seats at the field level at the outfield wall which will give fans a new perspective on the game. Provide an additional source of revenue. Utilize first floor space that is not used. Kitchen & Service Line Provide support for the proposed group picnic area and possibly food service to help sell space on game days Program Lamigo Baseball Camp Facility & Dormitories Provides additional facilities to meet the current and future needs of the Lamigo baseball camp. Could include dormitories, shower facilities, and and indoor batting cages Program Lamigo Leasable Space Makes use of any available space left on the first floor. Will help promote activity and revenue outside of game day operations. Promote additional game attendance from potential office/retail employees Program Lamigo Issue 3: Strong sewer smell coming from field drainage trench makes the area undesirable for the public Utility Inspection Inspect the drainage trench for the cause of the sewage smell and repair to make use of the area without an odor. Review options to enclose drainage trench to prevent odors from getting into VIP and Group picnic area Arch/Eng Government OUTFIELD FIRST FLOOR 11

12 EXISTING CONDITIONS SUMMARY The second floor level of the outfield building is the main circulation zone for the structure. The overall layout is comprised of two halves, each with a large interior lobby (1), connected by an exterior plaza. The second floor provides the main access points from both outside and inside the stadium. The lobby areas seem to be in overall good condition and consist of hard ceilings, finished painted walls and tile floor. All public restrooms are also located on this level. Some areas of the ceiling on this floor show signs of water and mold damage. The number of restroom fixtures is high for the seating capacity of the outfield grandstand. No permanent concessions are currently offered along the concourse, with the team needing to setup portable concessions when the space is in use. General Circulation The main entry points from the exterior of the stadium are located at each of the two large entrance halls and at the centralized exterior plaza, which provides two additional entry points into each half of the grandstand. The main concourse corridors connect the entrance halls on each end with the exterior entry plaza (2) at the center of the building. The corridors are finished similar to the lobby except for the ceiling which is exposed, fireproofed steel structure (3). Four tunnels are located near the center of the grandstand, two at each half, which provide access to the exterior seating bowl. Each interior lobby also provides vertical circulation via two grand concrete metal pan stairways and an elevator. Two smaller opengrate metal stairs providing access down to the first floor (4) are located at each half of the building. The existing secured exterior bridges that connect the infield to the outfield have multiple issues that make them problematic, including limited access, a very narrow width, and no OUTFIELD SECOND FLOOR 12

13 EXISTING CONDITIONS SUMMARY clear landing space at either end of the bridge as they are located at the seating aisle stairs. Restrooms Each half of the building has two large men s and two large women s restrooms. The finishes are in good condition and include tile floors, partial height tile on walls with painted finish above, finished ceilings and laminate partitions (5,6). Overall, the restrooms on this floor are in good condition. 4 OUTFIELD SECOND FLOOR

14 PROPOSED IMPROVEMENTS SUMMARY The second floor provides the best opportunity to connect the outfield building to the rest of the stadium as well as providing promotional and event spaces similar to what is currently provided at the main entrance infield side. There are areas available for concession spaces, which the outfield building currently does not have. The major goal of improvements on this level is to provide connection and a similar experience that fans receive on the other half of the stadium. General Circulation The existing two large entrance halls currently provide sufficient space to allow for promotional and event set ups before/after games. The spaces are open and unobstructed and work well as entry points and gathering atriums (1). Between the entrance hall and corridor is an alcove (2) that provides a good location for concession areas (3). Additional concessions can be located using portables as needed in the entrance hall spaces. A larger concourse bridge (4) should be provided to connect the infield to the outfield. The width should be equal to or greater than that of the existing stadium concourses. This will allow for unobstructed flow of people and help to create a 360 degree concourse (5). Restrooms Restrooms fixtures could be reduced to make use of space for other program elements such as extending the concourse through the space. 1 2 OUTFIELD SECOND FLOOR 3 14

15 ADDITIONAL FIGURES 4 5 OUTFIELD SECOND FLOOR 15

16 EXECUTIVE SUMMARY Solution Benefit Phase Category Responsibility Outfield Second Floor Issue 1: Mold growth and water damage was observed at various location on ceiling and wall surfaces Repairs Remove mold growth to provide a healthier indoor environment. Replace damaged ceiling material and investigate for any sources of water leak A/E Safety Government Issue 2: Existing restroom facilities are oversized to serve the capacity and typical use of the outfield Fan Experiences Provide for additional activities and experiences 2016 Program Lamigo to draw more fans to the outfield areas. Reclaim Areas Reclaim some of the restroom areas for 2016 Program Lamigo other uses such as concessions, concourse, team store(s). Issue 3: No permanent concessions or team stores are provided New Concessions/Team Store(s) Reclaim extra corridor space, restroom space, or lobby space to build out permanent concessions and retail areas Program Lamigo Issue 4: Bridges that connect the infield to the outfield provide very limited access 360 Degree Concourse Provides a wider bridge element to match up with the existing outfield and infield concourse widths for better circulation. Provides an uninterrupted connection between infield and outfield areas promoting fan activity throughout the entire ballpark Program Lamigo OUTFIELD SECOND FLOOR 16

17 EXISTING CONDITIONS SUMMARY The third floor has a limited footprint with extended vertical circulation from the second floor and storage areas making up approximately 8,600 square feet (800 square metres) of space. The layout is symmetrical at both east and west ends of the building. Each half includes an extension of the two grand stairs and elevator from the second floor and connect to a smaller third floor lobby space with large windows on the northeast/northwest walls (1). The lobbies provide access to the upper tier of the seating bowl via two tunnels at each lobby. Adjacent to the lobby area is a storage area where the field light poles penetrate through the structure above and additional water tanks are located (2). The floor is exposed concrete. The walls have a painted finish and the ceiling is an exposed fireproofed steel structural system. The field light penetration through the seating bowl above is not sufficiently water-proofed or sealed (3), allowing outside rainwater to come into the space. The location of the light poles and water tanks make the spaces unusable for any other function. The remaining finished areas appear to be in good condition. 1 OUTFIELD THIRD FLOOR

18 PROPOSED IMPROVEMENTS SUMMARY The third floor lobbies would make it a good location for a visitor team store as well as access points for visitor seating at the upper portions of the seating bowl. Doing this would allow for the seats with the best views closest to the field to be reserved for the Lamigo fans. Removing and relocating the water tanks and field light pole would allow these spaces to be used for additional program elements. The penetration into the seating bowl caused by the field light pole should be sealed and flashed accordingly to prevent any water leakage. Additional program elements could include storage spaces, concession spaces or empty shell space that the team can use as needed in the future. EXECUTIVE SUMMARY Solution Benefit Phase Category Responsibility Outfield Third Floor Issue 1: Field light poles penetrate through the seating bowl structure above encouraging water leaks Relocate Field Lights Relocating the field lights to the exterior of the outfield grandstand will allow for the penetrations to be patched and repairs to prevent water leaks A/E Government Issue 2: Field light poles and water tanks take up space that cannot be utilized by the fans or team Relocate Field Lights Relocating field light will allow for the space 2016 Program Government to be used for revenue producing functions such as storage, retail or concessions. Remove Water Tanks Removing the water tanks will allow for the space to be used for revenue producing functions such as storage, retail or concessions Program Lamigo OUTFIELD THIRD FLOOR 18

19 EXISTING CONDITIONS SUMMARY The Outfield Stadium grandstand was constructed in The seating bowl contains all the stadium seats and seating circulation. During the three games that JPR attended in the stadium, the right field area was utilized by the visiting team fans and the left field area was strictly used for firework displays. Since being built, the capacity of the seating area (approximately 4,000 seats) has rarely been met. According to the team, this outfield seating bowl is under-utilized, hard to access, and there is very little interest by fans to sit out in that seating area. TUNNELS STAIRS MISSING TUNNELS 1 SEATING BOWL Seating Bowl Access There are a total of eight tunnels that provide access to the seating areas (1). Four of these access points extend from the outfield second floor and exit out to the seating area closer to center field. The other four access the upper level seating from the outfield third floor. There are two access points from the infield seating bowl on either end of the structures (2). These pedestrian access points are elevated bridges that are approximately 4 feet wide. On either end of these bridges there are security gates preventing movement from the infield seating area to the outfield. The lowest aisle of the seating bowl is very narrow and drops down a few feet to an equally narrow drainage trench (3) without any intermediate steps. It was noted that two stairway sections at the outer edges of the upper seating bowl, shown on the construction drawings, had not been installed. 2 The bridge does not have an appropriate landing area on either side to allow for heavy crowd circulation. The drainage trench at the bottom of the seating bowl creates a hazardous condition for fans and is a difficult path to navigate. In general, it appears that the condition of the concrete throughout the seating bowl was in fairly good condition with few areas of cracking. 3 19

20 EXISTING CONDITIONS SUMMARY However, it was noted during the stadium evaluation and during the games that there are significant variations in the heights of the steps and terraces throughout the entire outfield seating bowl (4). Sections of steps where both the tread and riser vary in sizes create potential tripping hazards. In addition, the individual terraces to which the seats are attached vary in heights ranging from 12 to 18. Per the original construction plans, both the terraces and steps were to be installed at uniform heights. The cross slope along the walkway varied greatly with some areas exceeding a 2% maximum cross slope that is recommended for safe pedestrian circulation. The missing stairways at the upper edge of the seating bowl (1) would have provided additional access to the upper section of seats in both the left and right field sections. Not having this access creates extremely long sections of seating where access is only available at the far end. Outfield Stadium Seating The individual seat widths are consistent throughout the outfield seating bowl. The outfield stadium was constructed around two of the existing outfield light posts, which currently penetrate the concrete and steel structure. Some of the seat sections to not line up properly with the steps or at the various angles of the seating bowl (5) due to fixed width of every seat. Several seats were installed behind the field light posts and the views to the field and baseball game are significantly obstructed (6). 4 5 SEATING BOWL 6 20

21 PROPOSED IMPROVEMENTS SUMMARY The seating bowl will benefit from a major renovation that includes multiple elements to help draw more fans to the outfield and enhance the overall fan experience. One of the most popular features of the infield grandstand are the two main stages above each dugout (1). These are prime areas for entertainment with the LamiGirls performances and visuals (2) that engage the crowd and also contain the highest priced seats in the stadium. Adding these stages to the outfield seating bowl would encourage the same activity in the currently isolated area. SEATING BOWL The baseball culture in Taiwan makes a point to separate visitor team fans from home team fans. This is different than the culture in the United States which mixes fans of both teams together throughout the stadium. Because of this, an additional level of complexity must be taken into consideration when renovating the outfield seating bowl. The upper tier of the seating bowl would be the most appropriate location for visiting fans. This will still allow an unobstructed view of the game, while separating them from the home team fans who can enjoy a closer relationship to the field and performance stages. Accommodations should be made to locate the proposed inflatable that is currently planned to be part of the upcoming Taiwan festival. This should be located preferably on a raised platform that will not take up too much seating area or obstruct views to the field. Seating Bowl Access The issue of the two small bridges connecting the infield grandstand to the outfield grandstand should be addressed by removing and providing a larger bridge that would provide a 360 degree concourse to connect to the interior outfield concourse. The design of the stepped tiers at the concourse level seating bowl area does not allow for an easy outside connection without

22 PROPOSED IMPROVEMENTS SUMMARY some major revisions to the structural system. The proposed bridge (3) should be as wide as the existing concourses to allow for better pedestrian flow. The faulty construction of the stepped portions of the seating bowl need to be addressed to maximize fan comfort and minimize risk of injury. The issue of long rows of seats without easy access points to an aisle can be addressed by either removing some seats to allow for additional aisles or the preferred method of replacing the seats with new seating with varying widths to create even aisle spacing (4). It is typical in American stadiums that the seat widths vary from 19 to 22 to ensure that there is proper spacing between access aisles and stairs. The aisle steps should be demolished and re-built to ensure consistent heights, widths and minimal slopes. Tiers with steep slopes that are not converted to larger group areas should also be demolished and re-built to a 2% maximum cross slope. The bottom tier of the seating bowl should be extended to eliminate the large step down to the drainage trench. The seating bowl can also be extended further to the outfield wall to allow for better circulation, the addition of stages and visual effects, and provide shelter for the renovated spaces at field level. Outfield Stadium Seating The outfield seating bowl can benefit from a variety of seating choices, as opposed to the single type of seat that is available currently. This can include individual seats or platforms for small group areas (5). The small group areas can be created by combining 2 or 3 tiers into one flat surface. These can contain freestanding furniture, fixed seating and counter/ table space for small parties. Some options for individual seating zones can include luxury box seats with drink rail (6) or 4Topps units SEATING BOWL 22

23 ADDITIONAL FIGURES that includes a set of 4 swivel chairs with a shared half round table (7). Depending on the structural capacity of the existing structure, some level of lawn seating (8) would be an attractive addition to provide yet another type of family-oriented seating. The field light poles should be relocated to the outside of the outfield grandstand so that seats can be added and blocked views can be restored. SEATING BOWL

24 EXECUTIVE SUMMARY Solution Benefit Phase Category Responsibility Seating Bowl Issue 1: Oufield seating bowl seats remain mostly empty during Lamigo games Performance Stages Replicating the infield performance stages 2016 Program Government in the outfield will bring the similar entertainment and help connect the two sides of the stadium. Seating in front of the stages can be sold for higher price points. Visitor Seating Designating a specific area at the upper 2016 Program Government seating bowl will limit visitor fan access to areas reserved for Lamigo fans. Festival Inflatable Provides a space to showcase the large 2016 Program Government inflatable from the upcoming festival. Outdoor Suites Provides an outdoor seating area that 2016 Program Lamigo accommodates small groups which is not currently available anywhere else in the stadium. These areas can be sold as a package to increase revenue and promote additional fans to circulate to the outfield. Incorporates 4Topp seating and high top tables for a unique experience. 4Topp Seating These areas can be sold as a package to 2016 Program Lamigo increase revenue and promote additional fans to circulate to the outfield. Can be incorporated as stand-alone seating or as part of larger group areas. Can be sold as a higher ticket price due to the swivel chair features, more space and table surface provided. Grass Seating Incorporates a new seating type that is currently 2016 Program L:amigo not found at the stadium. Provides a family friendly seating zone encouraging families to attend games. Luxury Box Seats Provides an upscale seating type that can be sold at a higher ticket price. Incorporates a new padded or mesh seating type that is currently not found at the stadium. Can incorporate a drink rail that will make the seats more attractive to purchase Program Lamigo SEATING BOWL 24

25 EXECUTIVE SUMMARY - cont. Solution Benefit Phase Category Responsibility Issue 2: Fan access to and within the outfield seating bowl is very inefficient, limited and hazardous to safety Re-route Bridges Provides a better location for the concourse to continue uninterrupted throughout the entire stadium environment Program Lamigo Add Stair Aisles Provides a better access for fans that are seating at the end of very long rows of seating, making those seats more attractive and minimizes disruption for other fans in the row. Re-Build Aisle Stairs Rebuilding the stairs that have inconsistent heights and slopes will make the it safer for fans to travel to each row of seats. Re-Build Tiers Rebuilding Tiers that have slopes higher than 2 percent will make it safer for fans to travel across the seating bowl. Extend Lower Walkway to Outfield Wall Bridges across existing drainage trench to provide additional space for activity zones, seating areas and a larger, safer walkway. Provides shelter to for proposed first floor spaces below A/E Government 2016 Safety Government 2016 Safety Lamigo 2016 Program Safety Lamigo Issue 3: There is a need to incorporate the large inflatable that will be part of the upcoming festival Provide Location for Provides a location to display the inflatable 2016 Program Government Inflatable that will not obstruct views to the field for fans. Issue 4: Field light poles penetrate the seating bowl and obstruct views for a number of seats Relocate Field Lights Remove the field light obstruction so that seats can be sold with unobstructed views. Prior to relocation of lights conduct an existing light level analaysis to assist in locating the new light pole and lighting configuration Program Government SEATING BOWL 25

26 EXISTING CONDITIONS SUMMARY The area outside of the outfield seating bowl includes two large entrances into the building with stairs and ADA ramps, a meandering walking path, a grand stairway entrance in the area of center field, a park with baseball and softball fields, basketball courts, parking lots, and landscaping. Circulation The pedestrian circulation around the outside of the outfield seating bowl consists of a meandering 10 feet wide walkway that provides 360 degree access around the outside of the stadium (1). The walkway is in moderate condition with several areas of either crumbling pavement or patches that need repair. There are three main entrances into the outfield stadium. The two main entrances (2) located on either end of the building are large but under utilized due to the limited use of the outfield seating. They are fairly remote from large parking lots on the opposite side of the stadium main entrance; are not in close proximity to adjacent land uses such as residential or commercial development that would encourage spectators to enter from this side of the stadium. The third entrance is located at the midpoint of the outfield stadium. This entrance consists of a large, grand stairway with access to a plaza at the top where there are doors on either end of the plaza to access either the right or left field seating area. The stairs were constructed with all of the stair treads and risers at consistent dimensions except for the top step. The riser at the top is only 2 in height while the other stairs have a uniform height of 6. This can pose an issue related to potential tripping while ascending or descending the top part of the stairway (3). The doors on either end of the upper plaza appear to not be adequate to handle the potential numbers of spectators entering and exiting the outfield facility if STADIUM EXTERIOR 26

27 EXISTING CONDITIONS SUMMARY this were to be opened up to be a prominent entry point. In addition, ADA access into the stadium at this location does not exist from the stairway and also in the plaza area between both doors due to the 6 threshold below the door entrances (4). Due to the lack of fencing and security around the center entrance, the general public has free access to some of the stadium s pyrotechnic equipment located along the wall in the plaza area. Open Space / Park Space Adjacent to the outfield stadium is a large park that includes baseball and softball fields, parking for park visitors, large plaza spaces, restrooms, basketball courts, etc. Per discussions, all park spaces excluding the baseball stadium are owned and maintained by the stadium. The baseball field is heavily used by a local baseball league (5). A large plaza/gathering space is located at the northeast corner of the baseball stadium property. This plaza is used for outside vendors and events. It appeared to be under utilized by the general public and spectators prior to games (6). There was a significant amount of green space around the stadium. Newly planted medians were attractive and well maintained. The landscaping around the entire stadium looked tired and in need of some significant maintenance. A significant amount of weeds were thriving. Drainage A gutter / drainage system was installed along the outside perimeter of the stadium. This perforated gutter is placed over a concrete trench drain which connects to a larger drainage system located further away from the building. It was noted that the grades around the outfield stadium sloped toward the stadium building and towards the perimeter gutter. However, most of the grades prior to this gutter system have subsided and do not allow potential storm water to flow directly into the gutter and trench STADIUM EXTERIOR 27

28 EXISTING CONDITIONS SUMMARY system (7). It appears in several areas that the sub grade consists of large debris and rocks which have allowed the top soil to subside. Exterior Stadium Electrical Infrastructure Two of the four outfield light towers are located outside of the stadium. Ladders to these light poles are unprotected and could be easily accessed (8). Adjacent to these light poles are larger electrical transformers surrounded by a chain link fence with a locked gate. Wires were observed at both transformer locations extending from these structures to the outfield building and laying on the ground exposed to the general public (9). 7 STADIUM EXTERIOR

29 PROPOSED IMPROVEMENTS SUMMARY The Stadium exterior and surrounding site is in need of site, safety and aesthetic improvements. Incorporating the following recommended modifications will further enhance the stadium s street appeal and encourage use of the site beyond game nights. Public Circulation Based on the stadium evaluation, there are several areas that will need to be analyzed to determine the best approach to ensure that International Accessible Design requirements are achieved. These areas include access points into the outfield stadium, doorways to the centerfield plaza, and the exterior pathways. 1 STADIUM EXTERIOR Portions of the perimeter sidewalk need to be removed and replaced to provide an even and smooth surface. The existing walkway outside of the right field portion of the seating bowl directs pedestrians away from the stadium entrances and towards the northeast plaza. A connecting walkway adjacent to the right field building entrance stairway and ramp should be installed to provide a direct connection to the proposed ticketing booth and future restaurant. Attract pedestrians to the stadium area throughout the year by providing opportunities for public engagement, exercise, and to interact with planned events (1). Providing activities and an engaging exterior space outside of the stadium will help to further develop the stadium as a destination space, increase pedestrian usage and attendance, and may encourage redevelopment around the immediate area of the stadium. Children s Fun Zone A current trend in baseball field development if to provide entertainment for members of the family that may not be interested in attending baseball games. One of the opportunities that will provide an entertainment value and is

30 PROPOSED IMPROVEMENTS SUMMARY an additional revenue source is a Children s Inflatable Fun Zone (2, 3). This exterior area could include both inflatable equipment as well as a traditional play structure. The potential location for this stadium improvement is between the third base infield seating area and left field seating bowl. Careful attention to the placement of such improvements will be required since the main access to the field from outside of the stadium is in this location. This fun zone area would be accessed from within the stadium and should be separated from the outside public areas by an 8 foot (2.43 metres) ornamental security fence. This fence would allow visibility from outside the stadium towards the inflatable area. Centerfield plaza When the full 360 degree concourse is fully implemented in the outfield stadium the plaza in centerfield will need to be utilized. Currently the plaza can be accessed from outside of the stadium since there are no fences or gates to prevent pedestrians from going up the steps and getting to the plaza. Prior to the concourse being fully open for those attending games such security fencing and possible access gates should be installed. To make the top plaza, stairs and lower area usable spaces and to provide for vending areas it is recommended that a performance area at the bottom of the stairs be constructed to provide opportunities for outdoor activities and events before, during and after the games (4). Improved Lighting Improvements to the lighting within the exterior space is recommended to provide for both security and enhance aesthetics. The artistic metal exterior facade of the outfield stadium is prime for creative lighting displays to enhance the building articulation, thereby increasing the street appeal of the stadium (5). This facade faces the housing development currently under STADIUM EXTERIOR 30

31 PROPOSED IMPROVEMENTS SUMMARY construction to the north. Permanent Ticketing Entrance - Right Field Entrance Friday and Saturday nights are typically the most attended games. During these nights a temporary ticketing booth is set up at the bottom of the plaza stairway located on the first base side of the infield stadium. It is the desire of the team to construct a permanent ticketing area in this location. This stadium entrance could include new ticketing booths, permanent entry signage and security gates (7, 8). At the top of the stairs a possible direct connection to the proposed 360 degree concourse access bridge and field overlook area could be provided. 7 STADIUM EXTERIOR Grading and Drainage Improvements As noted in this evaluation, the outfield perimeter grades appear to be sloping towards the building and the soils adjacent to the existing drainage trench and gutters have subsided minimizing the effectiveness of proper drainage. It is recommended that new soil be placed in the area between the sidewalk and the building and graded to provide positive drainage towards the trench. Public Safety Several areas of concern related to public safety were noted in the existing conditions evaluation. Installing additional pedestrian scale lighting along the perimeter sidewalks to eliminate dark areas should be considered. Exposed or above ground wires extending from the electrical transformers to the building should be buried properly to prevent exposure. In addition, ladders attached to the stadium lights should be properly secured and gated off to minimize access 8 31

32 EXECUTIVE SUMMARY Solution Benefit Phase Category Responsibility Stadium Exterior Issue 1: Pedestrian pathway around exterior of outfield seating area is not contiguous and is in need or repair Repairs to Sidewalk Replace broken or damaged sections of 2016 Program Government pavement. Any sections where there is a vertical separation of 1/2 or greater shall be repaired. Extend Path to the Right Extend pathway to provide direct connection 2016 Program Government Field Entrance to the right field entrance and ticketing area. Ensure that all walkways meet handicap accessibility requirements Conduct a thorough review of handicap accessibility all pathways, connections to buildings and facilities and make necessary alterations Program Government Issue 2: Handicap Accessibility along Pathway and at Building Entrances Ensure that all pathways Eliminates potential barriers of those with 2016 Program Government and building entrances disabilities and enhances the fan experience. meet Handicap Accessibility Guidelines Replace step from door threshold at center field plaza with ramp Eliminate potential barrier of those with disabilities. Provides for an level pathway for fans as they travel through the complete 360 degree concourse. Will allow for ease of moving merchandise, vending, and maintenance equipment along complete 360 degree concourse Program Government STADIUM EXTERIOR Issue 3: Exterior area adjacent to outfield stadium need additional security and pedestrian safety Install security fencing Installing fencing and creating a secure 2016 Program Government with ticketing gates at plaza space utilized before and after games center field entry steps will encourage use of this space. Creation of a performance stage and gathering space during pre and post-game programming. Security fencing will minimize possible vandalism to pyrotechnic equipment. Fencing will minimize potential illegal access into the builidng. Bury all existing exposed electrical wires Eliminate potential injury from live electrical wiring. Prevents damage to existing electrical services to and from the existing transformers and scoreboards. Cleans up appearance of the exterior space Program Government 32

33 EXECUTIVE SUMMARY - cont. Solution Benefit Phase Category Responsibility Install security gate Eliminates easy access to the field light pole 2016 Program Government system at base of ladder ladder on field lights. Secure field light grounding wires into ground Issue 4: Site grading and drainage need repair Improve site grading and drainage along perimeter of outfield stadium Removes connection of grounding wire from adjacent electrical transformer perimeter fencing. Properly grounds field lights system and minimizes possible electrical hazard. Importing soil to fill in voids from subsurface material and regrading to provide positive drainage into existing drainage structure will minimize potential water infiltration into building. Allows for storm water to directly enter perimeter drainage system and minimizes potential for ponding water. Issue 5: Exterior spaces and entrances are under-utilized Attract visitors and fans to the site by providing activities and opportunities for public engagement through entire year. Encourages use of site and surrounding park on days other than just game days. Attracts potential fans to the game. Increases marketing opportunities throughout entire year. Enhances the destination attraction to this area. Increases potential for surrounding land use development. Encourages additional use of park amenities Program Government 2016 Program Government 2016 Program Government STADIUM EXTERIOR Construct water splash pad and plaza improvements at northeast corner of stadium site. Increases visual attraction from land development to the north of the stadium through water activity and lighting. Increases use of plaza throughout entire year. Adds destination attraction to the site. Splash pad would be a recirculating water system to conserve water usage. Plaza design should encourage multi-use activities Program Government Add exterior building facade lighting and exterior site lighting Lighting accent to existing building facade will enhance building architecture. Enhance perimeter pedestrian security lighting will increase site lighting and eliminate darks areas around stadium. Encourages pedestrian use of exterior site during night hours Program Government 33

34 EXECUTIVE SUMMARY - cont. Solution Benefit Phase Category Responsibility Construct permanent Creates formal gateway into stadium area 2016 Program Government ticketing booth and from the north. gateway at stairway near Creates a permanent look to this portion of Right Field Entrance the stadium. Assists in crowd control and safety. Incorporate an exterior Children s Fun Zone that includes inflatables and play structures. Adds revenue stream by providing alternative activities into stadium programming opportunities. Visibility of Fun Zone from street may encourage addition attendance to games. Potential to open up are during non-game days will provide additional revenue and will encourage additional vistors to the area Program Government STADIUM EXTERIOR Encourage additional land development directly adjacent to stadium. Increases additional use and attendance to the stadium and surrounding park. Increases revenue stream. Encourages symbiotic relationships between public and private development Program Government Refresh landscaping around stadium and improve landscape maintenance Increase street appeal of stadium site. Stadium site would match newly installed landscaping along adjacent roads. Will encourage potential mixed use development within and adjacent to the stadium Program Government 34